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25100 Sandhill Blvd Unit G204
C Composite 58.01
Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

  • Cash flow +16.4/30.0
  • ARV discount +15.0/15.0
  • 1% rule +7.2/10.0
  • Schools +5.5/10.0
  • DSCR +5.1/10.0
  • Condition / age +3.8/5.0
  • Livability +3.2/5.0
  • Rent growth +1.9/5.0
  • Appreciation +0.0/10.0

$140,000

25100 Sandhill Blvd Unit G204 · Port Charlotte, FL 33983
2 bd · 2.0 ba · 860 sqft · Condo · 85 Days on market
Built 1987 Good condition $163/sqft · 17% below area Est $168k · 17% under $300/mo HOA · 18% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

2nd Floor, Turnkey Furnished 2 Bedroom 2 Bath Lake view Condo in Deep Creek Gardens. Open & Spacious Condo is beautifully decorated with Upgraded Cabinets in Kitchen & Baths. NEW AC installed in 2016 will keep you cool. NEW Anderson Silverline Windows installed 2016. Too many upgrades to mention here, see list attached. Enjoy the Peaceful Lake View from your Screened Lanai Balcony, Living room, Dining area, Kitchen, and Master Bedroom. Screened Lanai Balcony with water views is perfect for outdoor meals and entertaining. Includes easy to use, accordion style Hurricane Shutters. All Appliances included with Washer Dryer. One of the few communities that can boast low HOA fees, only $202 monthly! Plus plenty of reserves. Maintenance free condo includes: water, sewer, garbage and use of recreational facilities such as heated community pool, tennis/pickleball court, bocce court, shuffleboard, horseshoes, putting green, outdoor grill and clubhouse with social activities. Also a nice place to walk or bike. Great location close to Golf, Shopping, Restaurants, Beaches, Parks, Boat ramps, Medical facilities, Punta Gorda airport, and I75. Just a short drive to historic downtown Punta Gorda's attractions: Fishermans Village, Laishley Park Marina, Parks, Art galleries & Museums. Pet friendly community allows owners to have 1 small pet. Hurry this one won't last long!

Key facts

  • Turn key furnished
  • Walk in closets
  • In unit laundry

Tags

TURN KEY FURNISHEDBRIGHT OPEN FLOOR PLANWELL EQUIPPED KITCHENIN UNIT LAUNDRYWALK IN CLOSETSPRIVATE PRIMARY SUITE

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath condo listed at $140k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $80 ($957/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $140k).
  • Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
  • Cap rate 7.0% vs local median 3.9% in Port Charlotte — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

  • Location reads 65/100 on livability (#655 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
  • Charlotte (suburban): math 54% / reading 54% proficiency, ranked #22 of 73 in FL (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
  • Zoned schools: Deep Creek Elementary School (math 64% / reading 68%, grade B+, #492 of 2,144 statewide, top 23%, 835 students, 47% FRL); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
  • Market conditions: Rents soft (-2.6%/yr); 621 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
  • Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

  • It's been on market 85 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
  • 4 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
  • Current owner paid $113k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

  • Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

  1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
  2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
  4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
  7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
  8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
  9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

1% rule
1.22%
Cap rate
6.98%
Cash-on-cash
2.44%
DSCR
1.11
GRM
6.8

CMA / ARV

ARV (median comp)
$168,332
List price
$140,000
Delta
-16.83%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
25100 Sandhill Blvd Unit C202 0.12mi 2/2.0 860 (0%) 1mo $113,000 $131 94
25225 Rampart Blvd #1702 1.12mi 2/2.0 886 (+3%) 0mo $127,000 $143 60
25275 Rampart Blvd #1404 1.25mi 2/2.0 886 (+3%) 0mo $130,000 $147 60
25225 Rampart Blvd #1604 1.12mi 2/2.0 886 (+3%) 1mo $127,000 $143 59
25275 Rampart Blvd #1504 1.25mi 2/2.0 886 (+3%) 1mo $130,000 $147 59
2100 Kings Hwy #94 1.39mi 2/2.0 893 (+4%) 1mo $115,000 $129 57
2020 Willow Hammock Cir #304 1.27mi 2/2.0 924 (+7%) 0mo $179,900 $195 52
2061 Willow Hammock Cir #205 1.37mi 2/2.0 924 (+7%) 0mo $129,900 $141 52
2061 Willow Hammock Cir #104 1.37mi 2/2.0 924 (+7%) 1mo $134,000 $145 52
1000 Kings Hwy #279 0.98mi 2/2.0 960 (+12%) 0mo $110,000 $115 46
1999 Kings Hwy Unit 134B 1.40mi 2/1.0 780 (-9%) 0mo $62,500 $80 45
2060 Willow Hammock Cir #302 1.38mi 2/2.0 996 (+16%) 1mo $160,000 $161 39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold
IRR
-16.7%
Equity multiple
0.43×
Total profit
$-22,394
Equity at exit
$20,874
10-year hold
IRR
-17.8%
Equity multiple
0.20×
Total profit
$-31,421
Equity at exit
$12,105

Cash invested: $39,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

Overall (STATE)
87 Strongly Landlord-Friendly
State Florida
87 Strongly Landlord-Friendly · R+3
County
— inherits STATE
City
— inherits STATE
3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Active competition Active MLS

For sale now
2 active
Median asking
$149,400 ($174/sqft)
Median days on market
264 d
This list price
lowest-priced of the active set
ARV vs active asking
+12.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33983

Home prices YoY
-5.1%
Rents YoY
-2.6%
Active inventory
621
Price-to-rent
6.8×

Monthly cashflow live

Estimated rent
$1,705 high interval (Pro) →
Mortgage (P&I)
$734
Tax est. 1.5%
$175 /mo · $2,100/yr
Insurance
$58
HOA
$300
Vacancy / Maint / Mgmt
$358
Net cashflow
$80

Break-even live

Break-even rent $1,604
Max offer price $140,000
Occupancy floor 90%

Sensitivity live

Price -10% $177 -5% $128 +0% $80 +5% $31 +10% $-17
Rent -10% $-55 -5% $12 +0% $80 +5% $147 +10% $214
Rate -1.0pp $150 -0.5pp $115 base $80 +0.5pp $43 +1.0pp $7

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

Down payment
$35,000
Closing costs
$4,200
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 18 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
25100 Sandhill Blvd Port Charlotte, FL 2.0 2.0 860 $1,788 $2.08 70d 2 0.01mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL 2.0 2.0 900 $1,500 $1.67 70d 1 0.05mi
1499 Capricorn Blvd Port Charlotte, FL 2.0 2.0 980 $1,495 $1.53 70d 1 0.92mi
24150 Beatrix Blvd Port Charlotte, FL 3.0 1.0–2.0 866 $1,735 $2.00 62d 42 0.98mi
24151 Beatrix Blvd Port Charlotte, FL 3.0 1.0–2.0 990 $1,955 $1.97 62d 28 1.01mi
26156 Explorer Rd Punta Gorda, FL 2.0–3.0 2.0 1032 $1,450 $1.41 62d 1 1.10mi
26201 Explorer Rd Unit 5 Port Charlotte, FL 2.0 1.5 850 $1,350 $1.59 70d 1 1.11mi
25225 Rampart Blvd Punta Gorda, FL 2.0 2.0 886 $1,925 $2.17 70d 5 1.13mi
26172 Explorer Rd Unit 2 Port Charlotte, FL 2.0 2.0 950 $1,450 $1.53 70d 1 1.14mi
24001 Madaca Ln Port Charlotte, FL 1.0–3.0 1.0–2.0 1179 $1,720 $1.46 62d 26 1.15mi
1200 Loveland Blvd Punta Gorda, FL 1.0–3.0 1.0–2.0 1151 $2,030 $1.76 62d 276 1.23mi
1211 Saxony Cir Unit A-1 Punta Gorda, FL 2.0 2.0 1017 $2,900 $2.85 70d 1 1.24mi
1330 Rio De Janeiro Ave Unit 3 Punta Gorda, FL 2.0 2.0 1017 $1,325 $1.30 70d 1 1.33mi
1350 Rio de Janeiro Ave Unit 6C Punta Gorda, FL 2.0 2.0 1120 $1,499 $1.34 70d 1 1.37mi
1356 Rio de Janeiro Ave #108 Punta Gorda, FL 2.0 2.0 1023 $1,500 $1.47 70d 1 1.38mi
1999 Kings Hwy Port Charlotte, FL 2.0 1.0–2.0 906 $1,800 $1.99 70d 2 1.39mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL 2.0 2.0 924 $1,600 $1.73 70d 1 1.41mi
1408 Rio De Janeiro Ave Punta Gorda, FL 2.0–3.0 2.0 1078 $1,575 $1.46 62d 6 1.48mi

Property features AI

Finance

Other
Association contact / name listedTurnkey furnished
Financial info
Total monthly fees $300; total annual fees $3,600Lease restrictions apply
HOA & community
Monthly condo/association fee $300 (includes pool, sewer, water, trash, management, maintenance structure and grounds, insurance, escrow reserves, recreational facilities)Association amenities: clubhouse, pool, tennis courts, pickleball courts, shuffleboard courtsAssociation requires buyer approvalVehicle restrictionsDeed restrictionsSidewalks and community recreation ownedPets allowed with breed, number and size restrictions (max pet weight approx. 25 lbs)

Exterior

Parking
Assigned parkingGuest parkingOff-street parking
Security
Smoke detector(s)
Utilities
Public waterPublic sewerElectricity connectedCable availableBB/HS internet availablePhone availableSewer connectedWater connected
Home design
Residential condominiumOne story (single level)Second floor unitWest-facing
Construction
Block and stucco constructionShingle roofSlab foundationCompleted conditionBuilt as part of building G
Exterior features
Covered, enclosed and screened rear porchSliding doorsHurricane shuttersExterior lightingRain guttersSidewalkMature landscapingPond waterfront with lake view (approx. 25 feet frontage)Paved road

Interior

Kitchen
DishwasherDisposalMicrowaveRangeRefrigerator
Bedrooms
2 bedrooms
Flooring
CarpetCeramic tile
Bathrooms
2 full bathrooms
Heating & cooling
Central heating (electric)Central air conditioning
Interior features
Ceiling fansOpen floorplanSplit bedroom layoutThermostatSmoke detector(s)
Laundry & utility
Inside laundry in a laundry closetWasherDryerInside utility room

HOA detail $300/mo · $3,600/yr condo

Likely covers
watersewertrashpool
Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-08-08
    days on market $140,000 Active 85 DOM
  2. 2026-08-07
    days on market $140,000 Active 84 DOM
  3. 2026-08-06
    days on market $140,000 Active 83 DOM
  4. 2026-08-05
    days on market $140,000 Active 82 DOM
  5. 2026-08-04
    days on market $140,000 Active 81 DOM
  6. 2026-08-03
    days on market $140,000 Active 80 DOM
  7. 2026-08-01
    days on market $140,000 Active 77 DOM
  8. 2026-07-29
    days on market $140,000 Active 75 DOM
  9. 2026-07-27
    days on market $140,000 Active 73 DOM
  10. 2026-07-25
    days on market $140,000 Active 71 DOM
  11. 2026-07-24
    days on market $140,000 Active 70 DOM
  12. 2026-07-23
    days on market $140,000 Active 69 DOM
  13. 2026-07-22
    days on market $140,000 Active 68 DOM
  14. 2026-07-21
    days on market $140,000 Active 67 DOM
  15. 2026-07-18
    days on market $140,000 Active 64 DOM
  16. 2026-07-16
    days on market $140,000 Active 62 DOM
  17. 2026-07-16
    days on market $140,000 Active 61 DOM
  18. 2026-07-14
    pricedays on market $140,000 Active 60 DOM
  19. 2026-07-13
    days on market $145,000 Active 59 DOM
  20. 2026-07-12
    days on market $145,000 Active 58 DOM
  21. 2026-07-11
    days on market $145,000 Active 57 DOM
  22. 2026-07-09
    days on market $145,000 Active 55 DOM
  23. 2026-07-08
    days on market $145,000 Active 54 DOM
  24. 2026-07-07
    days on market $145,000 Active 53 DOM
  25. 2026-07-06
    days on market $145,000 Active 52 DOM
  26. 2026-07-06
    days on market $145,000 Active 51 DOM
  27. 2026-07-04
    days on market $145,000 Active 50 DOM
  28. 2026-07-03
    days on market $145,000 Active 49 DOM
  29. 2026-07-02
    days on market $145,000 Active 48 DOM
  30. 2026-07-01
    days on market $145,000 Active 47 DOM
  31. 2026-06-30
    days on market $145,000 Active 46 DOM
  32. 2026-06-29
    days on market $145,000 Active 45 DOM
  33. 2026-06-28
    days on market $145,000 Active 44 DOM
  34. 2026-06-28
    days on market $145,000 Active 43 DOM
  35. 2026-06-27
    days on market $145,000 Active 42 DOM
  36. 2026-06-25
    days on market $145,000 Active 40 DOM
  37. 2026-06-23
    days on market $145,000 Active 38 DOM
  38. 2026-06-22
    days on market $145,000 Active 37 DOM
  39. 2026-06-18
    days on market $145,000 Active 34 DOM
  40. 2026-06-17
    days on market $145,000 Active 33 DOM
  41. 2026-06-16
    days on market $145,000 Active 32 DOM
  42. 2026-06-15
    days on market $145,000 Active 31 DOM
  43. 2026-06-14
    days on market $145,000 Active 29 DOM
  44. 2026-06-13
    days on market $145,000 Active 28 DOM
  45. 2026-06-10
    days on market $145,000 Active 26 DOM
  46. 2026-06-09
    days on market $145,000 Active 25 DOM
  47. 2026-06-08
    days on market $145,000 Active 24 DOM
  48. 2026-06-07
    days on market $145,000 Active 23 DOM
  49. 2026-06-05
    days on market $145,000 Active 20 DOM
  50. 2026-06-03
    days on market $145,000 Active 19 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

  • 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
  • 🔥 Wildfire 4/10 Moderate
  • 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
  • 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
  • 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$20,465
− Mortgage interest
−$7,842
− Property taxes
−$2,100
− Insurance
−$700
− Repairs & maintenance
−$1,637
− Management
−$1,637
− HOA
−$3,600
− Depreciation
−$4,073
Taxable loss
−$1,125
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$270
After-tax cash flow
$1,227/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 75/100 None rehab

This well-maintained second-floor condo in Deep Creek Gardens is move-in ready with recent updates and a peaceful lake view.

Value-add opportunities

  • Both landscaping improvements — enhances curb appeal and resale value
  • Both painting interior walls — fresh paint improves aesthetics and value
  • Both upgrading window treatments — enhances curb appeal and resale value
D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Deep Creek Elementary School B+ FL #492/2,144 Nat'l #4,921/41,679 Middle Punta Gorda Middle School C+ FL #209/571 Nat'l #2,873/14,009 High Charlotte High School D- FL #228/667 Nat'l #6,809/17,239

Schools (NCES district)

District
Charlotte
NCES district ID
1200240
Math proficiency
54% ▼ -6.00%
Reading proficiency
54% ▼ -1.00%
Median HH income
$44,864
Composite
45.62/100
National rank
#2586
State rank
#22 of 73 in FL
C Composite livability gradescore 65/100

Livability — Port Charlotte

Score
65/100
State rank
#655
US rank
#13081

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D Housing A+ Health & safety D- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

County
Charlotte County · 198,646 people
City population
102,180
Metro
Punta Gorda, FL
Population (ZIP)
18,471
Household income
$71,856
Rent vs Own
20.3% rent · 79.7% own
Severe rent burden
19% of renters

Population outlook (Charlotte County) Hauer SSP2

Today (2025)
198,646 people
By 2030
210,507 · +6.0%
By 2040
230,857 · +16.2%
By 2050
247,148 · +24.4%
By 2075
281,777 · +41.8%
By 2100
293,609 · +47.8%

Race, ethnicity, and origin ACS 2023

Neighborhood character
Predominantly White (78%)
Race & ethnicity
White 78% Hispanic / Latino 9% Black 9% Two or more races 6% Asian 1%
Hispanic origin (detail)
Puerto Rican 3% Cuban 2%
Common ancestry
Romanian 4% Lithuanian 3% Italian 2%
Foreign-born
11% · Canada, Jamaica
Languages at home
92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Charlotte

2024 margin
Solid R (+34.0) · D 32.7% · R 66.7%
2008→2024 swing
-26.7pp toward R · 2008: -7.2pp · 2024: -34.0pp
All cycles
2024: R+34.0 2020: R+26.6 2016: R+27.8 2012: R+14.3 2008: R+7.2

Not yet ingested

Civics

Price history

+87.1% since first listed
9 events — show timeline
  • 2026-05-15 Listed $145,000 Stellar MLS as Distributed by MLS Grid
  • 2020-11-30 Sold (MLS) $113,000 Stellar MLS as Distributed by MLS Grid
  • 2020-11-10 Pending Stellar MLS as Distributed by MLS Grid
  • 2020-10-23 Price Changed $114,000 Stellar MLS as Distributed by MLS Grid
  • 2020-09-08 Listed $119,900 Stellar MLS as Distributed by MLS Grid
  • 2009-05-15 Sold (MLS) $51,000 Stellar MLS as Distributed by MLS Grid
  • 2009-03-15 Listed $52,900 Stellar MLS as Distributed by MLS Grid
  • 2008-04-02 Listing Removed Stellar MLS as Distributed by MLS Grid
  • 2008-03-05 Listed $77,500 Stellar MLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…