1000 Kings Hwy #147 · Port Charlotte, FL 33980

$139,000

3 bd · 2.0 ba · 1,566 sqft · Manufactured public records · 325 Days on market

Built 2005 2,352 sqft lot Est $169k · 18% under $300/mo HOA · 12% of rent ↓ 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Under contract-accepting backup offers. Motivated Seller. Port Charlotte Village was voted #1 Manufactured home community in 2024. Not in Flood Zone. Welcome to this beautifully furnished manufactured home located in a desirable 55+ community, just minutes from shopping, dining, entertainment, world-class golf courses, top-rated hospitals, and some of Florida’s best fishing spots. Step into the spacious Florida room, a perfect spot to sip your morning coffee and soak in the sunshine. The open-concept kitchen flows seamlessly into the living and dining areas, creating a warm, inviting atmosphere ideal for entertaining or everyday living. The owner’s suite is a peaceful retreat,

Key facts

• Not in flood zone
• Open-concept kitchen
• Walk-in closet

Tags

• NOT IN FLOOD ZONE
• SPACIOUS FLORIDA ROOM
• OPEN-CONCEPT KITCHEN
• OWNER'S SUITE
• WALK-IN CLOSET
• EN-SUITE BATHROOM

Property features AI

Finance

• Financial info: Total monthly fees $300; Total annual fees $3,600
• HOA & community: Has HOA (monthly fee $300); HOA includes cable TV, pool, internet, structure and grounds maintenance, private road, recreational facilities, sewer, trash, water; Association amenities: clubhouse, maintenance, pool, recreation facilities, pickleball courts, shuffleboard court, storage, wheelchair access; Buyer approval required; Senior community; Community features: community mailbox, dog park, street lights, golf carts OK; Pets allowed (cats and dogs; number and size limits apply, max pet weight 25 lbs)

Exterior

• Parking: Covered parking; Driveway; 2-space carport
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Fiber optics; BB/HS internet available; Water connected; Sewer connected
• Home design: Manufactured double-wide home; One story; Northeast facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built in (see public records for year)
• Exterior features: Lighting; Rain gutters; Storage; Shed(s)

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Crown molding; High ceilings; Open floorplan; Thermostat; Walk-in closet(s); Window treatments (blinds, drapes)
• Laundry & utility: Washer and dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 Middle School (math 59% / reading 50%, grade B-, #183 of 571 statewide, top 34%, 877 students, 55% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 603 active listings in the ZIP; 25 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).
• At $2,409/mo this rent would consume 45% of the median local household income ($64k/yr) (locally 612% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $46k (25%) 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 325 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: 1.73% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.24%
• DSCR: 1.81
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $169,128
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Kings Hwy #207	0.14mi	3/2.0	1,404 (-10%)	12mo	$150,000	$107	67
1000 Kings Hwy #181	0.11mi	2/2.0 (-1)	1,344 (-14%)	9mo	$145,000	$108	59

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: 5.8%
• Equity multiple: 1.21×
• Total profit: $8,348
• Equity at exit: $20,725

10-year hold

• IRR: 11.6%
• Equity multiple: 1.76×
• Total profit: $29,526
• Equity at exit: $12,018

Cash invested: $38,920 (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: 603
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,409 high
• Mortgage (P&I): −$729
• Tax from tax record: −$225 /mo · $2,700/yr
• Insurance: −$58
• HOA: −$300
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $592

Break-even live

Break-even rent $1,661

Max offer price $139,000

Occupancy floor 70%

Sensitivity live

Price	-10% $670	-5% $631	+0% $592	+5% $552	+10% $513
Rent	-10% $401	-5% $496	+0% $592	+5% $687	+10% $782
Rate	-1.0pp $662	-0.5pp $627	base $592	+0.5pp $556	+1.0pp $519

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24312 Westgate Blvd Punta Gorda, FL	3.0	2.0	2044	$4,500	$2.20	22d	1	0.33mi
1829 Knights Bridge Trl Punta Gorda, FL	2.0	2.0	1509	$2,000	$1.33	22d	1	0.41mi
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	22d	1	0.42mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	22d	1	0.43mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,660	$2.31	15d	276	0.47mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	22d	1	0.50mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$2,272	$2.29	15d	28	0.51mi
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	22d	1	0.59mi
1867 Nottingham Trl Punta Gorda, FL	3.0	2.0	1646	$2,000	$1.22	22d	1	0.59mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	22d	1	0.75mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,978	$2.28	15d	42	0.80mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,944	$1.65	15d	26	0.85mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	15d	1	0.87mi
23289 Nancy Ave Port Charlotte, FL	3.0	2.0	2059	$2,000	$0.97	22d	1	0.99mi
271 Campinas St Punta Gorda, FL	4.0	2.0	2145	$2,500	$1.17	15d	1	1.02mi
175 Kings Hwy Port Charlotte, FL	2.0	2.0	1219	$1,398	$1.15	22d	3	1.07mi
25199 Chiclayo Ave Punta Gorda, FL	3.0	2.0	1977	$2,100	$1.06	15d	1	1.08mi
23261 Lehigh Ave Port Charlotte, FL	3.0	2.0	2155	$2,300	$1.07	15d	1	1.16mi
175 Kings Hwy Unit A8 Punta Gorda, FL	2.0	2.0	1228	$1,700	$1.38	22d	1	1.18mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	22d	1	1.19mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	22d	1	1.31mi
1314 Beacon Dr Port Charlotte, FL	3.0	2.0	1783	$2,500	$1.40	22d	1	1.32mi
25583 Deep Creek Blvd Punta Gorda, FL	4.0	2.0	1810	$2,300	$1.27	15d	1	1.46mi
25442 Rampart Blvd Punta Gorda, FL	3.0	2.0	2032	$2,800	$1.38	22d	1	1.49mi
25599 Deep Creek Blvd Punta Gorda, FL	4.0	2.0	1806	$1,995	$1.10	15d	1	1.49mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 14 events

1. 2026-06-02
   statusdays on market $139,000 Pending 325 DOM
2. 2026-06-01
   days on market $139,000 Active 324 DOM
3. 2026-05-31
   days on market $139,000 Active 323 DOM
4. 2026-05-30
   days on market $139,000 Active 322 DOM
5. 2026-04-29
   price $150,000
6. 2026-04-10
   status Active
7. 2026-01-27
   status Pending
8. 2026-01-08
   price $159,000
9. 2025-10-16
   price $170,000
10. 2025-04-30
    listed $185,000 Active
11. 2024-06-11
    historical
12. 2024-04-24
    price $219,900
13. 2024-01-19
    price $229,900
14. 2023-10-19
    listed $245,000 Active

ⓘ 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: $2,700 · $225/mo
• Projected year-2 tax: $2,700 · $225/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 1/10 Low FEMA zone X (unshaded) · 0% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,914
• − Mortgage interest: −$7,786
• − Property taxes: −$2,700
• − Insurance: −$695
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − HOA: −$3,600
• − Depreciation: −$4,044
• Taxable income: $5,463
• Est. tax owed @ 24.0%: −$1,311
• After-tax cash flow: $5,789/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

-38.8% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-24 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-19 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2023-10-19 Listed $245,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $2,700 · -10.3% YoY. Source: county tax records.