2100 Kings Hwy #835 · Port Charlotte, FL 33980

$139,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 14 Days on market

Built 1982 4,055 sqft lot Est $123k · 13% over $426/mo HOA · 23% 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 +16.8/30.0
• 1% rule +8.3/10.0
• DSCR +5.2/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE HOME IN 55+ RESIDENT OWNED GATED COMMUNITY, 18 HOLE EXECUTIVE GOLF COURSE, COUNTRY CLUB, RESTAURANT, 3 COMMUNITY CENTERS, FITNESS CENTER, 4 SWIMMING POOLS, TENNIS, BOCCI LAWN BOWLING, MINI GOLF, HORSESHOES, SHUFFLEBOARD AND WOOD WORKING SHOP, SO MAY ACTIVITIES; TOO LITTLE TIME. PROPERTY IS FURNISHED AND READY TO MOVE IN. SOLD AS/IS WITH RIGHT TO INSPECT.

Key facts

• Premium interior lot
• Covered front patio
• Screened carport

Tags

• PREMIUM INTERIOR LOT
• THREE OUTDOOR SPACES
• COVERED FRONT PATIO
• SCREENED CARPORT
• PRIVATE COVERED REAR PATIO
• OPEN-CONCEPT FLOOR PLAN

Property features AI

Finance

• Other: Furnished; Clubhouse and community recreational facilities available
• Financial info: Total monthly fees (including association): $426; Total annual fees: $5,112; Lease restrictions apply
• HOA & community: Monthly association fee of $395; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis and pickleball courts, shuffleboard, golf course access, recreation facilities, gated entry, security, street lights, community mailbox, deed restrictions, and private road maintenance; Association approval required; Buyer approval required to join community; Senior community; Pets allowed with restrictions

Exterior

• Parking: Covered parking; Driveway; Carport with 2 spaces
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Fiber optics available; Phone available; Underground utilities; Sprinkler recycled
• Home design: Manufactured double-wide home; Single-story; Northwest facing; Entry level: One
• Construction: Metal siding; Roof over; Crawlspace foundation; Completed condition; Built as a double wide
• Exterior features: Shed(s); In-ground heated pool; Heated spa; Paved road; Private maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Sliding doors
• Laundry & utility: Washer; Dryer; Outside laundry area; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Cap rate 7.1% 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); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 600 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 ($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 $961 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 17y 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 $67k; list at $139k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $139,000

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. 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?
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: 1.33% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $122,880
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Kings Hwy #444	0.00mi	2/2.0	1,008 (+5%)	2mo	$118,000	$117	90
2100 Kings Hwy #650	0.00mi	2/2.0	1,056 (+10%)	3mo	$135,000	$128	81
2100 Kings Hwy #288	0.00mi	2/2.0	864 (-10%)	4mo	$77,500	$90	80
2100 Kings Hwy #545	0.00mi	2/2.0	864 (-10%)	6mo	$51,000	$59	78
2100 Kings Hwy #398	0.00mi	2/2.0	1,084 (+13%)	2mo	$160,000	$148	77
2100 Kings Hwy #58	0.52mi	2/2.0	912 (-5%)	3mo	$125,000	$137	65
2100 Kings Hwy #591	0.52mi	2/2.0	864 (-10%)	2mo	$105,000	$122	58
2100 Kings Hwy #803	0.56mi	2/2.0	1,008 (+5%)	12mo	$180,000	$179	55

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: -16.6%
• Equity multiple: 0.43×
• Total profit: $-22,029
• Equity at exit: $20,725

10-year hold

• IRR: -18.7%
• Equity multiple: 0.19×
• Total profit: $-31,712
• Equity at exit: $12,018

Cash invested: $38,920 (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: $1,846 high
• Mortgage (P&I): −$729
• Tax from tax record: −$157 /mo · $1,889/yr
• Insurance: −$58
• HOA: −$426
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $88

Break-even live

Break-even rent $1,734

Max offer price $139,000

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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
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	13d	276	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	13d	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
• Likely covers: poolgymsecurity

Listing history 12 events

1. 2026-06-18
   days on market $139,000 Active 14 DOM
2. 2026-06-17
   days on market $139,000 Active 13 DOM
3. 2026-06-16
   days on market $139,000 Active 12 DOM
4. 2026-06-15
   days on market $139,000 Active 11 DOM
5. 2026-06-14
   days on market $139,000 Active 9 DOM
6. 2026-06-13
   days on market $139,000 Active 8 DOM
7. 2026-06-10
   days on market $139,000 Active 6 DOM
8. 2026-06-09
   days on market $139,000 Active 5 DOM
9. 2026-06-08
   days on market $139,000 Active 4 DOM
10. 2026-06-07
    days on market $139,000 Active 3 DOM
11. 2026-06-05
    remarks 695-char remark
12. 2026-06-05
    listed $139,000 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: $1,889 · $157/mo
• Projected year-2 tax: $1,889 · $157/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: $22,156
• − Mortgage interest: −$7,786
• − Property taxes: −$1,889
• − Insurance: −$695
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − HOA: −$5,112
• − Depreciation: −$4,044
• Taxable loss: −$915
• Est. tax savings @ 24.0%: +$220
• After-tax cash flow: $1,280/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

+57.1% since first listed

16 events — show timeline

• 2026-06-04 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $146,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-15 Price Changed $151,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-11 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-19 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2016-03-21 Sold (MLS) $67,000 Stellar MLS as Distributed by MLS Grid
• 2016-01-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-12-21 Price Changed $72,500 Stellar MLS as Distributed by MLS Grid
• 2015-12-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-12-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-05-13 Price Changed $74,500 Stellar MLS as Distributed by MLS Grid
• 2014-11-11 Listed $78,500 Stellar MLS as Distributed by MLS Grid
• 2011-10-27 Listed $82,500 Stellar MLS as Distributed by MLS Grid
• 2011-10-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-10-08 Listed $88,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $1,889 · -8.2% YoY. Source: county tax records.