25050 Sandhill Blvd Unit 4B3 · Port Charlotte, FL 33983

$129,890

2 bd · 2.0 ba · 860 sqft · Condo · 258 Days on market

Built 1989 $360/mo HOA · 21% of rent ↓ 24% since listing

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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 +17.1/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 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

PRICE REDUCED! Beautifully updated 2BR/2BA second floor condo in desirable Sandhill Pines. This move-in-ready unit features a bright, open layout with stylish upgrades throughout. The kitchen offers granite countertops and new lower cabinets, while ceramic tile flooring runs through the main living areas. Both bathrooms have been updated, and the home includes window treatments and a sliding glass door to a private lanai overlooking a peaceful freshwater lake. Sandhill Pines residents enjoy a community pool, tennis courts, and a friendly neighborhood atmosphere. Located within the deed-restricted Deep Creek community, known for its well-maintained homes and community park. Convenient to I-7

Key facts

• Community pool
• Updated bathrooms
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• CERAMIC TILE FLOORING
• UPDATED BATHROOMS
• PRIVATE LANAI
• FRESHWATER LAKE VIEWS
• COMMUNITY POOL

Property features AI

Finance

• Financial info: Total monthly fees $360; Total annual fees $4,320; Lease restrictions apply
• HOA & community: Palmer Property Management HOA; Monthly condo/association fee $360 (includes common area taxes, pool, electricity, escrow reserves, insurance, maintenance - structure and grounds, management, pest control, private road, recreational facilities, sewer, trash, water); Association/Buyer approval required; Association amenities: maintenance, tennis court(s); Community features: clubhouse, community mailbox, deed restrictions, pool, tennis court(s), street lights, association recreation owned; Pets allowed (max 35 lbs)

Exterior

• Utilities: Public water; Public sewer; Public utilities available
• Home design: Condominium; Residential property; Two stories; Unit on 2nd floor; Faces southwest
• Construction: Block construction; Metal roof; Block foundation; Built as part of a multi-unit building (building number 4)
• Exterior features: Balcony; Sidewalk; Tennis court(s); Private in-ground gunite pool

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Stone counters; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• 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: 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; 17 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 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 258 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $114,303 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.31% ✓
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 6.3

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: -16.1%
• Equity multiple: 0.45×
• Total profit: $-20,033
• Equity at exit: $19,367

10-year hold

• IRR: -17.5%
• Equity multiple: 0.22×
• Total profit: $-28,341
• Equity at exit: $11,231

Cash invested: $36,369 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$360
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $91

Break-even live

Break-even rent $1,592

Max offer price $129,890

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: $32,472
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	21d	1	0.02mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	21d	2	0.08mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,735	$2.00	13d	42	0.95mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	21d	1	0.99mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	13d	28	1.01mi
26156 Explorer Rd Punta Gorda, FL	2.0–3.0	2.0	1032	$1,450	$1.41	13d	1	1.11mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,720	$1.46	13d	26	1.12mi
26201 Explorer Rd Unit 5 Port Charlotte, FL	2.0	1.5	850	$1,350	$1.59	21d	1	1.13mi
26172 Explorer Rd Unit 2 Port Charlotte, FL	2.0	2.0	950	$1,450	$1.53	21d	1	1.15mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	21d	5	1.20mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	13d	276	1.26mi
1211 Saxony Cir Unit A-1 Punta Gorda, FL	2.0	2.0	1017	$2,900	$2.85	21d	1	1.26mi
1330 Rio De Janeiro Ave Unit 3 Punta Gorda, FL	2.0	2.0	1017	$1,325	$1.30	21d	1	1.37mi
1350 Rio de Janeiro Ave Unit 6C Punta Gorda, FL	2.0	2.0	1120	$1,499	$1.34	21d	1	1.40mi
1356 Rio de Janeiro Ave #108 Punta Gorda, FL	2.0	2.0	1023	$1,500	$1.47	21d	1	1.42mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	21d	2	1.43mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	21d	1	1.47mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $129,890 Active 258 DOM
2. 2026-06-17
   days on market $129,890 Active 257 DOM
3. 2026-06-16
   days on market $129,890 Active 256 DOM
4. 2026-06-15
   days on market $129,890 Active 255 DOM
5. 2026-06-14
   days on market $129,890 Active 253 DOM
6. 2026-06-13
   days on market $129,890 Active 252 DOM
7. 2026-06-10
   days on market $129,890 Active 250 DOM
8. 2026-06-09
   days on market $129,890 Active 249 DOM
9. 2026-06-08
   days on market $129,890 Active 248 DOM
10. 2026-06-05
    days on market $129,890 Active 244 DOM
11. 2026-06-02
    days on market $129,890 Active 242 DOM
12. 2026-06-01
    days on market $129,890 Active 241 DOM
13. 2026-05-31
    days on market $129,890 Active 240 DOM
14. 2026-05-30
    days on market $129,890 Active 239 DOM
15. 2026-04-30
    price $129,890
16. 2026-03-22
    price $134,890
17. 2026-02-10
    price $139,900
18. 2026-01-30
    price $144,800
19. 2025-12-15
    price $149,800
20. 2025-12-06
    price $154,800
21. 2025-11-17
    price $159,800
22. 2025-11-17
    price $159,900
23. 2025-10-29
    price $164,900
24. 2025-10-03
    listed $169,900 Active

ⓘ 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 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: $20,479
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$649
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − HOA: −$4,320
• − Depreciation: −$3,779
• Taxable loss: −$770
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $1,272/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

-23.5% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $129,890 Stellar MLS as Distributed by MLS Grid
• 2026-03-22 Price Changed $134,890 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $144,800 Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Price Changed $149,800 Stellar MLS as Distributed by MLS Grid
• 2025-12-06 Price Changed $154,800 Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Price Changed $159,800 Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-29 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-03 Listed $169,900 Stellar MLS as Distributed by MLS Grid