25050 Sandhill Blvd Unit B4 · Port Charlotte, FL 33983

$125,000

3 bd · 2.0 ba · 1,233 sqft · Condo public records · 20 Days on market

Built 1989 $260/mo HOA · 14% 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 +25.4/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR ALERT!! Check out this 2 bedroom, 2 bath END UNIT condo on the 2nd floor in the beautiful Pines of Deep Creek! NOT IN THE FLOOD ZONE. The current tenant has been there for many years and would love to stay, making this an ideal option for an owner looking for an investment for future use. Laundry closet with stacked washer/dryer in unit. Water views from large, screened balcony. Hurricane Impact windows installed 8/24, Roof 12/2017, AC 7/2015, HWT 6/2014. This immaculate community has a sparkling clean pool, deck, and clubhouse, and tennis court, all for a very LOW condo fee!! Deep Creek is a favorite area among Snowbirds & year-round residents, and golfers love the PUBLIC D

Key facts

• Sparkling clean pool
• Water views
• Tennis court

Tags

• END UNIT CONDO
• WATER VIEWS
• HURRICANE IMPACT WINDOWS
• SPARKLING CLEAN POOL
• TENNIS COURT
• PUBLIC GOLF CLUB

Property features AI

Finance

• Other: Unfurnished unit
• Financial info: Total annual fees $3,120; Lease restrictions apply
• HOA & community: Monthly condo/association fee of $260; Association management: Palmer Property Management; Association approval required; Association fees cover pool, common area taxes, maintenance of grounds, escrow reserves fund, fidelity bond; Clubhouse and community pool; Community mailbox; Deed restrictions; Pets allowed (cats and dogs) with number and size limits

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; 2-story building; Unit on second floor; Faces east
• Construction: Block construction; Shingle roof; Stem wall foundation; Built as part of building D/D1
• Exterior features: Hurricane shutters; Exterior lighting; Rain gutters; Sliding doors; Asphalt road surface

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/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: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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: Deep Creek Elementary School (math 64% / reading 68%, grade B+, #492 of 2,144 statewide, top 23%, 835 students, 47% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents soft (-2.6%/yr); 553 active listings in the ZIP; 36 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 32% of the median local income ($72k/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 20 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $125k implies a 166% 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; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

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. 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?
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 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: 1.51% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 5.5

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-7,280
• Equity at exit: $18,638

10-year hold

• IRR: -1.7%
• Equity multiple: 0.91×
• Total profit: $-3,255
• 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 33983

• Home prices YoY: -5.1%
• Rents YoY: -2.6%
• Active inventory: 553
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,892 high
• Mortgage (P&I): −$656
• Tax from tax record: −$240 /mo · $2,882/yr
• Insurance: −$52
• HOA: −$260
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $287

Break-even live

Break-even rent $1,529

Max offer price $125,000

Occupancy floor 80%

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 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	20d	1	0.02mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	20d	2	0.08mi
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	20d	1	0.51mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	20d	1	0.58mi
175 Kings Hwy Port Charlotte, FL	2.0	2.0	1219	$1,398	$1.15	20d	3	0.76mi
175 Kings Hwy Unit A8 Punta Gorda, FL	2.0	2.0	1228	$1,700	$1.38	20d	1	0.82mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	20d	1	0.88mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	13d	1	0.95mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,978	$2.28	13d	42	0.95mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	20d	1	0.97mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	20d	1	0.99mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$2,272	$2.29	13d	28	1.01mi
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	20d	1	1.03mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	20d	1	1.05mi
26156 Explorer Rd Punta Gorda, FL	2.0–3.0	2.0	1032	$1,650	$1.60	13d	1	1.11mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,944	$1.65	13d	26	1.12mi
26201 Explorer Rd Unit 5 Port Charlotte, FL	2.0	1.5	850	$1,350	$1.59	20d	1	1.13mi
26172 Explorer Rd Unit 2 Port Charlotte, FL	2.0	2.0	950	$1,450	$1.53	20d	1	1.15mi
26172 Explorer Rd Unit 4 Port Charlotte, FL	3.0	2.0	1300	$1,650	$1.27	20d	1	1.15mi
1196 Rio de Janeiro Ave #206 Punta Gorda, FL	2.0	2.5	1154	$1,325	$1.15	20d	1	1.16mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	20d	5	1.20mi
1037 Nomad Rd Punta Gorda, FL	3.0	2.0	1255	$1,625	$1.29	13d	1	1.21mi
1246 Rio De Janeiro Ave Unit E-505 Punta Gorda, FL	2.0	2.5	1154	$1,350	$1.17	20d	1	1.23mi
26221 Sandhill Blvd Punta Gorda, FL	3.0	2.0	1500	$1,800	$1.20	20d	1	1.25mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,660	$2.31	13d	276	1.26mi
1211 Saxony Cir Unit A-1 Punta Gorda, FL	2.0	2.0	1017	$2,900	$2.85	20d	1	1.26mi
26285 Explorer Rd Punta Gorda, FL	3.0	2.0	1408	$1,700	$1.21	20d	1	1.32mi
1275 Saxony Cir #3101 Punta Gorda, FL	2.0	2.0	1291	$3,000	$2.32	20d	1	1.37mi
1330 Rio De Janeiro Ave Unit 3 Punta Gorda, FL	2.0	2.0	1017	$1,325	$1.30	20d	1	1.37mi
26247 Northern Cross Rd Punta Gorda, FL	3.0	2.0	1255	$1,699	$1.35	20d	1	1.39mi
12235 SW Kingsway Cir Unit C6 Lake Suzy, FL	2.0	2.0	1460	$2,000	$1.37	13d	1	1.40mi
1350 Rio de Janeiro Ave Unit 6C Punta Gorda, FL	2.0	2.0	1120	$1,499	$1.34	20d	1	1.40mi
1356 Rio de Janeiro Ave #108 Punta Gorda, FL	2.0	2.0	1023	$1,500	$1.47	20d	1	1.42mi
26335 Explorer Rd Punta Gorda, FL	3.0	2.0	1402	$1,600	$1.14	20d	1	1.42mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	20d	2	1.43mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	20d	1	1.47mi

HOA detail condo

• Monthly dues: $260 · $3,120/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $125,000 Active 20 DOM
2. 2026-06-17
   days on market $125,000 Active 19 DOM
3. 2026-06-16
   days on market $125,000 Active 18 DOM
4. 2026-06-15
   days on market $125,000 Active 17 DOM
5. 2026-06-14
   days on market $125,000 Active 15 DOM
6. 2026-06-13
   days on market $125,000 Active 14 DOM
7. 2026-06-10
   days on market $125,000 Active 12 DOM
8. 2026-06-09
   days on market $125,000 Active 11 DOM
9. 2026-06-08
   days on market $125,000 Active 10 DOM
10. 2026-06-07
    days on market $125,000 Active 9 DOM
11. 2026-06-05
    days on market $125,000 Active 6 DOM
12. 2026-06-03
    days on market $125,000 Active 5 DOM
13. 2026-06-02
    days on market $125,000 Active 4 DOM
14. 2026-06-01
    days on market $125,000 Active 3 DOM
15. 2026-05-31
    days on market $125,000 Active 2 DOM
16. 2026-05-30
    remarks 695-char remark
17. 2026-05-30
    listed $125,000 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: $2,882 · $240/mo
• Projected year-2 tax: $2,882 · $240/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $22,706
• − Mortgage interest: −$7,002
• − Property taxes: −$2,882
• − Insurance: −$625
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$3,120
• − Depreciation: −$3,636
• Taxable income: $1,807
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $3,011/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): 18,471
• Household income: $71,856
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 342.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Black 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -18.76%
• Current HPI: 346.0116
• Rent YoY: ▼ -2.57%
• 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

+150.5% since first listed

4 events — show timeline

• 2026-05-29 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2010-12-07 Sold (Public Records) $47,000 Public Records
• 2004-02-09 Sold (Public Records) $75,000 Public Records
• 2001-08-20 Sold (Public Records) $49,900 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,882 · -1.4% YoY. Source: county tax records.