2000 Forrest Nelson Blvd Unit C6 · Port Charlotte, FL 33952

$124,900

2 bd · 3.0 ba · 1,218 sqft · Condo public records · 142 Days on market

Built 1984 $383/mo HOA · 23% 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 +19.4/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.6/10.0
• 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

BEAUTIFULLY REFURBISHED CONDO. NEW 18 INCH CERAMIC TILE, CARPET, GLASS TOP RANGE OVEN, REFRIGERATOR, DISHWASHER, WASHER, DRYER, CEILING FANS, LIGHTING, WET BAR, WHOLE HOUSE FRESHLY PAINTED AND MORE. WALKING DISTANCE TO RESTAURANTS, NEW LIBRARY, BANK ANDSHOPPING CENTER. THIS IS A CERTIFIED 55 AND OVER COMMUNITY. SORRY NO PETS. MOTIVATED SELLER.

Key facts

• Community pool
• Lighted wet bar
• Balcony

Tags

• LIGHTED WET BAR
• SLIDING GLASS DOOR
• COMMUNITY POOL
• BALCONY
• LAUNDRY ROOM
• SPACIOUS DINING ROOM

Property features AI

Finance

• Other: Third party listing; Directions available (unit C6; guest parking noted)
• Financial info: Total annual fees: $4,596; Lease restrictions apply
• HOA & community: Association: Palmer Property Management; Monthly condo fee: $383; Association amenities: Clubhouse, Pool; Association fee covers: Common area taxes, Pool, Escrow reserves, Structure maintenance, Grounds maintenance, Management, Pest control, Sewer, Trash, Water; Association approval required; Community features: Buyer approval required, Clubhouse, Community mailbox, Deed restrictions, Pool; Senior community; Pets not allowed

Exterior

• Parking: Guest parking available
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Residential townhouse; Two levels; Completed condition; Faces west
• Construction: Concrete and stucco construction; Shingle roof; Slab foundation; Built as part of building C6
• Exterior features: Lighting; Private mailbox; Rain gutters; Sliding doors; In-ground pool

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Split-bedroom layout; Walk-in closet(s); Wet bar
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $73 ($873/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 7.6% 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: schools D+, employment D, amenities 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.
• Market conditions: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% 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 142 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 23% of rent.
• Climate carrying-cost: major flood risk; 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 $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.33% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• 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: -17.0%
• Equity multiple: 0.42×
• Total profit: $-20,225
• Equity at exit: $18,623

10-year hold

• IRR: -19.7%
• Equity multiple: 0.16×
• Total profit: $-29,440
• Equity at exit: $10,799

Cash invested: $34,972 (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: 707
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$655
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$383
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $73

Break-even live

Break-even rent $1,571

Max offer price $124,900

Occupancy floor 91%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Forrest Nelson Blvd Unit B6 Port Charlotte, FL	2.0	2.5	1218	$1,400	$1.15	21d	1	0.02mi
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	21d	2	0.12mi
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	13d	8	0.48mi
20362 Emerald Ave Port Charlotte, FL	2.0	2.0	1220	$1,750	$1.43	21d	1	0.76mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	21d	1	0.82mi
650 Hartford Dr NW Port Charlotte, FL	2.0	2.0	1200	$1,600	$1.33	21d	1	0.95mi
1293 Dorchester St Port Charlotte, FL	2.0	2.0	1250	$1,800	$1.44	13d	1	0.95mi
1261 Joplin Ave NW Port Charlotte, FL	2.0	2.0	1200	$1,950	$1.62	21d	1	1.00mi
979 Roseway Ter NW Unit 979 Port Charlotte, FL	2.0	2.0	1140	$1,750	$1.54	21d	1	1.01mi
979 Roseway Ter NW Port Charlotte, FL	3.0	1.5	1140	$1,525	$1.34	21d	1	1.01mi
19335 Water Oak Dr #108 Port Charlotte, FL	3.0	2.0	1207	$1,950	$1.62	21d	1	1.02mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	21d	1	1.03mi
2395 Alda Ln Port Charlotte, FL	2.0	2.0	1150	$1,775	$1.54	21d	1	1.06mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	21d	1	1.08mi
651 Chamber St NW Port Charlotte, FL	3.0	2.0	1196	$1,900	$1.59	21d	1	1.08mi
533 Crandall St NW Port Charlotte, FL	3.0	2.0	1328	$1,550	$1.17	21d	1	1.19mi
425 Ricold Ter Port Charlotte, FL	2.0	2.0	912	$1,400	$1.54	21d	1	1.23mi
525 Altoona St NW Port Charlotte, FL	2.0	2.0	1002	$1,750	$1.75	21d	1	1.28mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	1.28mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	21d	1	1.29mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	21d	1	1.42mi
2223 Tinker St Port Charlotte, FL	3.0	2.0	1337	$2,400	$1.80	21d	1	1.43mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	21d	1	1.46mi
1225 Armsdale Ave Port Charlotte, FL	3.0	2.0	1140	$1,525	$1.34	21d	1	1.46mi

HOA detail condo

• Monthly dues: $383 · $4,596/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $124,900 Active 142 DOM
2. 2026-06-17
   days on market $124,900 Active 141 DOM
3. 2026-06-16
   days on market $124,900 Active 140 DOM
4. 2026-06-15
   days on market $124,900 Active 139 DOM
5. 2026-06-14
   days on market $124,900 Active 137 DOM
6. 2026-06-13
   days on market $124,900 Active 136 DOM
7. 2026-06-10
   days on market $124,900 Active 134 DOM
8. 2026-06-09
   days on market $124,900 Active 133 DOM
9. 2026-06-08
   days on market $124,900 Active 132 DOM
10. 2026-06-05
    days on market $124,900 Active 128 DOM
11. 2026-06-03
    days on market $124,900 Active 127 DOM
12. 2026-06-02
    days on market $124,900 Active 126 DOM
13. 2026-06-01
    days on market $124,900 Active 125 DOM
14. 2026-05-31
    days on market $124,900 Active 124 DOM
15. 2026-05-30
    days on market $124,900 Active 123 DOM
16. 2026-04-14
    price $124,900
17. 2026-03-09
    price $139,900
18. 2026-01-27
    listed $149,900 Active
19. 2006-09-20
    soldstatus $137,000
20. 2006-09-15
    soldstatus $137,000 346-char remark

    Show marketing remark (346 chars)

    BEAUTIFULLY REFURBISHED CONDO. NEW 18 INCH CERAMIC TILE, CARPET, GLASS TOP RANGE OVEN, REFRIGERATOR, DISHWASHER, WASHER, DRYER, CEILING FANS, LIGHTING, WET BAR, WHOLE HOUSE FRESHLY PAINTED AND MORE. WALKING DISTANCE TO RESTAURANTS, NEW LIBRARY, BANK ANDSHOPPING CENTER. THIS IS A CERTIFIED 55 AND OVER COMMUNITY. SORRY NO PETS. MOTIVATED SELLER.

21. 2006-01-05
    listed $144,900 346-char remark

    Show marketing remark (346 chars)

    BEAUTIFULLY REFURBISHED CONDO. NEW 18 INCH CERAMIC TILE, CARPET, GLASS TOP RANGE OVEN, REFRIGERATOR, DISHWASHER, WASHER, DRYER, CEILING FANS, LIGHTING, WET BAR, WHOLE HOUSE FRESHLY PAINTED AND MORE. WALKING DISTANCE TO RESTAURANTS, NEW LIBRARY, BANK ANDSHOPPING CENTER. THIS IS A CERTIFIED 55 AND OVER COMMUNITY. SORRY NO PETS. MOTIVATED SELLER.

22. 2006-01-05
    historical

    Show marketing remark (346 chars)

    BEAUTIFULLY REFURBISHED CONDO. NEW 18 INCH CERAMIC TILE, CARPET, GLASS TOP RANGE OVEN, REFRIGERATOR, DISHWASHER, WASHER, DRYER, CEILING FANS, LIGHTING, WET BAR, WHOLE HOUSE FRESHLY PAINTED AND MORE. WALKING DISTANCE TO RESTAURANTS, NEW LIBRARY, BANK ANDSHOPPING CENTER. THIS IS A CERTIFIED 55 AND OVER COMMUNITY. SORRY NO PETS. MOTIVATED SELLER.

23. 2005-07-22
    listed $139,900
24. 2005-07-22
    historical
25. 2005-03-31
    listed $139,900
26. 2004-11-17
    soldstatus $95,000
27. 2004-11-15
    soldstatus $95,000
28. 2004-07-21
    listed $115,000
29. 1994-04-07
    soldstatus $52,000
30. 1984-02-01
    soldstatus $62,900

ⓘ 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: $1,019 · $85/mo
• Projected year-2 tax: $1,037 · $86/mo
• Expected delta: +$18/yr (+$1/mo · 1.8%)

ⓘ 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) · 81% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $19,961
• − Mortgage interest: −$6,996
• − Property taxes: −$1,019
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − HOA: −$4,596
• − Depreciation: −$3,633
• Taxable loss: −$899
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $1,089/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

+98.6% since first listed

15 events — show timeline

• 2026-04-14 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2006-09-20 Sold (Public Records) $137,000 Public Records
• 2006-09-15 Sold (MLS) $137,000 Stellar MLS as Distributed by MLS Grid
• 2006-01-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-01-05 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2005-07-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-07-22 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2005-03-31 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2004-11-17 Sold (Public Records) $95,000 Public Records
• 2004-11-15 Sold (MLS) $95,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-21 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 1994-04-07 Sold (Public Records) $52,000 Public Records
• 1984-02-01 Sold (Public Records) $62,900 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,019 · +2.9% YoY. Source: county tax records.