1000 Kings Hwy #346 · Port Charlotte, FL 33980

$160,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 9 Days on market

Built 2005 1,995 sqft lot Est $153k · at est. $320/mo HOA · 15% 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 +21.2/30.0
• 1% rule +8.2/10.0
• DSCR +6.8/10.0
• ARV discount +5.4/15.0
• 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 this beautiful furnished 3-bedroom, 2-bathroom home located in a highly desirable 55+ community with a LOW HOA and NOT IN A FLOOD ZONE. Step inside to a bright, open floor plan featuring luxury vinyl flooring and an inviting, modern feel throughout. The spacious kitchen offers ample cabinet storage, plenty of counter space, newer appliances, and a cozy eat-in dining area. Large windows bring in wonderful natural light and beautiful views, making everyday living even more enjoyable. All bedrooms are generously sized, and the primary suite features a large walk-in closet along with an ensuite bathroom complete with a luxurious soaking tub and separate shower. The third bedroom has

Key facts

• 1,995 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Other: Lease/restrictions apply; Property zoned MHP (manufactured home park)
• Financial info: Total monthly fees $320; total annual fees $3,840
• HOA & community: Monthly association fee of $320 (includes cable TV, internet, insurance, pool, maintenance of structure and grounds, management, sewer, trash, water, common area taxes, escrow reserves, private road and recreational facilities); Association approval required; Association amenities: clubhouse, pool, recreation facilities, shuffleboard court, storage, wheelchair access; Community features: buyer approval required, community mailbox, dog park, golf carts allowed, street lights; Senior community; Pets allowed (cats and dogs, weight limit ~25 lbs, number limit)

Exterior

• Parking: Driveway; 1-car carport
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; High-speed / broadband internet available; Water and sewer available and connected
• Home design: Manufactured double-wide home; One level; Southwest-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Enclosed, screened side porch; Patio/porch lighting; Rain gutters; Shed / storage; Mature landscaping; Corner lot; Asphalt road frontage

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Living room / dining room combo; Open floorplan; Split bedroom layout; Thermostat; Walk-in closets; Window treatments (blinds, drapes)
• Laundry & utility: Washer and dryer (inside); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.0% 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 falling (-4.0%/yr); 600 active listings in the ZIP; 26 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 40% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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 $70k; list at $160k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $152,928
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Kings Hwy #373	0.12mi	2/2.0 (-1)	1,248 (-4%)	2mo	$170,000	$136	82
1000 Kings Hwy #389	0.13mi	2/2.0 (-1)	1,269 (-2%)	10mo	$150,000	$118	77
1000 Kings Hwy #181	0.34mi	2/2.0 (-1)	1,344 (+4%)	9mo	$145,000	$108	66
1000 Kings Hwy #207	0.37mi	3/2.0	1,404 (+8%)	12mo	$150,000	$107	59

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: -10.9%
• Equity multiple: 0.62×
• Total profit: $-17,083
• Equity at exit: $23,857

10-year hold

• IRR: -8.0%
• Equity multiple: 0.58×
• Total profit: $-18,810
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$839
• Tax from tax record: −$213 /mo · $2,562/yr
• Insurance: −$67
• HOA: −$320
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $233

Break-even live

Break-even rent $1,822

Max offer price $160,000

Occupancy floor 84%

Sensitivity live

Price	-10% $323	-5% $278	+0% $233	+5% $187	+10% $142
Rent	-10% $65	-5% $149	+0% $233	+5% $316	+10% $400
Rate	-1.0pp $313	-0.5pp $273	base $233	+0.5pp $191	+1.0pp $149

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	22d	1	0.18mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	22d	1	0.40mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	22d	1	0.41mi
1829 Knights Bridge Trl Punta Gorda, FL	2.0	2.0	1509	$2,000	$1.33	22d	1	0.47mi
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	22d	1	0.53mi
1867 Nottingham Trl Punta Gorda, FL	3.0	2.0	1646	$2,000	$1.22	22d	1	0.55mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	22d	1	0.57mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	22d	1	0.63mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	14d	1	0.69mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$2,272	$2.29	14d	28	0.70mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,660	$2.31	14d	276	0.71mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	22d	1	0.73mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	22d	2	0.83mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,978	$2.28	14d	42	0.89mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,944	$1.65	14d	26	0.99mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	22d	5	1.01mi
175 Kings Hwy Port Charlotte, FL	2.0	2.0	1219	$1,398	$1.15	22d	3	1.04mi
175 Kings Hwy Unit A8 Punta Gorda, FL	2.0	2.0	1228	$1,700	$1.38	22d	1	1.14mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	22d	1	1.15mi
25583 Deep Creek Blvd Punta Gorda, FL	4.0	2.0	1810	$2,300	$1.27	14d	1	1.27mi
25599 Deep Creek Blvd Punta Gorda, FL	4.0	2.0	1806	$1,995	$1.10	14d	1	1.30mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	22d	1	1.38mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	22d	1	1.44mi
2121 Heron Lake Dr #204 Punta Gorda, FL	2.0	2.0	996	$1,500	$1.51	22d	1	1.47mi
1196 Rio de Janeiro Ave #206 Punta Gorda, FL	2.0	2.5	1154	$1,325	$1.15	22d	1	1.48mi
1472 Neapolitan Rd Punta Gorda, FL	3.0	2.0	1820	$2,100	$1.15	14d	1	1.49mi

HOA detail

• Monthly dues: $320 · $3,840/yr

Listing history 9 events

1. 2026-06-18
   days on market $160,000 Active 9 DOM
2. 2026-06-17
   days on market $160,000 Active 8 DOM
3. 2026-06-16
   days on market $160,000 Active 7 DOM
4. 2026-06-15
   statusdays on market $160,000 Active 6 DOM
5. 2026-06-08
   status $160,000 Pending 5 DOM
6. 2026-06-07
   days on market $160,000 Active 5 DOM
7. 2026-06-05
   days on market $160,000 Active 2 DOM
8. 2026-06-02
   remarks 699-char remark
9. 2026-06-02
   listed $160,000 Active 1 DOM

ⓘ 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: $2,562 · $213/mo
• Projected year-2 tax: $2,562 · $213/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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

Taxation est. · year 1

• Rental income: $25,393
• − Mortgage interest: −$8,962
• − Property taxes: −$2,562
• − Insurance: −$800
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − HOA: −$3,840
• − Depreciation: −$4,655
• Taxable income: $511
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $2,667/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

+700.0% since first listed

20 events — show timeline

• 2026-06-02 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-21 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-21 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-19 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-15 Listed $194,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-02 Price Changed $194,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-08 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-04 Price Changed $206,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-07 Listed $214,900 Stellar MLS as Distributed by MLS Grid
• 2011-11-10 Sold (Public Records) $70,000 Public Records
• 2007-06-14 Sold (Public Records) $20,000 Public Records
• 2007-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-03-31 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-31 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-07 Sold (Public Records) $20,000 Public Records
• 2003-12-23 Sold (Public Records) $72,000 Public Records
• 1999-03-01 Sold (Public Records) $20,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,562 · -10.7% YoY. Source: county tax records.