25275 Rampart Blvd · Harbour Heights, FL 33983

$137,000

2 bd · 2.0 ba · 886 sqft · SingleFamily · 133 Days on market

Built 1985 Est $150k · 9% under

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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 +28.5/30.0
• ARV discount +11.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attractive unit with light and bright kitchen, comfortable setting. Lakefront location offers delightful views so you can relax and watch the sunset. Just minutes to shopping.

Key facts

• Walk-in closet
• Ceiling fans
• Lake view

Tags

• LAKE VIEW
• HEATED POOL
• WALK-IN CLOSET
• CEILING FANS
• DUAL PANE WINDOWS
• HURRICANE SHUTTERS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.0% in Harbour Heights — 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 64/100 on livability (#684 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: schools F, 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.
• Market conditions: Rents soft (-2.6%/yr); 553 active listings in the ZIP; 21 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $947 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 133 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $137k implies a 61% gain — meaningful room to come down on a strong offer.

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 $120,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.29% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.02%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $149,734
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25275 Rampart Blvd #404	0.10mi	2/2.0	886 (0%)	11mo	$149,900	$169	86

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,194
• Equity at exit: $20,427

10-year hold

• IRR: 7.2%
• Equity multiple: 1.47×
• Total profit: $17,902
• Equity at exit: $11,845

Cash invested: $38,360 (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 33983

• Home prices YoY: -5.1%
• Rents YoY: -2.6%
• Active inventory: 553
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$718
• Tax est. 1.5%: −$171 /mo · $2,055/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $448

Break-even live

Break-even rent $1,198

Max offer price $137,000

Occupancy floor 70%

Sensitivity live

Price	-10% $543	-5% $495	+0% $448	+5% $401	+10% $353
Rent	-10% $309	-5% $378	+0% $448	+5% $518	+10% $588
Rate	-1.0pp $517	-0.5pp $483	base $448	+0.5pp $413	+1.0pp $377

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	21d	5	0.14mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	21d	1	0.27mi
2121 Heron Lake Dr #204 Punta Gorda, FL	2.0	2.0	996	$1,500	$1.51	21d	1	0.37mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	21d	1	0.39mi
1330 Rio De Janeiro Ave Unit 3 Punta Gorda, FL	2.0	2.0	1017	$1,325	$1.30	21d	1	0.89mi
1356 Rio de Janeiro Ave #108 Punta Gorda, FL	2.0	2.0	1023	$1,500	$1.47	21d	1	0.90mi
1350 Rio de Janeiro Ave Unit 6C Punta Gorda, FL	2.0	2.0	1120	$1,499	$1.34	21d	1	0.90mi
1408 Rio De Janeiro Ave Punta Gorda, FL	2.0–3.0	2.0	1078	$1,575	$1.46	14d	6	0.91mi
26272 Rampart Blvd #107 Punta Gorda, FL	2.0	2.5	1078	$1,800	$1.67	21d	1	0.97mi
1211 Saxony Cir Unit A-1 Punta Gorda, FL	2.0	2.0	1017	$2,900	$2.85	21d	1	1.00mi
26201 Explorer Rd Unit 5 Port Charlotte, FL	2.0	1.5	850	$1,350	$1.59	21d	1	1.13mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	21d	2	1.15mi
26397 Nadir Rd #204 Punta Gorda, FL	2.0	2.0	1105	$2,500	$2.26	21d	1	1.16mi
26172 Explorer Rd Unit 2 Port Charlotte, FL	2.0	2.0	950	$1,450	$1.53	21d	1	1.20mi
26156 Explorer Rd Punta Gorda, FL	2.0–3.0	2.0	1032	$1,450	$1.41	14d	1	1.20mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	1.21mi
1416 San Cristobal Ave #3 Punta Gorda, FL	2.0	2.0	1017	$3,500	$3.44	21d	1	1.24mi
1416 San Cristobal Ave Unit 3 (C) Punta Gorda, FL	2.0	2.0	1017	$3,200	$3.15	21d	1	1.24mi
26461 Explorer Rd Punta Gorda, FL	2.0	2.0	1102	$1,412	$1.28	21d	2	1.35mi
26485 Rampart Blvd Punta Gorda, FL	2.0	2.0	884	$1,522	$1.72	21d	2	1.35mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	21d	2	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $137,000 Active 133 DOM
2. 2026-06-17
   days on market $137,000 Active 132 DOM
3. 2026-06-16
   days on market $137,000 Active 131 DOM
4. 2026-06-15
   days on market $137,000 Active 130 DOM
5. 2026-06-14
   days on market $137,000 Active 128 DOM
6. 2026-06-13
   days on market $137,000 Active 127 DOM
7. 2026-06-10
   days on market $137,000 Active 125 DOM
8. 2026-06-09
   days on market $137,000 Active 124 DOM
9. 2026-06-08
   days on market $137,000 Active 123 DOM
10. 2026-06-05
    days on market $137,000 Active 119 DOM
11. 2026-06-02
    days on market $137,000 Active 117 DOM
12. 2026-06-01
    days on market $137,000 Active 116 DOM
13. 2026-05-31
    days on market $137,000 Active 115 DOM
14. 2026-05-30
    days on market $137,000 Active 114 DOM
15. 2026-03-12
    price $137,000
16. 2026-02-05
    listed $142,000 Active
17. 2007-11-26
    soldstatus $84,900 175-char remark

    Show marketing remark (175 chars)

    Attractive unit with light and bright kitchen, comfortable setting. Lakefront location offers delightful views so you can relax and watch the sunset. Just minutes to shopping.

18. 2007-10-21
    listed $84,900 175-char remark

    Show marketing remark (175 chars)

    Attractive unit with light and bright kitchen, comfortable setting. Lakefront location offers delightful views so you can relax and watch the sunset. Just minutes to shopping.

ⓘ 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 2/10 Low FEMA zone X (unshaded) · 5% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,188
• − Mortgage interest: −$7,674
• − Property taxes: −$2,055
• − Insurance: −$685
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$3,985
• Taxable income: $3,399
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $4,562/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 — Harbour Heights

• Score: 64/100
• State rank: #684
• US rank: #14202

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment B Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 18,471
• Household income: $71,856
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 342.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Black 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 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: ▼ -18.76%
• Current HPI: 346.0116
• Rent YoY: ▼ -2.57%
• 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

+61.4% since first listed

4 events — show timeline

• 2026-03-12 Price Changed $137,000 ForSaleByOwner.com
• 2026-02-05 Listed $142,000 ForSaleByOwner.com
• 2007-11-26 Sold (MLS) $84,900 Stellar MLS as Distributed by MLS Grid
• 2007-10-21 Listed $84,900 Stellar MLS as Distributed by MLS Grid