26485 Rampart Blvd Unit D1 · Harbour Heights, FL 33983

$110,000

2 bd · 2.0 ba · 884 sqft · Condo public records · 8 Days on market

Built 1989 $358/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 +16.8/30.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

Under contract-accepting backup offers. Great END UNIT, FIRST FLOOR condo in the beautifully maintained community of Villa Manor in Deep Creek! This 2 bedroom, 2 bath unit is NOT in the FLOOD ZONE. Beautiful granite countertops in the kitchen, luxury vinyl flooring and ceramic tile throughout. The hedge line across the back of the unit provides plenty of privacy, peace & quiet. With the community pool & screened, covered gathering area in the center of the complex, EVERY unit is close to the amenities! Roof replaced 6/2016, Impact windows & doors installed 8/2025, 16 SEER, 2 Ton AC 8/2022, Accordion Shutters 8/2018, HWT 1/2018. Deep Creek is a favorite area among Snowbirds

Key facts

• Hedge line
• End unit
• First floor

Tags

• END UNIT
• FIRST FLOOR
• GRANITE COUNTERTOPS
• LUXURY VINYL FLOORING
• CERAMIC TILE
• HEDGE LINE

Property features AI

Finance

• Other: Unfurnished; Unit is on the 1st floor
• Financial info: Total monthly fees $358; Total annual fees $4,296; Lease restrictions apply
• HOA & community: HOA managed by Trust Point Management; Monthly association fee $358; Association approval required; Community clubhouse; Community mailbox; Deed restrictions; Community pool; Sidewalks; No pets allowed

Exterior

• Parking: Parking (see community for details)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; Residential property; One-level living; Faces east; Building D1
• Construction: Block construction; Shingle roof; Stem wall foundation; Built as part of a 2-story building
• Exterior features: Hurricane shutters; Exterior lighting; Rain gutters; Sidewalk; Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Living room/dining room combo; Solid surface counters; Thermostat; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $70 ($840/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 7.1% 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: amenities F, commute F, health & safety D-.
• 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: Deep Creek Elementary School (math 64% / reading 68%, grade B+, #492 of 2,144 statewide, top 23%, 835 students, 47% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents soft (-2.6%/yr); 553 active listings in the ZIP; 30 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 $761 of loan paydown is wiped out by about $3k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $42k; list at $110k implies a 159% gain — meaningful room to come down on a strong offer.

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

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 5.7

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: $-17,792
• Equity at exit: $16,401

10-year hold

• IRR: -21.5%
• Equity multiple: 0.13×
• Total profit: $-26,799
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$577
• Tax from tax record: −$223 /mo · $2,671/yr
• Insurance: −$46
• HOA: −$358
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $70

Break-even live

Break-even rent $1,523

Max offer price $110,000

Occupancy floor 91%

Sensitivity live

Price	-10% $132	-5% $101	+0% $70	+5% $39	+10% $8
Rent	-10% $-57	-5% $6	+0% $70	+5% $134	+10% $197
Rate	-1.0pp $125	-0.5pp $98	base $70	+0.5pp $42	+1.0pp $13

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26485 Rampart Blvd Punta Gorda, FL	2.0	2.0	884	$1,522	$1.72	21d	2	0.09mi
27085 Partin Dr Punta Gorda, FL	2.0	2.0	1052	$1,445	$1.37	21d	1	0.35mi
27092 Partin Dr Unit B Punta Gorda, FL	2.0	2.0	1041	$1,400	$1.34	21d	1	0.38mi
1416 San Cristobal Ave Unit 3 (C) Punta Gorda, FL	2.0	2.0	1017	$3,200	$3.15	21d	1	0.38mi
26272 Rampart Blvd #107 Punta Gorda, FL	2.0	2.5	1078	$1,800	$1.67	21d	1	0.38mi
1416 San Cristobal Ave #3 Punta Gorda, FL	2.0	2.0	1017	$3,500	$3.44	21d	1	0.39mi
26397 Nadir Rd #204 Punta Gorda, FL	2.0	2.0	1105	$2,500	$2.26	21d	1	0.54mi
1408 Rio De Janeiro Ave Punta Gorda, FL	2.0–3.0	2.0	1078	$1,575	$1.46	14d	6	0.60mi
27220 Washington St Port Charlotte, FL	2.0	2.0	1052	$1,425	$1.35	21d	1	0.63mi
27066 Adams St Punta Gorda, FL	2.0	2.0	1052	$1,384	$1.32	14d	1	0.64mi
27074 Adams St Punta Gorda, FL	2.0	2.0	1052	$1,399	$1.33	21d	1	0.65mi
27082 Adams St Unit B Punta Gorda, FL	2.0	2.0	984	$1,300	$1.32	21d	1	0.66mi
27082 Adams St Unit A Punta Gorda, FL	2.0	2.0	984	$1,325	$1.35	21d	1	0.66mi
1356 Rio de Janeiro Ave #108 Punta Gorda, FL	2.0	2.0	1023	$1,500	$1.47	21d	1	0.71mi
1350 Rio de Janeiro Ave Unit 6C Punta Gorda, FL	2.0	2.0	1120	$1,499	$1.34	21d	1	0.73mi
27178 Adams St Punta Gorda, FL	2.0	1.0	650	$1,250	$1.92	21d	1	0.76mi
1330 Rio De Janeiro Ave Unit 3 Punta Gorda, FL	2.0	2.0	1017	$1,325	$1.30	21d	1	0.77mi
26461 Explorer Rd Punta Gorda, FL	2.0	2.0	1102	$1,412	$1.28	21d	2	0.79mi
27250 Adams St Unit B Punta Gorda, FL	2.0	1.0	937	$1,400	$1.49	21d	1	0.86mi
1211 Saxony Cir Unit A-1 Punta Gorda, FL	2.0	2.0	1017	$2,900	$2.85	21d	1	0.93mi
3074 Broadpoint Dr Punta Gorda, FL	2.0	2.0	902	$1,500	$1.66	21d	1	1.06mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	21d	1	1.10mi
2121 Heron Lake Dr #204 Punta Gorda, FL	2.0	2.0	996	$1,500	$1.51	21d	1	1.10mi
26201 Explorer Rd Unit 5 Port Charlotte, FL	2.0	1.5	850	$1,350	$1.59	21d	1	1.16mi
27096 Ann Arbor Ave Unit A Punta Gorda, FL	1.0	1.0	950	$1,550	$1.63	21d	1	1.16mi
26172 Explorer Rd Unit 2 Port Charlotte, FL	2.0	2.0	950	$1,450	$1.53	21d	1	1.19mi
26156 Explorer Rd Punta Gorda, FL	2.0–3.0	2.0	1032	$1,450	$1.41	14d	1	1.24mi
27284 Sunnybrook Rd Punta Gorda, FL	2.0	1.0	1125	$1,499	$1.33	21d	1	1.26mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	21d	5	1.44mi
27097 Omni Ln Punta Gorda, FL	3.0	2.0	1056	$4,100	$3.88	21d	1	1.47mi

HOA detail condo

• Monthly dues: $358 · $4,296/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-07
   statusdays on market $110,000 Pending 8 DOM
2. 2026-06-05
   status $110,000 Active 6 DOM
3. 2026-05-22
   listed $110,000 Active
4. 2026-05-06
   historical $1,295
5. 2026-03-03
   price $1,295
6. 2026-02-14
   listed $1,350
7. 1999-09-01
   soldstatus $42,500

ⓘ 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: $2,671 · $223/mo
• Projected year-2 tax: $2,671 · $223/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $19,341
• − Mortgage interest: −$6,162
• − Property taxes: −$2,671
• − Insurance: −$550
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − HOA: −$4,296
• − Depreciation: −$3,200
• Taxable loss: −$632
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $992/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

• Census place: Harbour Heights, FL
• 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

+158.8% since first listed

5 events — show timeline

• 2026-05-22 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Rental Removed $1,295 STELLARMLS
• 2026-03-03 Price Changed $1,295 STELLARMLS
• 2026-02-14 Listed for Rent $1,350 STELLARMLS
• 1999-09-01 Sold (Public Records) $42,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,671 · -0.3% YoY. Source: county tax records.