25225 Rampart Blvd #1604 · Harbour Heights, FL 33983

$130,000

2 bd · 2.0 ba · 876 sqft · Condo public records · 11 Days on market

Built 1984 $266/mo HOA · 15% 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 +19.5/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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 MLS

Beautifully decorated condo move in ready! This unit has hurricane shutters, newer carpeting, and furnishing are negotiable. Lakeshore of Charlotte County is a self managed community with exceptionally low fees, beautifully maintained grounds, and numerous activities for the active lifestyle. Lakeshore offers a community recreational facility, pool, fishing docks, and is surrounded by a relaxing lake. This is a must see property! Motorcycles and trucks are not permitted. Schedule an appointment to see this condo today!

Key facts

• 2024 roof
• Private laundry area
• Enclosed lanai

Tags

• GROUND-FLOOR CORNER RESIDENCE
• PRIVATE LAUNDRY AREA
• ENCLOSED LANAI
• 2024 ROOF
• HURRICANE STORM SHUTTERS
• RADON MONITORING SYSTEM

Property features AI

Finance

• Other: Association approval required
• Financial info: Total annual fees $3,200; Total monthly fees $266.67; Lease restrictions apply
• HOA & community: HOA managed by Palmer Property Management; Monthly condo fee $267 (quarterly $800); Association fee includes pool, escrow reserves, insurance, building maintenance, grounds maintenance, recreational facilities, sewer, trash and water; Buyer approval required; Clubhouse; Community mailbox; Dog park; Pool; Special community restrictions; Pets allowed (cats and dogs) with number limits; max pet weight 25 lbs; Full-time on-site management; Turnkey furnished

Exterior

• Parking: Assigned parking
• Security: Security system
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Residential condominium; Completed condition; Faces south; One-level living; 2 total stories in building; Unit on floor 1
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Built as part of building number 16
• Exterior features: Sliding doors; Cleared lot; Paved public road access; Irrigation equipment; Lake view; Lake access; Fishing pier

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Living room/dining room combo; Split bedroom floor plan; Thermostat; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer included; Washer hookup; Electric dryer hookup; Inside laundry; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 7.7% 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; 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 $899 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $34k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $130k implies a 106% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000

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. 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 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: 1.36% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 6.1

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-16,581
• Equity at exit: $19,383

10-year hold

• IRR: -12.1%
• Equity multiple: 0.41×
• Total profit: $-21,328
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,765 high
• Mortgage (P&I): −$682
• Tax from tax record: −$245 /mo · $2,940/yr
• Insurance: −$54
• HOA: −$266
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $148

Break-even live

Break-even rent $1,578

Max offer price $130,000

Occupancy floor 87%

Sensitivity live

Price	-10% $221	-5% $185	+0% $148	+5% $111	+10% $74
Rent	-10% $8	-5% $78	+0% $148	+5% $218	+10% $287
Rate	-1.0pp $213	-0.5pp $181	base $148	+0.5pp $114	+1.0pp $80

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: $32,500
• Closing costs: $3,900
• 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	22d	5	0.14mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	22d	1	0.27mi
2121 Heron Lake Dr #204 Punta Gorda, FL	2.0	2.0	996	$1,500	$1.51	22d	1	0.37mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	22d	1	0.39mi
1330 Rio De Janeiro Ave Unit 3 Punta Gorda, FL	2.0	2.0	1017	$1,325	$1.30	22d	1	0.89mi
1356 Rio de Janeiro Ave #108 Punta Gorda, FL	2.0	2.0	1023	$1,500	$1.47	22d	1	0.90mi
1350 Rio de Janeiro Ave Unit 6C Punta Gorda, FL	2.0	2.0	1120	$1,499	$1.34	22d	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	22d	1	0.97mi
1211 Saxony Cir Unit A-1 Punta Gorda, FL	2.0	2.0	1017	$2,900	$2.85	22d	1	1.00mi
26201 Explorer Rd Unit 5 Port Charlotte, FL	2.0	1.5	850	$1,350	$1.59	22d	1	1.13mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	22d	2	1.15mi
26397 Nadir Rd #204 Punta Gorda, FL	2.0	2.0	1105	$2,500	$2.26	22d	1	1.16mi
26172 Explorer Rd Unit 2 Port Charlotte, FL	2.0	2.0	950	$1,450	$1.53	22d	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	22d	1	1.21mi
1416 San Cristobal Ave #3 Punta Gorda, FL	2.0	2.0	1017	$3,500	$3.44	22d	1	1.24mi
1416 San Cristobal Ave Unit 3 (C) Punta Gorda, FL	2.0	2.0	1017	$3,200	$3.15	22d	1	1.24mi
26461 Explorer Rd Punta Gorda, FL	2.0	2.0	1102	$1,412	$1.28	22d	2	1.35mi
26485 Rampart Blvd Punta Gorda, FL	2.0	2.0	884	$1,522	$1.72	22d	2	1.35mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	22d	2	1.47mi

HOA detail condo

• Monthly dues: $266 · $3,192/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-17
   status $130,000 Pending 11 DOM
2. 2026-06-17
   days on market $130,000 Active 11 DOM
3. 2026-06-16
   days on market $130,000 Active 10 DOM
4. 2026-06-15
   days on market $130,000 Active 9 DOM
5. 2026-06-14
   days on market $130,000 Active 7 DOM
6. 2026-06-13
   days on market $130,000 Active 6 DOM
7. 2026-06-10
   days on market $130,000 Active 4 DOM
8. 2026-06-09
   days on market $130,000 Active 3 DOM
9. 2026-06-08
   days on market $130,000 Active 2 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    pricedays on marketlisting id $130,000 Active 1 DOM
12. 2026-05-31
    days on market $133,000 Active 184 DOM
13. 2026-05-30
    days on market $133,000 Active 183 DOM
14. 2026-03-17
    price $133,000
15. 2025-12-31
    price $149,900
16. 2025-11-28
    listed $163,500 Active
17. 2025-07-15
    historical
18. 2025-05-07
    price $168,000
19. 2025-04-10
    price $163,000
20. 2025-02-15
    listed $170,000 Active
21. 2015-04-13
    soldstatus $63,000
22. 2015-04-03
    soldstatus $63,000 Sold 525-char remark

    Show marketing remark (525 chars)

    Beautifully decorated condo move in ready! This unit has hurricane shutters, newer carpeting, and furnishing are negotiable. Lakeshore of Charlotte County is a self managed community with exceptionally low fees, beautifully maintained grounds, and numerous activities for the active lifestyle. Lakeshore offers a community recreational facility, pool, fishing docks, and is surrounded by a relaxing lake. This is a must see property! Motorcycles and trucks are not permitted. Schedule an appointment to see this condo today!

23. 2015-03-16
    status Pending 525-char remark

    Show marketing remark (525 chars)

    Beautifully decorated condo move in ready! This unit has hurricane shutters, newer carpeting, and furnishing are negotiable. Lakeshore of Charlotte County is a self managed community with exceptionally low fees, beautifully maintained grounds, and numerous activities for the active lifestyle. Lakeshore offers a community recreational facility, pool, fishing docks, and is surrounded by a relaxing lake. This is a must see property! Motorcycles and trucks are not permitted. Schedule an appointment to see this condo today!

24. 2015-02-17
    historical Contingent - Inspections 525-char remark

    Show marketing remark (525 chars)

    Beautifully decorated condo move in ready! This unit has hurricane shutters, newer carpeting, and furnishing are negotiable. Lakeshore of Charlotte County is a self managed community with exceptionally low fees, beautifully maintained grounds, and numerous activities for the active lifestyle. Lakeshore offers a community recreational facility, pool, fishing docks, and is surrounded by a relaxing lake. This is a must see property! Motorcycles and trucks are not permitted. Schedule an appointment to see this condo today!

25. 2014-12-11
    status Active 525-char remark

    Show marketing remark (525 chars)

    Beautifully decorated condo move in ready! This unit has hurricane shutters, newer carpeting, and furnishing are negotiable. Lakeshore of Charlotte County is a self managed community with exceptionally low fees, beautifully maintained grounds, and numerous activities for the active lifestyle. Lakeshore offers a community recreational facility, pool, fishing docks, and is surrounded by a relaxing lake. This is a must see property! Motorcycles and trucks are not permitted. Schedule an appointment to see this condo today!

26. 2014-12-08
    historical Contingent - Inspections 525-char remark

    Show marketing remark (525 chars)

    Beautifully decorated condo move in ready! This unit has hurricane shutters, newer carpeting, and furnishing are negotiable. Lakeshore of Charlotte County is a self managed community with exceptionally low fees, beautifully maintained grounds, and numerous activities for the active lifestyle. Lakeshore offers a community recreational facility, pool, fishing docks, and is surrounded by a relaxing lake. This is a must see property! Motorcycles and trucks are not permitted. Schedule an appointment to see this condo today!

27. 2014-10-10
    listed $69,900 Active 525-char remark

    Show marketing remark (525 chars)

    Beautifully decorated condo move in ready! This unit has hurricane shutters, newer carpeting, and furnishing are negotiable. Lakeshore of Charlotte County is a self managed community with exceptionally low fees, beautifully maintained grounds, and numerous activities for the active lifestyle. Lakeshore offers a community recreational facility, pool, fishing docks, and is surrounded by a relaxing lake. This is a must see property! Motorcycles and trucks are not permitted. Schedule an appointment to see this condo today!

28. 2004-04-27
    soldstatus $83,500

ⓘ 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: $2,940 · $245/mo
• Projected year-2 tax: $2,940 · $245/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $21,186
• − Mortgage interest: −$7,282
• − Property taxes: −$2,940
• − Insurance: −$650
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − HOA: −$3,192
• − Depreciation: −$3,782
• Taxable loss: −$49
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $1,786/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

+59.3% since first listed

15 events — show timeline

• 2026-03-17 Price Changed $133,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-28 Listed $163,500 Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-07 Price Changed $168,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-10 Price Changed $163,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-15 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-13 Sold (Public Records) $63,000 Public Records
• 2015-04-03 Sold (MLS) $63,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-02-17 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-12-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-12-08 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-10-10 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2004-04-27 Sold (Public Records) $83,500 Public Records

Property tax history

+13.0%/yr

Latest (2025): $2,940 · +2.8% YoY. Source: county tax records.