2100 Kings Hwy #175 · Port Charlotte, FL 33980

$129,000

2 bd · 2.0 ba · 1,341 sqft · Manufactured · 218 Days on market

Built 1977 4,650 sqft lot Est $208k · 38% under $408/mo HOA · 20% of rent ↓ 9% since listing

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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 +26.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• 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

Spacious and charming 2 bedroom, 2 bathroom manufactured home in Maple Leaf Golf & Country Club. This double wide home has 1,341 square feet of living space with a large living room, a front bonus room and laminate floors throughout. Plenty of cabinets for storage, a closet pantry, and stainless steel appliances as well as the furniture are included in this sale. New roof in 2022. No damage to the interior from Hurricane Ian. Some damage on the vinyl siding, lanai and the carport. Maple Leaf is a resident owned 55+ community with an active resort lifestyle! This amazing community offers 4 heated swimming pools, 2 hot tubs, 2 saunas, a fitness center, 5 tennis courts, bocce ball, lawn bowling, 2 shuffleboard court centers, woodworkers shop, pottery studio, 2 pickleball courts, 2 restaurants with full service bars, a tiki bar, many clubs and tons of activities! This location allows for only one indoor cat. The price includes $40,000 certificate. Great price for this charming home in a community with something for nearly everyone!

Key facts

• Large living room
• Newer lighting
• Front bonus room

Tags

• LARGE LIVING ROOM
• FRONT BONUS ROOM
• PLENTY OF CABINET STORAGE
• CLOSET PANTRY
• STAINLESS STEEL APPLIANCES
• NEWER LIGHTING

Property features AI

Finance

• Other: Furnished; Association contact listed
• Financial info: Lease restrictions apply; Total annual association fees listed
• HOA & community: Has HOA; monthly fee includes pool, maintenance of grounds, management, escrow reserves and other services; Monthly HOA fee listed; Association approval required; Community clubhouse and fitness center; Golf course access; golf carts allowed; Pool, spa/hot tub, pickleball, tennis and shuffleboard courts; Recreation facilities, park and street lights; Senior community; Pets allowed (cats OK)

Exterior

• Parking: Carport (2 spaces)
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Fiber optics available; Phone available; Underground utilities; Sewer connected; Water connected
• Home design: Manufactured home (double wide); One story; Southeast facing; Entry over a crawlspace
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Patio; Screened patio; Lighting; Storage; Shed(s); Other exterior storage; Irrigation equipment; Mature landscaping with trees; Near golf course; Greenbelt; Landscaped lot; Paved road access

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Living area on one level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Open floor plan; Walk-in closet(s); Florida room
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry with corridor access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (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: 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; 21 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 39% 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 $892 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 218 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 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 1977 — 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: 1.61% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $207,855
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Kings Hwy #1005	0.10mi	2/2.0	1,302 (-3%)	9mo	$225,000	$173	83
2100 Kings Hwy #478	0.09mi	2/2.0	1,152 (-14%)	3mo	$170,000	$148	70
2100 Kings Hwy #867	0.53mi	2/2.0	1,260 (-6%)	12mo	$195,000	$155	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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,241
• Equity at exit: $19,234

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $745
• Equity at exit: $11,154

Cash invested: $36,120 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$408
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $337

Break-even live

Break-even rent $1,645

Max offer price $129,000

Occupancy floor 79%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	0.31mi
1829 Knights Bridge Trl Punta Gorda, FL	2.0	2.0	1509	$2,000	$1.33	21d	1	0.61mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	13d	276	0.67mi
1867 Nottingham Trl Punta Gorda, FL	3.0	2.0	1646	$2,000	$1.22	21d	1	0.72mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	21d	1	0.73mi
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	21d	1	0.76mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	21d	1	0.87mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	21d	1	0.90mi
1314 Beacon Dr Port Charlotte, FL	3.0	2.0	1783	$2,500	$1.40	21d	1	1.01mi
1516 Abel St Port Charlotte, FL	3.0	2.0	1874	$2,200	$1.17	21d	1	1.04mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	21d	1	1.12mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	13d	1	1.15mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	21d	1	1.16mi
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	21d	1	1.17mi
2421 Ivanhoe St Port Charlotte, FL	2.0	2.0	1396	$3,300	$2.36	13d	1	1.22mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	13d	28	1.23mi
24145 Green Heron Dr Port Charlotte, FL	2.0	2.0	1512	$1,900	$1.26	21d	1	1.27mi
2451 Aquilos Ct Port Charlotte, FL	2.0	2.0	1307	$2,000	$1.53	13d	1	1.33mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	21d	5	1.35mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	21d	1	1.41mi
1195 Desmond St Port Charlotte, FL	3.0	2.0	1388	$1,716	$1.24	21d	1	1.46mi

HOA detail

• Monthly dues: $408 · $4,896/yr
• Likely covers: poolgym

Listing history 23 events

1. 2026-06-18
   days on market $129,000 Active 218 DOM
2. 2026-06-17
   days on market $129,000 Active 217 DOM
3. 2026-06-16
   days on market $129,000 Active 216 DOM
4. 2026-06-15
   days on market $129,000 Active 215 DOM
5. 2026-06-14
   days on market $129,000 Active 213 DOM
6. 2026-06-13
   days on market $129,000 Active 212 DOM
7. 2026-06-10
   days on market $129,000 Active 210 DOM
8. 2026-06-09
   days on market $129,000 Active 209 DOM
9. 2026-06-08
   days on market $129,000 Active 208 DOM
10. 2026-06-05
    days on market $129,000 Active 204 DOM
11. 2026-06-02
    days on market $129,000 Active 202 DOM
12. 2026-06-01
    days on market $129,000 Active 201 DOM
13. 2026-05-31
    days on market $129,000 Active 200 DOM
14. 2026-05-30
    days on market $129,000 Active 199 DOM
15. 2026-04-08
    price $129,000
16. 2026-04-03
    status Active
17. 2025-11-19
    price $139,999
18. 2025-10-08
    listed $139,000 Active
19. 2025-03-31
    historical
20. 2024-07-06
    listed $155,000 Active
21. 2023-03-28
    soldstatus $135,000 Closed 1049-char remark

    Show marketing remark (1049 chars)

    Spacious and charming 2 bedroom, 2 bathroom manufactured home in Maple Leaf Golf & Country Club. This double wide home has 1,341 square feet of living space with a large living room, a front bonus room and laminate floors throughout. Plenty of cabinets for storage, a closet pantry, and stainless steel appliances as well as the furniture are included in this sale. New roof in 2022. No damage to the interior from Hurricane Ian. Some damage on the vinyl siding, lanai and the carport. Maple Leaf is a resident owned 55+ community with an active resort lifestyle! This amazing community offers 4 heated swimming pools, 2 hot tubs, 2 saunas, a fitness center, 5 tennis courts, bocce ball, lawn bowling, 2 shuffleboard court centers, woodworkers shop, pottery studio, 2 pickleball courts, 2 restaurants with full service bars, a tiki bar, many clubs and tons of activities! This location allows for only one indoor cat. The price includes $40,000 certificate. Great price for this charming home in a community with something for nearly everyone!

22. 2023-03-07
    status Pending 1049-char remark

    Show marketing remark (1049 chars)

    Spacious and charming 2 bedroom, 2 bathroom manufactured home in Maple Leaf Golf & Country Club. This double wide home has 1,341 square feet of living space with a large living room, a front bonus room and laminate floors throughout. Plenty of cabinets for storage, a closet pantry, and stainless steel appliances as well as the furniture are included in this sale. New roof in 2022. No damage to the interior from Hurricane Ian. Some damage on the vinyl siding, lanai and the carport. Maple Leaf is a resident owned 55+ community with an active resort lifestyle! This amazing community offers 4 heated swimming pools, 2 hot tubs, 2 saunas, a fitness center, 5 tennis courts, bocce ball, lawn bowling, 2 shuffleboard court centers, woodworkers shop, pottery studio, 2 pickleball courts, 2 restaurants with full service bars, a tiki bar, many clubs and tons of activities! This location allows for only one indoor cat. The price includes $40,000 certificate. Great price for this charming home in a community with something for nearly everyone!

23. 2023-02-21
    listed $142,000 Active 1049-char remark

    Show marketing remark (1049 chars)

    Spacious and charming 2 bedroom, 2 bathroom manufactured home in Maple Leaf Golf & Country Club. This double wide home has 1,341 square feet of living space with a large living room, a front bonus room and laminate floors throughout. Plenty of cabinets for storage, a closet pantry, and stainless steel appliances as well as the furniture are included in this sale. New roof in 2022. No damage to the interior from Hurricane Ian. Some damage on the vinyl siding, lanai and the carport. Maple Leaf is a resident owned 55+ community with an active resort lifestyle! This amazing community offers 4 heated swimming pools, 2 hot tubs, 2 saunas, a fitness center, 5 tennis courts, bocce ball, lawn bowling, 2 shuffleboard court centers, woodworkers shop, pottery studio, 2 pickleball courts, 2 restaurants with full service bars, a tiki bar, many clubs and tons of activities! This location allows for only one indoor cat. The price includes $40,000 certificate. Great price for this charming home in a community with something for nearly everyone!

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $24,855
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$4,896
• − Depreciation: −$3,753
• Taxable income: $2,423
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $3,460/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

-9.2% since first listed

9 events — show timeline

• 2026-04-08 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $139,999 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-06 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-28 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-21 Listed $142,000 Stellar MLS as Distributed by MLS Grid