2100 Kings Hwy #1038 · Port Charlotte, FL 33980

$118,000

2 bd · 2.0 ba · 864 sqft · SingleFamily · 423 Days on market

Built 1983 4,379 sqft lot Est $133k · 11% under $408/mo HOA · 22% of rent ↓ 6% since listing

---

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 +25.2/30.0
• ARV discount +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• 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

This beautifully maintained 2-bedroom, 2-bath home is located in a vibrant 55+ gated golf course community. A practical floor plan with comfortable living and dining spaces. Functional kitchen with ample storage. The front 220sq ft lanai is the perfect space for reading, relaxing, watching the sunset or just sitting quietly enjoying your favorite beverage. Take in the tranquil surroundings and manicured landscapes. Low-maintenance yard with room to personalize. On the exterior, you will enjoy the enclosed portion of the carport leading to a oversized storage shed with workshop and laundry. Whether you're a golf enthusiast or just looking for a peaceful, active lifestyle, this home is the pe

Key facts

• Low-maintenance yard
• Front lanai
• Manicured landscapes

Tags

• GATED GOLF COURSE COMMUNITY
• FRONT LANAI
• MANICURED LANDSCAPES
• LOW-MAINTENANCE YARD
• OVERSIZED STORAGE SHED
• WORKSHOP AND LAUNDRY

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees listed as $408 and total annual fees $4,896
• HOA & community: Monthly HOA fee of $377 (includes 24-hour guard, pool, internet, grounds maintenance, management, private road, recreational facilities, security and escrow reserves); Association approval required; On-site property manager; Community clubhouse, fitness center, pool, spa/hot tub, tennis, pickleball and shuffleboard courts, golf facilities; Deed and community restrictions; buyer approval required; Senior community; Pets allowed (cats, number limit); Street lights

Exterior

• Parking: Covered driveway; Carport with 2 spaces
• Security: Gated community; Security gate
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Fiber optics; Phone available; Underground utilities; Sprinkler recycled
• Home design: Manufactured home (double wide); Single-story; Faces west; Entry on one level
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Jacobsen make, Coronet model
• Exterior features: Covered, enclosed and screened front, side and rear porches; Patio; Porch; Covered patio; Sliding doors; Shed(s); Paved, private lot; Private maintained road

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Thermostat; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $104k (12.0% 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: 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; 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 $816 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 423 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $103,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 423 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: 1.59% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.42
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $133,056
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Kings Hwy #1035	0.00mi	2/2.0	864 (0%)	15mo	$171,500	$198	88
2100 Kings Hwy W #1044	0.00mi	2/2.0	864 (0%)	17mo	$120,000	$139	86
2100 Kings Hwy #417	0.09mi	2/2.0	864 (0%)	23mo	$133,000	$154	76
2100 Kings Hwy #585	0.56mi	2/2.0	864 (0%)	14mo	$128,000	$148	62

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: -6.5%
• Equity multiple: 0.77×
• Total profit: $-7,616
• Equity at exit: $17,594

10-year hold

• IRR: -2.9%
• Equity multiple: 0.84×
• Total profit: $-5,250
• Equity at exit: $10,202

Cash invested: $33,040 (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: $1,881 high
• Mortgage (P&I): −$619
• Tax est. 1.5%: −$148 /mo · $1,770/yr
• Insurance: −$49
• HOA: −$408
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $263

Break-even live

Break-even rent $1,549

Max offer price $118,000

Occupancy floor 81%

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: $29,500
• Closing costs: $3,540
• 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
• Likely covers: security

Listing history 21 events

1. 2026-06-18
   days on market $118,000 Active 423 DOM
2. 2026-06-17
   days on market $118,000 Active 422 DOM
3. 2026-06-16
   days on market $118,000 Active 421 DOM
4. 2026-06-15
   days on market $118,000 Active 420 DOM
5. 2026-06-14
   days on market $118,000 Active 418 DOM
6. 2026-06-13
   days on market $118,000 Active 417 DOM
7. 2026-06-10
   days on market $118,000 Active 415 DOM
8. 2026-06-09
   days on market $118,000 Active 414 DOM
9. 2026-06-08
   days on market $118,000 Active 413 DOM
10. 2026-06-05
    days on market $118,000 Active 409 DOM
11. 2026-06-02
    days on market $118,000 Active 407 DOM
12. 2026-06-01
    days on market $118,000 Active 406 DOM
13. 2026-05-31
    days on market $118,000 Active 405 DOM
14. 2026-05-30
    days on market $118,000 Active 404 DOM
15. 2026-05-01
    status Active
16. 2026-04-30
    historical
17. 2026-01-17
    price $118,000
18. 2025-10-16
    status Active
19. 2025-10-15
    historical
20. 2025-10-03
    price $120,000
21. 2025-04-19
    listed $125,000 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 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: $22,577
• − Mortgage interest: −$6,610
• − Property taxes: −$1,770
• − Insurance: −$590
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − HOA: −$4,896
• − Depreciation: −$3,433
• Taxable income: $1,666
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $2,754/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

-5.6% since first listed

7 events — show timeline

• 2026-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $118,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-03 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-19 Listed $125,000 Stellar MLS as Distributed by MLS Grid