2100 Kings Hwy #969 · Port Charlotte, FL 33980

$135,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 52 Days on market

Built 1982 4,771 sqft lot Est $156k · 14% under $426/mo HOA · 22% of rent

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Why this score? — see what drove the B- 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 +24.1/30.0
• ARV discount +13.6/15.0
• 1% rule +9.6/10.0
• DSCR +7.8/10.0
• 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

Welcome to your new sanctuary! From the moment you pull up to 2100 Kings Hwy #969, you’ll realize this isn't just a home—it’s an invitation to the vibrant, active, and worry-free lifestyle you’ve been dreaming of. Located in the award-winning, resident-owned 55+ community of Maple Leaf Golf & Country Club, this property combines modern comfort with the ultimate social atmosphere. Step inside and be greeted by a stunning open floor plan that feels light, airy, and incredibly spacious. natural filled light, bright and open. Whether you're hosting a dinner party or enjoying a quiet morning, the generous room sizes and sleek laminate flooring throughout create a po

Key facts

• Gated 24/7 security
• Extra-large lanai
• Newer roof

Tags

• EXTRA-LARGE LANAI
• NEWER AC SYSTEM
• NEWER ROOF
• GATED 24/7 SECURITY
• PAR-62 EXECUTIVE COURSE
• 4 HEATED POOLS

Property features AI

Finance

• Other: Furnished; Lease restrictions apply; Senior community; Pets: cats allowed
• Financial info: Total monthly fees reported $426 (includes HOA/other fees); Total annual fees reported $5,112
• HOA & community: Has HOA (monthly fee $395); Association approval required; Association amenities: clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball courts, shuffleboard, recreation facilities, park, managed grounds, community mailbox, street lights, golf, golf carts allowed; HOA fee includes: 24-hour guard, pool, escrow reserves, internet, grounds maintenance, management, recreational facilities, security

Exterior

• Parking: Carport (2 spaces)
• Security: Gated community; 24-hour guard (included in HOA); Community security features
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Fiber optics available; Phone available; Sprinkler with recycled water; Underground utilities; Sewer connected; Other utilities
• Home design: Manufactured home (double wide); One level; Southwest facing
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Double wide body type
• Exterior features: Enclosed patio/porch; Side porch; Outdoor lighting; Storage/Shed(s); Other exterior features; Landscaped lot; Level lot; Near golf course; Mature landscaping with trees

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Other kitchen appliances
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Open floor plan; Walk-in closet(s); Other interior features
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Kingsway Elementary School (math 55% / reading 53%, grade C, #936 of 2,144 statewide, top 44%, 596 students, 58% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 600 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 37% 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 $933 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 52 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $135k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $156,288
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Kings Hwy #650	0.00mi	2/2.0	1,056 (0%)	3mo	$135,000	$128	98
2100 Kings Hwy #398	0.00mi	2/2.0	1,084 (+3%)	2mo	$160,000	$148	94
2100 Kings Hwy #444	0.00mi	2/2.0	1,008 (-4%)	2mo	$118,000	$117	91
2100 Kings Hwy #478	0.52mi	2/2.0	1,152 (+9%)	3mo	$170,000	$148	58
2100 Kings Hwy #803	0.56mi	2/2.0	1,008 (-4%)	12mo	$180,000	$179	56
2100 Kings Hwy #58	0.52mi	2/2.0	912 (-14%)	3mo	$125,000	$137	50

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: -7.8%
• Equity multiple: 0.73×
• Total profit: $-10,378
• Equity at exit: $20,129

10-year hold

• IRR: -4.1%
• Equity multiple: 0.78×
• Total profit: $-8,405
• Equity at exit: $11,672

Cash invested: $37,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$708
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$56
• HOA: −$426
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $267

Break-even live

Break-even rent $1,629

Max offer price $135,000

Occupancy floor 81%

Sensitivity live

Price	-10% $344	-5% $305	+0% $267	+5% $229	+10% $191
Rent	-10% $112	-5% $189	+0% $267	+5% $345	+10% $423
Rate	-1.0pp $335	-0.5pp $301	base $267	+0.5pp $232	+1.0pp $197

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	21d	1	0.46mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	21d	1	0.48mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	21d	1	0.56mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	21d	1	0.60mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	21d	2	0.69mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	21d	1	0.70mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	14d	1	0.70mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	21d	5	0.81mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	14d	276	0.99mi
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	21d	1	0.99mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	21d	1	1.13mi
2121 Heron Lake Dr #204 Punta Gorda, FL	2.0	2.0	996	$1,500	$1.51	21d	1	1.14mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	21d	2	1.41mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	14d	28	1.43mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	1.46mi

HOA detail

• Monthly dues: $426 · $5,112/yr

Listing history 20 events

1. 2026-06-18
   days on market $135,000 Active 52 DOM
2. 2026-06-17
   days on market $135,000 Active 51 DOM
3. 2026-06-16
   days on market $135,000 Active 50 DOM
4. 2026-06-15
   days on market $135,000 Active 49 DOM
5. 2026-06-14
   days on market $135,000 Active 47 DOM
6. 2026-06-13
   days on market $135,000 Active 46 DOM
7. 2026-06-10
   days on market $135,000 Active 44 DOM
8. 2026-06-09
   days on market $135,000 Active 43 DOM
9. 2026-06-08
   days on market $135,000 Active 42 DOM
10. 2026-06-07
    days on market $135,000 Active 41 DOM
11. 2026-06-05
    days on market $135,000 Active 38 DOM
12. 2026-06-03
    days on market $135,000 Active 37 DOM
13. 2026-06-02
    days on market $135,000 Active 36 DOM
14. 2026-06-01
    days on market $135,000 Active 35 DOM
15. 2026-05-31
    days on market $135,000 Active 34 DOM
16. 2026-05-30
    days on market $135,000 Active 33 DOM
17. 2026-04-27
    listed $135,000 Active
18. 2006-12-19
    soldstatus $70,000
19. 2006-07-25
    soldstatus $75,000
20. 2000-08-01
    soldstatus $60,000

ⓘ 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: $1,163 · $97/mo
• Projected year-2 tax: $1,163 · $97/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 5/10 Major FEMA zone X (unshaded) · 40% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $23,609
• − Mortgage interest: −$7,562
• − Property taxes: −$1,163
• − Insurance: −$675
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − HOA: −$5,112
• − Depreciation: −$3,927
• Taxable income: $1,393
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,872/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

+125.0% since first listed

4 events — show timeline

• 2026-04-27 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2006-12-19 Sold (Public Records) $70,000 Public Records
• 2006-07-25 Sold (Public Records) $75,000 Public Records
• 2000-08-01 Sold (Public Records) $60,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,163 · +4.4% YoY. Source: county tax records.