2100 Kings Hwy #1052 · Port Charlotte, FL 33980

$125,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 346 Days on market

Built 1983 4,080 sqft lot Est $123k · at est. $408/mo HOA · 22% 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 +22.8/30.0
• 1% rule +10.0/10.0
• DSCR +7.3/10.0
• ARV discount +6.7/15.0
• 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

Welcome to #1052 Queensway in the Award-Winning Maple Leaf Golf & Country Club! This delightful, well-maintained home offers the perfect blend of comfort, convenience, and resort-style living. Featuring a spacious open floor plan, this residence is ideal for both seasonal getaways and year-round enjoyment. Step into the inviting open concept living and dining space, perfect for entertaining family and friends. A newer Enclosed lanai extends your living area outdoors open the windows and enjoy the fresh air as you relax or turn on the AC for comfort — enjoy Florida's sunshine and breezes in style. The primary bedroom boasts a walk-in closet and en suite bath, while the second

Key facts

• Pickleball courts
• Tennis courts
• 18 hole golf course

Tags

• ENCLOSED LANAI
• LARGE STORAGE SHED
• EXTERIOR LIFT
• 18 HOLE GOLF COURSE
• TENNIS COURTS
• PICKLEBALL COURTS

Property features AI

Finance

• Other: Lease restrictions apply; Senior community; Cats allowed; Irrigation equipment; Universal property ID available
• Financial info: Total monthly fees around $408; total annual fees around $4,896; Furnished
• HOA & community: Has HOA — monthly fee (approximately $377); Association approval required; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis, pickleball, shuffleboard, golf, golf cart access, recreation facilities, laundry, park, security, street lights; Association fee includes guard, pool, internet, grounds maintenance, management, escrow reserves, security

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community; 24-hour guard
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Fiber optics; Phone available; Underground utilities; Water connected; Sewer connected; Other utilities
• Home design: Manufactured double-wide home; One story; Southeast facing entry
• Construction: Vinyl siding; Roof over; Crawlspace foundation
• Exterior features: Enclosed patio/porch; Front porch; Patio/porch other features; Exterior lighting; Storage; Shed(s); Other exterior structures; Mature landscaping with trees; Landscaped, level lot; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Open floor plan; Walk-in closets
• Laundry & utility: Washer and dryer included; Laundry inside; Other laundry features

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 $217 ($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: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 600 active listings in the ZIP; 6 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 36% 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 346 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask is 681% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.51% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $122,880
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Kings Hwy #803	0.00mi	2/2.0	1,008 (+5%)	12mo	$180,000	$179	82
2100 Kings Hwy #58	0.19mi	2/2.0	912 (-5%)	3mo	$125,000	$137	80
2100 Kings Hwy #591	0.19mi	2/2.0	864 (-10%)	2mo	$105,000	$122	73
2100 Kings Hwy #444	0.56mi	2/2.0	1,008 (+5%)	2mo	$118,000	$117	64
2100 Kings Hwy #650	0.56mi	2/2.0	1,056 (+10%)	3mo	$135,000	$128	55
2100 Kings Hwy #288	0.56mi	2/2.0	864 (-10%)	4mo	$77,500	$90	54
2100 Kings Hwy #545	0.56mi	2/2.0	864 (-10%)	6mo	$51,000	$59	52
2100 Kings Hwy #398	0.56mi	2/2.0	1,084 (+13%)	2mo	$160,000	$148	51

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: -9.5%
• Equity multiple: 0.67×
• Total profit: $-11,673
• Equity at exit: $18,638

10-year hold

• IRR: -6.9%
• Equity multiple: 0.64×
• Total profit: $-12,571
• 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: 5.5×

Monthly cashflow live

• Estimated rent: $1,885 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$408
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $217

Break-even live

Break-even rent $1,610

Max offer price $125,000

Occupancy floor 83%

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 6 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	20d	2	0.38mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	13d	276	0.74mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	20d	1	1.18mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	13d	28	1.30mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	20d	5	1.35mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	20d	1	1.41mi

HOA detail

• Monthly dues: $408 · $4,896/yr

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 346 DOM
2. 2026-06-17
   days on market $125,000 Active 345 DOM
3. 2026-06-16
   days on market $125,000 Active 344 DOM
4. 2026-06-15
   days on market $125,000 Active 343 DOM
5. 2026-06-14
   days on market $125,000 Active 341 DOM
6. 2026-06-13
   days on market $125,000 Active 340 DOM
7. 2026-06-10
   days on market $125,000 Active 338 DOM
8. 2026-06-09
   days on market $125,000 Active 337 DOM
9. 2026-06-08
   days on market $125,000 Active 336 DOM
10. 2026-06-05
    days on market $125,000 Active 332 DOM
11. 2026-06-02
    days on market $125,000 Active 330 DOM
12. 2026-06-01
    days on market $125,000 Active 329 DOM
13. 2026-05-31
    days on market $125,000 Active 328 DOM
14. 2026-05-30
    days on market $125,000 Active 327 DOM
15. 2026-04-21
    price $125,000
16. 2025-08-09
    price $145,000
17. 2025-07-07
    price $159,999
18. 2025-07-07
    listed $15,999 Active
19. 2009-08-01
    listed $89,900

ⓘ 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: $22,617
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − HOA: −$4,896
• − Depreciation: −$3,636
• Taxable income: $964
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $2,374/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

+39.0% since first listed

5 events — show timeline

• 2026-04-21 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-09 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-07 Price Changed $159,999 Stellar MLS as Distributed by MLS Grid
• 2025-07-07 Listed $15,999 Stellar MLS as Distributed by MLS Grid
• 2009-08-01 Listed $89,900 Stellar MLS as Distributed by MLS Grid