1000 Kings Hwy #328 · Port Charlotte, FL 33980

$125,000

2 bd · 2.0 ba · 828 sqft · Manufactured public records · 179 Days on market

Built 1979 1,824 sqft lot Est $144k · 13% under $300/mo HOA · 16% 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 +26.3/30.0
• ARV discount +13.5/15.0
• 1% rule +9.6/10.0
• DSCR +8.9/10.0
• 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 MLS

Partially updated double wide in resident owned Port Charlotte Village. New in 2004: roof, carport, utility shed, awnings. Tile floors with new underlayment, panelling replaced with textured drywall. Clean and attractive. Sold As Is. Finish the eat-in kitchen and the Florida Room, decorate it your way. Handicap lift at rear entrance. Privacy - end of cul-de-sac. Purchase price includes $20,000 membership shares to be assigned at closing. Lowest price in Port Charlotte Village!Check out the amenities available which include heated pool, bocce ball, doggie walking area, motor home or boat storage area. Canoe launch at lakeside. Community room with loads of activities. Age restricted to 55+ - why do seniors have all the fun?

Key facts

• Not in flood zone
• Quiet cul-de-sac
• Roof from 2022

Tags

• NOT IN FLOOD ZONE
• QUIET CUL-DE-SAC
• MATURE TREES
• NEW SAMSUNG APPLIANCES
• NEW DOUBLE-PANE WINDOWS
• ROOF FROM 2022

Property features AI

Finance

• Other: Senior community; Community features: buyer approval required, clubhouse, community mailbox, dog park, golf carts allowed, pool, street lights; Pets allowed with number limit; max pet weight 25
• Financial info: Total monthly fees $300; total annual fees $3,600; Lease restrictions apply
• HOA & community: Has HOA—monthly fee of $300; HOA includes cable TV, internet, structure & grounds maintenance, management, recreational facilities, sewer, trash and water; Association amenities: clubhouse, pool, recreation facilities, shuffleboard court, storage, wheelchair access, maintenance; Association approval required; Turnkey (furnished)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected and available; Cable available and connected; High-speed internet/BB/HS available; Fiber optics available; Underground utilities; Water and sewer connected
• Home design: Manufactured home (double wide); One story; East-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as double wide manufactured home
• Exterior features: Enclosed patio; Side porch; Hurricane shutters; Rain gutters; On-site storage; Shed(s); Landscaped lot; Cul-de-sac lot; Asphalt road frontage

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Ice maker
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; Eat-in kitchen; Thermostat; Window treatments
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 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; 10 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 ($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 $864 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 179 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $125k implies a 172% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $144,072
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Kings Hwy #215	0.36mi	3/2.0 (+1)	864 (+4%)	6mo	$150,000	$174	66

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-4,947
• Equity at exit: $18,638

10-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $2,151
• Equity at exit: $10,808

Cash invested: $35,000 (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: $1,823 high
• Mortgage (P&I): −$656
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$52
• HOA: −$300
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $321

Break-even live

Break-even rent $1,416

Max offer price $125,000

Occupancy floor 77%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	21d	2	0.51mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	0.53mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	13d	28	0.66mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	13d	276	0.73mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	21d	1	0.79mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,735	$2.00	13d	42	0.84mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	21d	2	0.88mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,720	$1.46	13d	26	0.94mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	21d	5	1.07mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	21d	1	1.43mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: pool

Listing history 9 events

1. 2026-05-03
   status Pending
2. 2026-02-04
   price $125,000
3. 2025-11-05
   listed $135,000 Active
4. 2015-04-17
   soldstatus $46,000
5. 2011-04-18
   soldstatus $29,000 731-char remark

   Show marketing remark (731 chars)

   Partially updated double wide in resident owned Port Charlotte Village. New in 2004: roof, carport, utility shed, awnings. Tile floors with new underlayment, panelling replaced with textured drywall. Clean and attractive. Sold As Is. Finish the eat-in kitchen and the Florida Room, decorate it your way. Handicap lift at rear entrance. Privacy - end of cul-de-sac. Purchase price includes $20,000 membership shares to be assigned at closing. Lowest price in Port Charlotte Village!Check out the amenities available which include heated pool, bocce ball, doggie walking area, motor home or boat storage area. Canoe launch at lakeside. Community room with loads of activities. Age restricted to 55+ - why do seniors have all the fun?

6. 2011-02-02
   listed $35,000 731-char remark

   Show marketing remark (731 chars)

   Partially updated double wide in resident owned Port Charlotte Village. New in 2004: roof, carport, utility shed, awnings. Tile floors with new underlayment, panelling replaced with textured drywall. Clean and attractive. Sold As Is. Finish the eat-in kitchen and the Florida Room, decorate it your way. Handicap lift at rear entrance. Privacy - end of cul-de-sac. Purchase price includes $20,000 membership shares to be assigned at closing. Lowest price in Port Charlotte Village!Check out the amenities available which include heated pool, bocce ball, doggie walking area, motor home or boat storage area. Canoe launch at lakeside. Community room with loads of activities. Age restricted to 55+ - why do seniors have all the fun?

7. 2005-11-18
   soldstatus $56,500
8. 2005-10-12
   listed $57,500 393-char remark

   Show marketing remark (393 chars)

   Nicely appointed double wide in resident owned Port Charlotte Village. New roof, carport, utility shed, awnings in last year. Some furnishings included, light paneling, custom window treatments. Clean and attractive. Purchase price includes $20,000 membership shares to be assigned at time of sale. Privacy - end of cul-de-sac. A little cosmetic damage; will be repaired. I-75 berm is planned.

9. 2005-08-09
   soldstatus $65,000 393-char remark

   Show marketing remark (393 chars)

   Nicely appointed double wide in resident owned Port Charlotte Village. New roof, carport, utility shed, awnings in last year. Some furnishings included, light paneling, custom window treatments. Clean and attractive. Purchase price includes $20,000 membership shares to be assigned at time of sale. Privacy - end of cul-de-sac. A little cosmetic damage; will be repaired. I-75 berm is planned.

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,332 · $111/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $21,872
• − Mortgage interest: −$7,002
• − Property taxes: −$1,332
• − Insurance: −$625
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − HOA: −$3,600
• − Depreciation: −$3,636
• Taxable income: $2,178
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $3,333/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

+92.3% since first listed

9 events — show timeline

• 2026-05-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-17 Sold (Public Records) $46,000 Public Records
• 2011-04-18 Sold (MLS) $29,000 Stellar MLS as Distributed by MLS Grid
• 2011-02-02 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-18 Sold (Public Records) $56,500 Public Records
• 2005-10-12 Listed $57,500 Stellar MLS as Distributed by MLS Grid
• 2005-08-09 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $1,332 · -16.1% YoY. Source: county tax records.