19505 Quesada Ave Unit EE202 · Port Charlotte, FL 33948

$136,900

2 bd · 2.0 ba · 838 sqft · Condo · 120 Days on market

Built 1985 $347/mo HOA · 19% 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 +18.1/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful condo with updated wood kitchen cabinets, granite countertops, and stainless steel appliances, bamboo flooring, and tile. 2nd bedroom being used as an office but ready for guests with a pulldown Murphy bed. Windows have been replaced to sustain high winds and the lanai is equipped with hurricane shutters. AC replaced in 2018. Newer water heater. But wait! There's more! This adorable slice of PARADISE comes turnkey furnished. It is here just waiting for you! Close to shopping, medical services, and an abundance for dining options.

Key facts

• En suite bathroom
• Solid wood cabinets
• Open concept living

Tags

• OPEN CONCEPT LIVING
• CERAMIC TILE FLOORS
• SOLID WOOD CABINETS
• GRANITE COUNTERS
• STAINLESS STEEL APPLIANCES
• EN SUITE BATHROOM

Property features AI

Finance

• Other: Unit is furnished; Condo land included
• Financial info: Total annual fees approximately $4,164; Lease restrictions apply
• HOA & community: Monthly HOA fee of $347; HOA manages clubhouse, pool, grounds maintenance, management, pest control, private road, sewer, trash, water, and common area taxes; Association name: Star Hospitality Management; Association requires approval for buyers; Community amenities include clubhouse, pool, recreation facilities, shuffleboard court, community mailbox, deed restrictions; Pets allowed (max ~20 lbs)

Exterior

• Parking: Reserved parking
• Utilities: Public water; Public sewer; Cable available; Electricity connected
• Home design: Condominium; Two-story building; Unit on second floor; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of building EE
• Exterior features: Screened patio/porch; Balcony; Sidewalk; Sliding doors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stone counters; Solid wood cabinets
• Bedrooms: 2 bedrooms (unit on 2nd floor)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Solid wood cabinets; Split bedroom floor plan; Stone counters; Window treatments
• Laundry & utility: Washer and dryer included; Laundry located inside in a laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $137k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $125k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (-1.6%/yr); 953 active listings in the ZIP; 5 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 34% of the median local income ($63k/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 $946 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 120 days — a 9% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $116k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $124,579 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.31% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 6.4

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-19,514
• Equity at exit: $20,412

10-year hold

• IRR: -14.7%
• Equity multiple: 0.31×
• Total profit: $-26,402
• Equity at exit: $11,837

Cash invested: $38,332 (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 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 953
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,789 medium
• Mortgage (P&I): −$718
• Tax est. 1.5%: −$171 /mo · $2,054/yr
• Insurance: −$57
• HOA: −$347
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $120

Break-even live

Break-even rent $1,637

Max offer price $136,900

Occupancy floor 88%

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: $34,225
• Closing costs: $4,107
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	13d	8	0.07mi
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	20d	2	0.40mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	20d	1	0.49mi
425 Ricold Ter Port Charlotte, FL	2.0	2.0	912	$1,400	$1.54	20d	1	0.86mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	20d	1	1.48mi

HOA detail condo

• Monthly dues: $347 · $4,164/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $136,900 Active 120 DOM
2. 2026-06-17
   days on market $136,900 Active 119 DOM
3. 2026-06-16
   days on market $136,900 Active 118 DOM
4. 2026-06-15
   days on market $136,900 Active 117 DOM
5. 2026-06-14
   days on market $136,900 Active 115 DOM
6. 2026-06-13
   days on market $136,900 Active 114 DOM
7. 2026-06-10
   days on market $136,900 Active 112 DOM
8. 2026-06-09
   days on market $136,900 Active 111 DOM
9. 2026-06-08
   days on market $136,900 Active 110 DOM
10. 2026-06-07
    days on market $136,900 Active 109 DOM
11. 2026-06-05
    days on market $136,900 Active 106 DOM
12. 2026-06-03
    pricestatus $136,900 Active 105 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-05-17
    status Pending
15. 2026-02-20
    price $129,900
16. 2026-02-01
    listed $125,000 Active
17. 2025-08-25
    historical
18. 2025-03-29
    listed $159,900 Active
19. 2021-03-27
    soldstatus $116,000 Closed 545-char remark

    Show marketing remark (545 chars)

    Beautiful condo with updated wood kitchen cabinets, granite countertops, and stainless steel appliances, bamboo flooring, and tile. 2nd bedroom being used as an office but ready for guests with a pulldown Murphy bed. Windows have been replaced to sustain high winds and the lanai is equipped with hurricane shutters. AC replaced in 2018. Newer water heater. But wait! There's more! This adorable slice of PARADISE comes turnkey furnished. It is here just waiting for you! Close to shopping, medical services, and an abundance for dining options.

20. 2021-03-09
    status Pending 545-char remark

    Show marketing remark (545 chars)

    Beautiful condo with updated wood kitchen cabinets, granite countertops, and stainless steel appliances, bamboo flooring, and tile. 2nd bedroom being used as an office but ready for guests with a pulldown Murphy bed. Windows have been replaced to sustain high winds and the lanai is equipped with hurricane shutters. AC replaced in 2018. Newer water heater. But wait! There's more! This adorable slice of PARADISE comes turnkey furnished. It is here just waiting for you! Close to shopping, medical services, and an abundance for dining options.

21. 2021-03-08
    soldstatus $116,000 Sold 545-char remark

    Show marketing remark (545 chars)

    Beautiful condo with updated wood kitchen cabinets, granite countertops, and stainless steel appliances, bamboo flooring, and tile. 2nd bedroom being used as an office but ready for guests with a pulldown Murphy bed. Windows have been replaced to sustain high winds and the lanai is equipped with hurricane shutters. AC replaced in 2018. Newer water heater. But wait! There's more! This adorable slice of PARADISE comes turnkey furnished. It is here just waiting for you! Close to shopping, medical services, and an abundance for dining options.

22. 2021-02-25
    listed $124,900 Active 545-char remark

    Show marketing remark (545 chars)

    Beautiful condo with updated wood kitchen cabinets, granite countertops, and stainless steel appliances, bamboo flooring, and tile. 2nd bedroom being used as an office but ready for guests with a pulldown Murphy bed. Windows have been replaced to sustain high winds and the lanai is equipped with hurricane shutters. AC replaced in 2018. Newer water heater. But wait! There's more! This adorable slice of PARADISE comes turnkey furnished. It is here just waiting for you! Close to shopping, medical services, and an abundance for dining options.

23. 2008-03-14
    soldstatus $70,000
24. 2008-01-30
    listed $79,900

ⓘ 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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,472
• − Mortgage interest: −$7,669
• − Property taxes: −$2,054
• − Insurance: −$684
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − HOA: −$4,164
• − Depreciation: −$3,983
• Taxable loss: −$517
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $1,570/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): 18,696
• Household income: $62,744
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 501.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -55.31%
• Current HPI: 315.0548
• Rent YoY: ▼ -1.63%
• 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

+62.6% since first listed

11 events — show timeline

• 2026-05-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-01 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-29 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2021-03-27 Sold (MLS) $116,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-08 Sold (MLS) $116,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-25 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2008-03-14 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2008-01-30 Listed $79,900 Stellar MLS as Distributed by MLS Grid