2100 Kings Hwy #517 · Port Charlotte, FL 33980

$175,000

2 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 60 Days on market

Built 2004 4,205 sqft lot Est $163k · 7% over $377/mo HOA · 19% of rent

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Why this score? — see what drove the D- 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 +12.7/30.0
• 1% rule +6.3/10.0
• Schools +4.6/10.0
• ARV discount +4.3/15.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience RESORT-STYLE LIVING in this beautifully maintained 2-bedroom, 2-bathroom manufactured home with a 2-space carport, ideally situated in the highly sought-after Maple Leaf Estates, a vibrant 55+ community. Perfect as a winter retreat or full-time residence, this home offers comfort, convenience, and an active Florida lifestyle. RESIDENCE OVERVIEW: • 2 Bedrooms | 2 Bathrooms • 2-space covered carport • Open and airy floor plan • Oversized bedrooms with generous closet space • Ideal for seasonal or year-round living INTERIOR FEATURES: • Bright, open-concept living and dining areas • New carpet throughout • Spacious layout designed fo

Key facts

• Functional kitchen
• En suite bathroom
• Open concept living

Tags

• OPEN CONCEPT LIVING
• FUNCTIONAL KITCHEN
• EN SUITE BATHROOM
• UTILITY SHED
• 2023 ROOF
• 18 HOLE GOLF COURSE

Property features AI

Finance

• Other: Property type: Residential (Manufactured Home); Zoning: MHP; Lot size approximately 0.1 acres
• Financial info: Total monthly fees $377; total annual fees $4,524; Lease restrictions apply
• HOA & community: Maple Leaf Estates community; Monthly association fee of $377 (includes pool, internet, maintenance of grounds, management, private road, escrow reserves fund); Association approval required; Buyer approval required; Deed restrictions; Senior community; Community amenities: gated entry, pool, fitness center, golf, tennis courts, shuffleboard, irrigation with reclaimed water; Pets allowed with restrictions and limits

Exterior

• Parking: Driveway; 1-car carport
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/High-speed internet available; Water connected; Sewer connected
• Home design: Residential manufactured home; Double wide; One level; Northwest facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Completed condition
• Exterior features: Rain gutters; Exterior storage; Paved road access; In-county location

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Thermostat; Blinds
• Laundry & utility: Indoor laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-20 ($-243/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (2.0% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.2% 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; 15 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).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $5k 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 60 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $28k; list at $175k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $163,392
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Kings Hwy #398	0.00mi	2/2.0	1,084 (-2%)	2mo	$160,000	$148	95
2100 Kings Hwy #650	0.00mi	2/2.0	1,056 (-4%)	3mo	$135,000	$128	90
2100 Kings Hwy #444	0.00mi	2/2.0	1,008 (-9%)	2mo	$118,000	$117	84
2100 Kings Hwy #867	0.00mi	2/2.0	1,260 (+14%)	12mo	$195,000	$155	66
2100 Kings Hwy #478	0.52mi	2/2.0	1,152 (+4%)	3mo	$170,000	$148	66
2100 Kings Hwy #803	0.56mi	2/2.0	1,008 (-9%)	12mo	$180,000	$179	49

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: -21.5%
• Equity multiple: 0.28×
• Total profit: $-35,177
• Equity at exit: $26,093

10-year hold

• IRR: -29.0%
• Equity multiple: -0.09×
• Total profit: $-53,612
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$918
• Tax from tax record: −$213 /mo · $2,554/yr
• Insurance: −$73
• HOA: −$377
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-20

Break-even live

Break-even rent $2,001

Max offer price $171,422

Occupancy floor 96%

Sensitivity live

Price	-10% $79	-5% $29	+0% $-20	+5% $-70	+10% $-119
Rent	-10% $-176	-5% $-98	+0% $-20	+5% $58	+10% $136
Rate	-1.0pp $68	-0.5pp $24	base $-20	+0.5pp $-66	+1.0pp $-112

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	23d	1	0.46mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	23d	1	0.48mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	23d	1	0.56mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	23d	1	0.60mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	23d	2	0.69mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	23d	1	0.70mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	15d	1	0.70mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	23d	5	0.81mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	15d	276	0.99mi
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	23d	1	0.99mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	23d	1	1.13mi
2121 Heron Lake Dr #204 Punta Gorda, FL	2.0	2.0	996	$1,500	$1.51	23d	1	1.14mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	23d	2	1.41mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	15d	28	1.43mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	23d	1	1.46mi

HOA detail

• Monthly dues: $377 · $4,524/yr

Listing history 34 events

1. 2026-06-22
   days on market $175,000 Active 60 DOM
2. 2026-06-18
   days on market $175,000 Active 57 DOM
3. 2026-06-17
   days on market $175,000 Active 56 DOM
4. 2026-06-16
   days on market $175,000 Active 55 DOM
5. 2026-06-15
   days on market $175,000 Active 54 DOM
6. 2026-06-14
   days on market $175,000 Active 52 DOM
7. 2026-06-13
   days on market $175,000 Active 51 DOM
8. 2026-06-10
   days on market $175,000 Active 49 DOM
9. 2026-06-09
   days on market $175,000 Active 48 DOM
10. 2026-06-08
    days on market $175,000 Active 47 DOM
11. 2026-06-07
    days on market $175,000 Active 46 DOM
12. 2026-06-05
    days on market $175,000 Active 43 DOM
13. 2026-06-03
    days on market $175,000 Active 42 DOM
14. 2026-06-02
    days on market $175,000 Active 41 DOM
15. 2026-06-01
    days on market $175,000 Active 40 DOM
16. 2026-05-31
    days on market $175,000 Active 39 DOM
17. 2026-05-30
    days on market $175,000 Active 38 DOM
18. 2026-04-22
    listed $175,000 Active
19. 2025-05-31
    historical
20. 2024-11-15
    listed $189,000 Active
21. 2023-11-07
    historical
22. 2023-08-19
    price $189,900
23. 2023-05-23
    price $194,900
24. 2023-05-11
    listed $199,900 Active
25. 2016-04-14
    status Pending
26. 2016-04-07
    historical Active with Contract
27. 2016-04-05
    historical
28. 2016-03-26
    price $89,900
29. 2016-03-23
    status Active
30. 2016-03-15
    historical
31. 2016-02-06
    price $94,500
32. 2016-01-12
    price $99,800
33. 2015-09-30
    listed $108,900 Active
34. 2003-03-01
    soldstatus $28,000

ⓘ 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: $2,554 · $213/mo
• Projected year-2 tax: $2,554 · $213/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 5/10 Major FEMA zone X (unshaded) · 40% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $23,699
• − Mortgage interest: −$9,803
• − Property taxes: −$2,554
• − Insurance: −$875
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − HOA: −$4,524
• − Depreciation: −$5,091
• Taxable loss: −$2,939
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $462/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

+525.0% since first listed

17 events — show timeline

• 2026-04-22 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-15 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-08-19 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2023-05-23 Price Changed $194,900 Stellar MLS as Distributed by MLS Grid
• 2023-05-11 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2016-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-07 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-04-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-03-26 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2016-03-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-03-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-02-06 Price Changed $94,500 Stellar MLS as Distributed by MLS Grid
• 2016-01-12 Price Changed $99,800 Stellar MLS as Distributed by MLS Grid
• 2015-09-30 Listed $108,900 Stellar MLS as Distributed by MLS Grid
• 2003-03-01 Sold (Public Records) $28,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,554 · -8.5% YoY. Source: county tax records.