1515 Forrest Nelson Blvd Unit N104 · Port Charlotte, FL 33952

$119,000

2 bd · 2.0 ba · 899 sqft · Condo public records · 194 Days on market

Built 1984 $357/mo HOA · 20% of rent

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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 +25.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You’ll feel safe and secure in this ground floor condo within the desirable 55+ gated community of Oak Forrest. This 2 bedroom 2 bath unit offers an open concept design, which opens to your private screened lanai, that is perfect for entertaining and easy to maintain. New laminate flooring was added to the main living area and carpet to both bedrooms, within the past year. Kitchen has been updated with newer cabinetry and all new stainless appliances. Fresh paint has been applied throughout. Sit back, relax and enjoy the amenities this community has to offer; featuring a clubhouse, 3 pools, BBQ areas with picnic tables, shuffleboard and bocce courts. Beautiful mature landscaping offers plenty of wooded shade. An ideal respite from the hot Florida sun. Conveniently located to shopping, restaurants, and medical services. Even Gulf beaches are only a short drive away.

Key facts

• Gated community
• Clubhouse
• Ground-floor condo

Tags

• GATED COMMUNITY
• GROUND-FLOOR CONDO
• PRIVATE SCREENED LANAI
• THREE SPARKLING POOLS
• CLUBHOUSE
• BBQ AND PICNIC AREAS

Property features AI

Finance

• Other: Unit is unfurnished; Living area about 899 square feet; Universal property ID available; Directions: From US 41/Tamiami Trail, go west on Forrest Nelson Blvd; the community is on the left.
• Financial info: Total monthly fees $357; total annual fees $4,284; Lease restrictions apply
• HOA & community: Has HOA; monthly condo fee $357 (includes common area taxes, pool, escrow reserves, structure and grounds maintenance, management, sewer, trash, water); Association approval required; Association contact: Patricia Wasil, LCAM; Community clubhouse; Community mailbox; Deed restrictions; Community pool; Sidewalks; Senior community (no pets allowed)

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Residential condominium (attached); One level; Faces south
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as part of a multi-story building (2 stories total)
• Exterior features: Paved road access; Sidewalk; Screened porch; Sliding doors

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Screened porch; Sliding doors; 5 total rooms
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.4% 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: schools D+, employment D, amenities 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.
• Market conditions: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 35% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 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 194 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 20% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.50% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.2%
• Equity multiple: 0.64×
• Total profit: $-11,894
• Equity at exit: $17,743

10-year hold

• IRR: -8.0%
• Equity multiple: 0.59×
• Total profit: $-13,556
• Equity at exit: $10,289

Cash invested: $33,320 (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.

Methodology + full state rankings →

ZIP-level market 33952

• Home prices YoY: -4.8%
• Rents YoY: -1.4%
• Active inventory: 707
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$624
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$357
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $194

Break-even live

Break-even rent $1,537

Max offer price $119,000

Occupancy floor 84%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	21d	2	0.09mi
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	13d	8	0.43mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	21d	1	0.83mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	21d	1	1.15mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	21d	1	1.20mi
425 Ricold Ter Port Charlotte, FL	2.0	2.0	912	$1,400	$1.54	21d	1	1.23mi
525 Altoona St NW Port Charlotte, FL	2.0	2.0	1002	$1,750	$1.75	21d	1	1.25mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	21d	1	1.38mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	1.40mi

HOA detail condo

• Monthly dues: $357 · $4,284/yr
• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $119,000 Active 194 DOM
2. 2026-06-18
   price $119,000 Active 193 DOM
3. 2026-06-17
   days on market $128,000 Active 193 DOM
4. 2026-06-16
   days on market $128,000 Active 192 DOM
5. 2026-06-15
   days on market $128,000 Active 191 DOM
6. 2026-06-14
   days on market $128,000 Active 189 DOM
7. 2026-06-13
   days on market $128,000 Active 188 DOM
8. 2026-06-10
   days on market $128,000 Active 186 DOM
9. 2026-06-09
   days on market $128,000 Active 185 DOM
10. 2026-06-08
    days on market $128,000 Active 184 DOM
11. 2026-06-05
    days on market $128,000 Active 180 DOM
12. 2026-06-03
    days on market $128,000 Active 179 DOM
13. 2026-06-02
    days on market $128,000 Active 178 DOM
14. 2026-06-01
    days on market $128,000 Active 177 DOM
15. 2026-05-31
    days on market $128,000 Active 176 DOM
16. 2026-05-30
    days on market $128,000 Active 175 DOM
17. 2026-04-07
    price $128,000
18. 2026-03-03
    price $134,500
19. 2025-12-06
    listed $138,500 Active
20. 2019-09-20
    soldstatus $92,000
21. 2019-09-17
    soldstatus $92,000 Sold 883-char remark

    Show marketing remark (883 chars)

    You’ll feel safe and secure in this ground floor condo within the desirable 55+ gated community of Oak Forrest. This 2 bedroom 2 bath unit offers an open concept design, which opens to your private screened lanai, that is perfect for entertaining and easy to maintain. New laminate flooring was added to the main living area and carpet to both bedrooms, within the past year. Kitchen has been updated with newer cabinetry and all new stainless appliances. Fresh paint has been applied throughout. Sit back, relax and enjoy the amenities this community has to offer; featuring a clubhouse, 3 pools, BBQ areas with picnic tables, shuffleboard and bocce courts. Beautiful mature landscaping offers plenty of wooded shade. An ideal respite from the hot Florida sun. Conveniently located to shopping, restaurants, and medical services. Even Gulf beaches are only a short drive away.

22. 2019-09-04
    status Pending 883-char remark

    Show marketing remark (883 chars)

    You’ll feel safe and secure in this ground floor condo within the desirable 55+ gated community of Oak Forrest. This 2 bedroom 2 bath unit offers an open concept design, which opens to your private screened lanai, that is perfect for entertaining and easy to maintain. New laminate flooring was added to the main living area and carpet to both bedrooms, within the past year. Kitchen has been updated with newer cabinetry and all new stainless appliances. Fresh paint has been applied throughout. Sit back, relax and enjoy the amenities this community has to offer; featuring a clubhouse, 3 pools, BBQ areas with picnic tables, shuffleboard and bocce courts. Beautiful mature landscaping offers plenty of wooded shade. An ideal respite from the hot Florida sun. Conveniently located to shopping, restaurants, and medical services. Even Gulf beaches are only a short drive away.

23. 2019-08-12
    listed $96,900 Active 883-char remark

    Show marketing remark (883 chars)

    You’ll feel safe and secure in this ground floor condo within the desirable 55+ gated community of Oak Forrest. This 2 bedroom 2 bath unit offers an open concept design, which opens to your private screened lanai, that is perfect for entertaining and easy to maintain. New laminate flooring was added to the main living area and carpet to both bedrooms, within the past year. Kitchen has been updated with newer cabinetry and all new stainless appliances. Fresh paint has been applied throughout. Sit back, relax and enjoy the amenities this community has to offer; featuring a clubhouse, 3 pools, BBQ areas with picnic tables, shuffleboard and bocce courts. Beautiful mature landscaping offers plenty of wooded shade. An ideal respite from the hot Florida sun. Conveniently located to shopping, restaurants, and medical services. Even Gulf beaches are only a short drive away.

24. 2018-12-31
    soldstatus $80,000 Sold 1307-char remark

    Show marketing remark (1307 chars)

    MOTIVATED SELLER! WELL SOUGHT AFTER GROUND FLOOR CONDO WITH 2 BEDS 2 BATHS IN THE DESIRABLE AGE RESTRICTED (55 +) GATED COMMUNITY OF OAK FORREST. This home features a large great room with separate areas for dining and living. There is a screened in porch with separate private patio for sunning and garden boxes for planting. The kitchen is nicely equipped with dishwasher and side by side Maytag fridge with auto ice maker and water dispenser. The kitchen counters and cabinets have been updated with tile along with tiled floors in the kitchen and bathroom. The guest room has ample room and is light and bright. The spacious master bedroom has it s own separate bathroom with full size shower with tub and two closets. Rounding out this lovely condo is a full size stack washer in dryer in its on utility closet. Condo is ready for the owner s finishing touches like some paint and flooring. Oak Forrest community offers 3 heated swimming pools, beautifully landscaped grounds, a bocci court, and shuffle board. Don't miss out on this highly desirable ground floor condo! Home is sold "as is; no warranties or repairs" with right to inspect. 7 day inspection periods or shorter please. Past occupants (tenants) smoked, seller is in process of having the condo cleaned of the cigarette smell.

25. 2018-12-31
    soldstatus $80,000

    Show marketing remark (1307 chars)

    MOTIVATED SELLER! WELL SOUGHT AFTER GROUND FLOOR CONDO WITH 2 BEDS 2 BATHS IN THE DESIRABLE AGE RESTRICTED (55 +) GATED COMMUNITY OF OAK FORREST. This home features a large great room with separate areas for dining and living. There is a screened in porch with separate private patio for sunning and garden boxes for planting. The kitchen is nicely equipped with dishwasher and side by side Maytag fridge with auto ice maker and water dispenser. The kitchen counters and cabinets have been updated with tile along with tiled floors in the kitchen and bathroom. The guest room has ample room and is light and bright. The spacious master bedroom has it s own separate bathroom with full size shower with tub and two closets. Rounding out this lovely condo is a full size stack washer in dryer in its on utility closet. Condo is ready for the owner s finishing touches like some paint and flooring. Oak Forrest community offers 3 heated swimming pools, beautifully landscaped grounds, a bocci court, and shuffle board. Don't miss out on this highly desirable ground floor condo! Home is sold "as is; no warranties or repairs" with right to inspect. 7 day inspection periods or shorter please. Past occupants (tenants) smoked, seller is in process of having the condo cleaned of the cigarette smell.

26. 2018-12-07
    status Pending 1307-char remark

    Show marketing remark (1307 chars)

    MOTIVATED SELLER! WELL SOUGHT AFTER GROUND FLOOR CONDO WITH 2 BEDS 2 BATHS IN THE DESIRABLE AGE RESTRICTED (55 +) GATED COMMUNITY OF OAK FORREST. This home features a large great room with separate areas for dining and living. There is a screened in porch with separate private patio for sunning and garden boxes for planting. The kitchen is nicely equipped with dishwasher and side by side Maytag fridge with auto ice maker and water dispenser. The kitchen counters and cabinets have been updated with tile along with tiled floors in the kitchen and bathroom. The guest room has ample room and is light and bright. The spacious master bedroom has it s own separate bathroom with full size shower with tub and two closets. Rounding out this lovely condo is a full size stack washer in dryer in its on utility closet. Condo is ready for the owner s finishing touches like some paint and flooring. Oak Forrest community offers 3 heated swimming pools, beautifully landscaped grounds, a bocci court, and shuffle board. Don't miss out on this highly desirable ground floor condo! Home is sold "as is; no warranties or repairs" with right to inspect. 7 day inspection periods or shorter please. Past occupants (tenants) smoked, seller is in process of having the condo cleaned of the cigarette smell.

27. 2018-12-05
    price $82,900 1307-char remark

    Show marketing remark (1307 chars)

    MOTIVATED SELLER! WELL SOUGHT AFTER GROUND FLOOR CONDO WITH 2 BEDS 2 BATHS IN THE DESIRABLE AGE RESTRICTED (55 +) GATED COMMUNITY OF OAK FORREST. This home features a large great room with separate areas for dining and living. There is a screened in porch with separate private patio for sunning and garden boxes for planting. The kitchen is nicely equipped with dishwasher and side by side Maytag fridge with auto ice maker and water dispenser. The kitchen counters and cabinets have been updated with tile along with tiled floors in the kitchen and bathroom. The guest room has ample room and is light and bright. The spacious master bedroom has it s own separate bathroom with full size shower with tub and two closets. Rounding out this lovely condo is a full size stack washer in dryer in its on utility closet. Condo is ready for the owner s finishing touches like some paint and flooring. Oak Forrest community offers 3 heated swimming pools, beautifully landscaped grounds, a bocci court, and shuffle board. Don't miss out on this highly desirable ground floor condo! Home is sold "as is; no warranties or repairs" with right to inspect. 7 day inspection periods or shorter please. Past occupants (tenants) smoked, seller is in process of having the condo cleaned of the cigarette smell.

28. 2018-12-05
    status Active 1307-char remark

    Show marketing remark (1307 chars)

    MOTIVATED SELLER! WELL SOUGHT AFTER GROUND FLOOR CONDO WITH 2 BEDS 2 BATHS IN THE DESIRABLE AGE RESTRICTED (55 +) GATED COMMUNITY OF OAK FORREST. This home features a large great room with separate areas for dining and living. There is a screened in porch with separate private patio for sunning and garden boxes for planting. The kitchen is nicely equipped with dishwasher and side by side Maytag fridge with auto ice maker and water dispenser. The kitchen counters and cabinets have been updated with tile along with tiled floors in the kitchen and bathroom. The guest room has ample room and is light and bright. The spacious master bedroom has it s own separate bathroom with full size shower with tub and two closets. Rounding out this lovely condo is a full size stack washer in dryer in its on utility closet. Condo is ready for the owner s finishing touches like some paint and flooring. Oak Forrest community offers 3 heated swimming pools, beautifully landscaped grounds, a bocci court, and shuffle board. Don't miss out on this highly desirable ground floor condo! Home is sold "as is; no warranties or repairs" with right to inspect. 7 day inspection periods or shorter please. Past occupants (tenants) smoked, seller is in process of having the condo cleaned of the cigarette smell.

29. 2018-11-27
    status Pending 1307-char remark

    Show marketing remark (1307 chars)

    MOTIVATED SELLER! WELL SOUGHT AFTER GROUND FLOOR CONDO WITH 2 BEDS 2 BATHS IN THE DESIRABLE AGE RESTRICTED (55 +) GATED COMMUNITY OF OAK FORREST. This home features a large great room with separate areas for dining and living. There is a screened in porch with separate private patio for sunning and garden boxes for planting. The kitchen is nicely equipped with dishwasher and side by side Maytag fridge with auto ice maker and water dispenser. The kitchen counters and cabinets have been updated with tile along with tiled floors in the kitchen and bathroom. The guest room has ample room and is light and bright. The spacious master bedroom has it s own separate bathroom with full size shower with tub and two closets. Rounding out this lovely condo is a full size stack washer in dryer in its on utility closet. Condo is ready for the owner s finishing touches like some paint and flooring. Oak Forrest community offers 3 heated swimming pools, beautifully landscaped grounds, a bocci court, and shuffle board. Don't miss out on this highly desirable ground floor condo! Home is sold "as is; no warranties or repairs" with right to inspect. 7 day inspection periods or shorter please. Past occupants (tenants) smoked, seller is in process of having the condo cleaned of the cigarette smell.

30. 2018-10-25
    price $84,900 1307-char remark

    Show marketing remark (1307 chars)

    MOTIVATED SELLER! WELL SOUGHT AFTER GROUND FLOOR CONDO WITH 2 BEDS 2 BATHS IN THE DESIRABLE AGE RESTRICTED (55 +) GATED COMMUNITY OF OAK FORREST. This home features a large great room with separate areas for dining and living. There is a screened in porch with separate private patio for sunning and garden boxes for planting. The kitchen is nicely equipped with dishwasher and side by side Maytag fridge with auto ice maker and water dispenser. The kitchen counters and cabinets have been updated with tile along with tiled floors in the kitchen and bathroom. The guest room has ample room and is light and bright. The spacious master bedroom has it s own separate bathroom with full size shower with tub and two closets. Rounding out this lovely condo is a full size stack washer in dryer in its on utility closet. Condo is ready for the owner s finishing touches like some paint and flooring. Oak Forrest community offers 3 heated swimming pools, beautifully landscaped grounds, a bocci court, and shuffle board. Don't miss out on this highly desirable ground floor condo! Home is sold "as is; no warranties or repairs" with right to inspect. 7 day inspection periods or shorter please. Past occupants (tenants) smoked, seller is in process of having the condo cleaned of the cigarette smell.

31. 2018-10-25
    price $89,400 1307-char remark

    Show marketing remark (1307 chars)

    MOTIVATED SELLER! WELL SOUGHT AFTER GROUND FLOOR CONDO WITH 2 BEDS 2 BATHS IN THE DESIRABLE AGE RESTRICTED (55 +) GATED COMMUNITY OF OAK FORREST. This home features a large great room with separate areas for dining and living. There is a screened in porch with separate private patio for sunning and garden boxes for planting. The kitchen is nicely equipped with dishwasher and side by side Maytag fridge with auto ice maker and water dispenser. The kitchen counters and cabinets have been updated with tile along with tiled floors in the kitchen and bathroom. The guest room has ample room and is light and bright. The spacious master bedroom has it s own separate bathroom with full size shower with tub and two closets. Rounding out this lovely condo is a full size stack washer in dryer in its on utility closet. Condo is ready for the owner s finishing touches like some paint and flooring. Oak Forrest community offers 3 heated swimming pools, beautifully landscaped grounds, a bocci court, and shuffle board. Don't miss out on this highly desirable ground floor condo! Home is sold "as is; no warranties or repairs" with right to inspect. 7 day inspection periods or shorter please. Past occupants (tenants) smoked, seller is in process of having the condo cleaned of the cigarette smell.

32. 2018-09-21
    listed $89,900 Active 1307-char remark

    Show marketing remark (1307 chars)

    MOTIVATED SELLER! WELL SOUGHT AFTER GROUND FLOOR CONDO WITH 2 BEDS 2 BATHS IN THE DESIRABLE AGE RESTRICTED (55 +) GATED COMMUNITY OF OAK FORREST. This home features a large great room with separate areas for dining and living. There is a screened in porch with separate private patio for sunning and garden boxes for planting. The kitchen is nicely equipped with dishwasher and side by side Maytag fridge with auto ice maker and water dispenser. The kitchen counters and cabinets have been updated with tile along with tiled floors in the kitchen and bathroom. The guest room has ample room and is light and bright. The spacious master bedroom has it s own separate bathroom with full size shower with tub and two closets. Rounding out this lovely condo is a full size stack washer in dryer in its on utility closet. Condo is ready for the owner s finishing touches like some paint and flooring. Oak Forrest community offers 3 heated swimming pools, beautifully landscaped grounds, a bocci court, and shuffle board. Don't miss out on this highly desirable ground floor condo! Home is sold "as is; no warranties or repairs" with right to inspect. 7 day inspection periods or shorter please. Past occupants (tenants) smoked, seller is in process of having the condo cleaned of the cigarette smell.

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,402 · $117/mo
• Projected year-2 tax: $1,402 · $117/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,383
• − Mortgage interest: −$6,666
• − Property taxes: −$1,402
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − HOA: −$4,284
• − Depreciation: −$3,462
• Taxable income: $756
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $2,144/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.

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

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

• Census place: Port Charlotte, FL
• County: Charlotte County · 196,994 people
• City population: 102,180
• Metro: Punta Gorda, FL
• Population (ZIP): 35,231
• Household income: $61,382
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 733.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 10% French/Haitian/Cajun 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: —

Market trends

• HPI YoY: ▼ -17.18%
• Current HPI: 339.0932
• Rent YoY: ▼ -1.35%
• Metro: Punta Gorda, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+42.4% since first listed

16 events — show timeline

• 2026-04-07 Price Changed $128,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $134,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-06 Listed $138,500 Stellar MLS as Distributed by MLS Grid
• 2019-09-20 Sold (Public Records) $92,000 Public Records
• 2019-09-17 Sold (MLS) $92,000 Stellar MLS as Distributed by MLS Grid
• 2019-09-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-08-12 Listed $96,900 Stellar MLS as Distributed by MLS Grid
• 2018-12-31 Sold (Public Records) $80,000 Public Records
• 2018-12-31 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2018-12-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-12-05 Price Changed $82,900 Stellar MLS as Distributed by MLS Grid
• 2018-12-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-11-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-10-25 Price Changed $84,900 Stellar MLS as Distributed by MLS Grid
• 2018-10-25 Price Changed $89,400 Stellar MLS as Distributed by MLS Grid
• 2018-09-21 Listed $89,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $1,402 · +3.5% YoY. Source: county tax records.