3310 Loveland Blvd #107 · Port Charlotte, FL 33980

$179,000

2 bd · 2.0 ba · 1,265 sqft · Condo public records · 268 Days on market

Built 1990 $303/mo HOA · 15% of rent

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Why this score? — see what drove the D+ 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 +18.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +5.8/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning waterfront top floor TURNKEY - most sought-after floorplan (largest square footage) in beautiful Lakes Edge community of Port Charlotte, Florida. Most of the waterfront units have just two bedrooms - this one has 3 and a large laundry / utility room! Many upgrades ! Very Spacious three bedrooms, two pristine baths, which has an inviting screened lanai "floating" over the lake, framed by glorious sunrise views every single morning while afternoon shaded lanai keeps it blissfully cool; sun kisses only the front in the afternoon/evening. So many renovations recently: chef-ready kitchen with gleaming level-five stone counters, new cabinets, fresh backsplash, barn door in Mai

Key facts

• Chef-ready kitchen
• Screened lanai
• Barn door

Tags

• SCREENED LANAI
• CHEF-READY KITCHEN
• LEVEL-FIVE STONE COUNTERS
• NEW CABINETS
• FRESH BACKSPLASH
• BARN DOOR

Property features AI

Finance

• Other: Universal property ID available
• Financial info: Total monthly fees listed as $303.33; total annual fees listed as $3,640; Lease restrictions apply
• HOA & community: HOA required; monthly HOA approx. $303.33 (quarterly fee $910); Association includes: pool, escrow reserves, structure maintenance, grounds maintenance, management, pest control, private road maintenance, sewer, trash, water; Buyer/association approval required; Deed restrictions; Pool; Street lights; Pets allowed (dogs and cats; number limit, max pet weight ~30 lbs)

Exterior

• Parking: Street lights in community
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Residential property; 2 total stories; One level unit; Faces southwest; On waterfront with lake view and lake access; Lake frontage (100 feet); Fishing pier
• Construction: Block construction; Shingle roof; Slab foundation; Completed condition; Built as part of Building 100
• Exterior features: Enclosed screened patio/porch; Balcony; Rain gutters; Sidewalks; Sliding doors; Gazebo; Mature landscaping; Near golf course; Near marina; Private maintained paved asphalt road

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator; Stone counters
• Bedrooms: 3 bedrooms (unit on 2nd floor)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Split bedroom floorplan; Stone countertops; Thermostat; Walk-in closets; Window treatments; Inside utility room
• Laundry & utility: Washer; Dryer; Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 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: Peace River Elementary School (math 56% / reading 54%, grade C, #872 of 2,144 statewide, top 42%, 581 students, 64% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 600 active listings in the ZIP; 14 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 38% of the median local income ($64k/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 $1k of loan paydown is wiped out by about $5k 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 268 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y ago; this cycle's ask has dropped $50k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $179k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.13% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 7.3

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: -16.5%
• Equity multiple: 0.43×
• Total profit: $-28,321
• Equity at exit: $26,689

10-year hold

• IRR: -16.5%
• Equity multiple: 0.23×
• Total profit: $-38,572
• Equity at exit: $15,477

Cash invested: $50,120 (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 33980

• Home prices YoY: -5.0%
• Rents YoY: -4.0%
• Active inventory: 600
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$939
• Tax from tax record: −$120 /mo · $1,439/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$303
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $101

Break-even live

Break-even rent $1,902

Max offer price $179,000

Occupancy floor 90%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24145 Green Heron Dr Port Charlotte, FL	2.0	2.0	1512	$1,900	$1.26	20d	1	0.28mi
24055 Peaceful Brook Loop Punta Gorda, FL	3.0–5.0	2.0–3.0	2138	$2,183	$1.02	13d	4	0.28mi
4016 Oakview Dr Unit J9 Punta Gorda, FL	2.0	2.0	893	$2,400	$2.69	20d	1	0.53mi
4024 Oakview Dr Unit I3 Punta Gorda, FL	2.0	2.0	893	$1,900	$2.13	20d	1	0.53mi
4056 Oakview Dr Unit E7 Punta Gorda, FL	2.0	2.0	892	$3,000	$3.36	20d	1	0.61mi
24717 Snook Ave Unit 11 D Punta Gorda, FL	3.0	2.0	1500	$2,000	$1.33	20d	1	0.93mi
25038 Harborview Rd Unit B Punta Gorda, FL	2.0	2.0	1188	$1,600	$1.35	20d	1	0.96mi
25068 Harbor View Rd Punta Gorda, FL	2.0	2.0	956	$1,500	$1.57	20d	1	0.98mi
23465 Harborview Rd Port Charlotte, FL	2.0	2.0	1480	$1,975	$1.33	20d	2	1.14mi
3185 Clifford St Port Charlotte, FL	3.0	2.0	1776	$2,400	$1.35	13d	1	1.18mi
23067 Elmira Blvd Punta Gorda, FL	2.0	2.0	1052	$1,750	$1.66	20d	1	1.20mi
23491 Harper Ave Punta Gorda, FL	3.0	2.0	1382	$1,450	$1.05	20d	1	1.29mi
22497 Glen Ave Punta Gorda, FL	3.0	2.0	1628	$1,875	$1.15	20d	1	1.43mi
2421 Ivanhoe St Port Charlotte, FL	2.0	2.0	1396	$3,300	$2.36	13d	1	1.48mi

HOA detail condo

• Monthly dues: $303 · $3,636/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $179,000 Active 268 DOM
2. 2026-06-17
   days on market $179,000 Active 267 DOM
3. 2026-06-16
   days on market $179,000 Active 266 DOM
4. 2026-06-15
   days on market $179,000 Active 265 DOM
5. 2026-06-14
   days on market $179,000 Active 263 DOM
6. 2026-06-13
   days on market $179,000 Active 262 DOM
7. 2026-06-10
   days on market $179,000 Active 260 DOM
8. 2026-06-09
   days on market $179,000 Active 259 DOM
9. 2026-06-08
   days on market $179,000 Active 258 DOM
10. 2026-06-05
    days on market $179,000 Active 254 DOM
11. 2026-06-02
    days on market $179,000 Active 252 DOM
12. 2026-06-01
    days on market $179,000 Active 251 DOM
13. 2026-05-31
    days on market $179,000 Active 250 DOM
14. 2026-05-30
    days on market $179,000 Active 249 DOM
15. 2026-02-23
    price $179,000
16. 2026-01-20
    price $189,900
17. 2025-10-21
    price $199,000
18. 2025-10-09
    price $218,888
19. 2025-09-27
    status Active
20. 2025-09-12
    historical
21. 2025-09-07
    listed $229,000 Active
22. 2023-02-09
    historical
23. 2022-12-08
    listed $274,500 Active
24. 2020-11-06
    historical
25. 2020-09-29
    price $159,500
26. 2020-09-16
    status Active
27. 2020-09-15
    status Pending
28. 2020-08-28
    price $159,900
29. 2020-08-28
    status Active
30. 2020-08-25
    status Pending
31. 2020-08-07
    listed $164,900 Active
32. 2017-05-09
    soldstatus $110,000
33. 2017-05-05
    soldstatus $110,000 Sold
34. 2017-04-07
    status Pending
35. 2017-04-05
    price $119,500
36. 2017-04-05
    price $119,900
37. 2017-01-17
    price $124,900
38. 2016-08-11
    price $129,900
39. 2016-06-02
    listed $139,900 Active
40. 2009-11-19
    listed $89,900
41. 1990-09-01
    soldstatus $52,900

ⓘ 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: $1,439 · $120/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$47/yr (+$4/mo · 3.2%)

ⓘ 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 6 d/yr ≥107°F today · 24 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: $24,361
• − Mortgage interest: −$10,027
• − Property taxes: −$1,439
• − Insurance: −$1,692
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − HOA: −$3,636
• − Depreciation: −$5,207
• Taxable loss: −$1,538
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $1,583/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

• County: Charlotte County · 196,994 people
• City population: 102,180
• Metro: Punta Gorda, FL
• Population (ZIP): 13,120
• Household income: $63,591
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 612.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 5% Hispanic 4% Slovak 3%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 5% German/W. Germanic 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: ▼ -16.02%
• Current HPI: 306.3331
• Rent YoY: ▼ -4.04%
• 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

+238.4% since first listed

27 events — show timeline

• 2026-02-23 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-21 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Price Changed $218,888 Stellar MLS as Distributed by MLS Grid
• 2025-09-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-07 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-12-08 Listed $274,500 Stellar MLS as Distributed by MLS Grid
• 2020-11-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-09-29 Price Changed $159,500 Stellar MLS as Distributed by MLS Grid
• 2020-09-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-09-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-08-28 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2020-08-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-08-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-08-07 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2017-05-09 Sold (Public Records) $110,000 Public Records
• 2017-05-05 Sold (MLS) $110,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-04-05 Price Changed $119,500 Stellar MLS as Distributed by MLS Grid
• 2017-04-05 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2017-01-17 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2016-08-11 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2016-06-02 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2009-11-19 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 1990-09-01 Sold (Public Records) $52,900 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,439 · +4.6% YoY. Source: county tax records.