2395 Harbor Blvd #212 · Port Charlotte, FL 33952

$125,000

2 bd · 2.0 ba · 1,044 sqft · Condo public records · 211 Days on market

Built 1984 $415/mo HOA · 27% 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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOVELY 2 BEDROOM, 2 BATH CONDO, CLOSE TO SHOPPING, HOSPITALS, DOCTORS, SPLIT FLOOR PLAN. 2ND FLOOR END UNIT HOWEVER THIS BUILDING HAS AN ELEVATOR. ALL MAJOR APPLIANCES INCLUDED. STACK WASHER AND DRYER. TILED FLOORS. SCREEN LANAI. ASSIGNED CARPORT. HEATED POOL. CALL TODAY FOR EASY ACCESS.

Key facts

• Impeccably renovated
• Gourmet kitchen
• Heated swimming pool

Tags

• IMPECCABLY RENOVATED
• GOURMET KITCHEN
• PREMIUM QUARTZ COUNTER-TOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE SCREENED LANAI
• HEATED SWIMMING POOL

Property features AI

Finance

• Other: Living area approximately 1,044 square feet; Road access via asphalt
• Financial info: Total monthly fees $405; total annual fees $4,860; Lease restrictions apply
• HOA & community: Monthly HOA fee $405 (includes cable TV, internet, pool, common area taxes, maintenance - structure & grounds, sewer, trash, water); Association approval required; Association name: Laura Louro; Clubhouse on site; Senior community; Pets not allowed

Exterior

• Parking: Carport with 1 space; Assigned parking spot #105
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Residential condominium; Two-story building; Unit located on 2nd floor; Faces northwest
• Construction: Block construction; Metal roof; Slab foundation; Building/Unit A
• Exterior features: Covered, enclosed patio/porch; Balcony; Community pool (gunite, in-ground)

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Insulated windows; Building has elevator; Inside utility room
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-70 ($-846/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (10.0% below list).
• 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 6.3% 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: Peace River Elementary School (math 56% / reading 54%, grade C, #872 of 2,144 statewide, top 42%, 581 students, 64% FRL); Port Charlotte Middle School (math 59% / reading 50%, grade B-, #183 of 571 statewide, top 34%, 877 students, 55% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 712 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 30% of the median local income ($61k/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 211 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $125k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 27% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/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. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.23% ✓
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 6.7

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: -25.3%
• Equity multiple: 0.17×
• Total profit: $-28,982
• Equity at exit: $18,638

10-year hold

• IRR: -47.7%
• Equity multiple: -0.35×
• Total profit: $-47,340
• 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 33952

• Home prices YoY: -4.8%
• Rents YoY: -1.4%
• Active inventory: 712
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$656
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$415
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-70

Break-even live

Break-even rent $1,633

Max offer price $112,552

Occupancy floor 100%

Sensitivity live

Price	-10% $0	-5% $-35	+0% $-70	+5% $-106	+10% $-141
Rent	-10% $-192	-5% $-131	+0% $-70	+5% $-9	+10% $51
Rate	-1.0pp $-8	-0.5pp $-39	base $-70	+0.5pp $-103	+1.0pp $-136

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	22d	1	0.06mi
21307 Gertrude Ave Port Charlotte, FL	2.0	3.0	1170	$1,650	$1.41	22d	1	0.10mi
21385 Gibralter Dr Port Charlotte, FL	2.0	2.0	1172	$1,650	$1.41	22d	1	0.18mi
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	22d	1	0.28mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	22d	1	0.40mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	22d	2	0.42mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	22d	1	0.44mi
21422 Kenyon Ave Port Charlotte, FL	2.0	2.0	1149	$1,400	$1.22	22d	1	0.44mi
21426 Glendale Ave Port Charlotte, FL	3.0	1.5	1423	$1,511	$1.06	15d	1	0.45mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	22d	1	0.46mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	15d	2	0.47mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	22d	3	0.47mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	22d	1	0.49mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	22d	1	0.49mi
2171 Birchcrest Blvd Port Charlotte, FL	2.0	1.5	1162	$1,500	$1.29	22d	1	0.52mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	22d	2	0.53mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	15d	1	0.58mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	15d	1	0.59mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	22d	1	0.61mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	22d	1	0.63mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	22d	1	0.65mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	22d	1	0.65mi
2395 Alda Ln Port Charlotte, FL	2.0	2.0	1150	$1,775	$1.54	22d	1	0.66mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	15d	1	0.67mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	22d	1	0.68mi
1506 Dewitt St Port Charlotte, FL	3.0	2.0	1198	$1,800	$1.50	22d	1	0.74mi
22153 Olean Blvd Port Charlotte, FL	2.0	2.0	1337	$1,425	$1.07	22d	1	0.78mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	22d	1	0.80mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	22d	1	0.85mi
3281 Easy St Port Charlotte, FL	3.0	2.0	1196	$1,750	$1.46	15d	1	0.86mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	22d	1	0.92mi
394 Ferris Dr NW Port Charlotte, FL	3.0	2.0	842	$1,395	$1.66	22d	1	0.95mi
322 Lasayette Dr NE Port Charlotte, FL	2.0	1.5	1140	$1,475	$1.29	22d	1	0.97mi
125 Cambridge Dr NW Unit NA Port Charlotte, FL	2.0	1.0	1200	$1,750	$1.46	22d	1	1.09mi
401 Skylark Ln NW Port Charlotte, FL	3.0	2.0	1167	$1,650	$1.41	22d	1	1.19mi
1299 Birchcrest Blvd Port Charlotte, FL	3.0	2.0	1176	$1,800	$1.53	22d	1	1.20mi
249 Seminole Blvd NW Port Charlotte, FL	3.0	2.0	1389	$1,750	$1.26	22d	1	1.24mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	22d	1	1.27mi
266 Rockwood St NW Port Charlotte, FL	3.0	2.0	1400	$1,850	$1.32	15d	1	1.30mi
533 Crandall St NW Port Charlotte, FL	3.0	2.0	1328	$1,550	$1.17	22d	1	1.31mi

HOA detail condo

• Monthly dues: $415 · $4,980/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-22
   days on market $125,000 Active 211 DOM
2. 2026-06-19
   remarks 693-char remark
3. 2026-06-18
   days on market $125,000 Active 208 DOM
4. 2026-06-17
   days on market $125,000 Active 207 DOM
5. 2026-06-16
   days on market $125,000 Active 206 DOM
6. 2026-06-15
   days on market $125,000 Active 205 DOM
7. 2026-06-14
   days on market $125,000 Active 203 DOM
8. 2026-06-13
   days on market $125,000 Active 202 DOM
9. 2026-06-10
   days on market $125,000 Active 200 DOM
10. 2026-06-09
    days on market $125,000 Active 199 DOM
11. 2026-06-08
    days on market $125,000 Active 198 DOM
12. 2026-06-05
    days on market $125,000 Active 194 DOM
13. 2026-06-02
    pricedays on market $125,000 Active 192 DOM
14. 2026-06-01
    days on market $134,900 Active 191 DOM
15. 2026-05-31
    days on market $134,900 Active 190 DOM
16. 2026-05-30
    days on market $134,900 Active 189 DOM
17. 2026-05-18
    price $134,900
18. 2026-02-09
    price $139,000
19. 2025-12-31
    price $145,000
20. 2025-11-22
    listed $155,000 Active
21. 2016-02-18
    soldstatus $58,000
22. 2016-02-12
    soldstatus $58,000 Sold 288-char remark

    Show marketing remark (288 chars)

    LOVELY 2 BEDROOM, 2 BATH CONDO, CLOSE TO SHOPPING, HOSPITALS, DOCTORS, SPLIT FLOOR PLAN. 2ND FLOOR END UNIT HOWEVER THIS BUILDING HAS AN ELEVATOR. ALL MAJOR APPLIANCES INCLUDED. STACK WASHER AND DRYER. TILED FLOORS. SCREEN LANAI. ASSIGNED CARPORT. HEATED POOL. CALL TODAY FOR EASY ACCESS.

23. 2016-01-30
    status Pending 288-char remark

    Show marketing remark (288 chars)

    LOVELY 2 BEDROOM, 2 BATH CONDO, CLOSE TO SHOPPING, HOSPITALS, DOCTORS, SPLIT FLOOR PLAN. 2ND FLOOR END UNIT HOWEVER THIS BUILDING HAS AN ELEVATOR. ALL MAJOR APPLIANCES INCLUDED. STACK WASHER AND DRYER. TILED FLOORS. SCREEN LANAI. ASSIGNED CARPORT. HEATED POOL. CALL TODAY FOR EASY ACCESS.

24. 2016-01-23
    listed $64,900 Active 288-char remark

    Show marketing remark (288 chars)

    LOVELY 2 BEDROOM, 2 BATH CONDO, CLOSE TO SHOPPING, HOSPITALS, DOCTORS, SPLIT FLOOR PLAN. 2ND FLOOR END UNIT HOWEVER THIS BUILDING HAS AN ELEVATOR. ALL MAJOR APPLIANCES INCLUDED. STACK WASHER AND DRYER. TILED FLOORS. SCREEN LANAI. ASSIGNED CARPORT. HEATED POOL. CALL TODAY FOR EASY ACCESS.

25. 2004-12-29
    soldstatus $93,000
26. 2004-12-22
    soldstatus $93,000 102-char remark

    Show marketing remark (102 chars)

    2 BEDROOM, 2 BATH CONDO, SECOND FLOOR, ELEVATOR. NEW BERBER CARPET, FRESHLY PAINTED, MOSTLY FURNISHED.

27. 2004-07-10
    listed $94,900 102-char remark

    Show marketing remark (102 chars)

    2 BEDROOM, 2 BATH CONDO, SECOND FLOOR, ELEVATOR. NEW BERBER CARPET, FRESHLY PAINTED, MOSTLY FURNISHED.

28. 1996-06-07
    soldstatus $51,500

ⓘ 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: $1,210 · $101/mo
• Projected year-2 tax: $1,210 · $101/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 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $18,523
• − Mortgage interest: −$7,002
• − Property taxes: −$1,210
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − HOA: −$4,980
• − Depreciation: −$3,636
• Taxable loss: −$2,692
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $-200/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

• Census place: Port Charlotte, FL
• County: Charlotte County · 196,994 people
• City population: 102,180
• Metro: Punta Gorda, FL
• Population (ZIP): 35,231
• Household income: $61,382
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 733.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 10% French/Haitian/Cajun 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: ▼ -17.18%
• Current HPI: 339.0932
• Rent YoY: ▼ -1.35%
• 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

+161.9% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-22 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-18 Sold (Public Records) $58,000 Public Records
• 2016-02-12 Sold (MLS) $58,000 Stellar MLS as Distributed by MLS Grid
• 2016-01-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-01-23 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2004-12-29 Sold (Public Records) $93,000 Public Records
• 2004-12-22 Sold (MLS) $93,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-10 Listed $94,900 Stellar MLS as Distributed by MLS Grid
• 1996-06-07 Sold (Public Records) $51,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,210 · +2.7% YoY. Source: county tax records.