1000 Kings Hwy #295 · Port Charlotte, FL 33980

$199,900

3 bd · 2.0 ba · 1,643 sqft · Manufactured public records · 20 Days on market

Built 2005 $320/mo HOA

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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 +21.7/30.0
• 1% rule +6.9/10.0
• DSCR +6.9/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Port Charlotte Village – Voted #1 Manufactured Home Community! Not in a Flood Zone. Welcome to this stunning, fully updated 3-bedroom, 2-bath manufactured home offering 1,643 square feet under air, being sold turnkey in a highly sought-after 55+ resident-owned co-op community with a low HOA. This move-in-ready home is loaded with quality upgrades, including a roof-over completed in 2019 featuring a dry-in system with Peel & Seal rubber underlayment for added protection. The HVAC system was fully replaced in 2023 and includes an active maintenance plan and blue light air purification system. In 2024, new luxury waterproof vinyl flooring with a high-end ceramic finish was installe

Key facts

• Rare parking setup
• Tiled walk-in shower
• Fully updated

Tags

• FULLY UPDATED
• HVAC SYSTEM REPLACED
• RARE PARKING SETUP
• OVERSIZED BUTCHER BLOCK ISLAND
• TILED WALK-IN SHOWER
• DOUBLE-PANE WINDOWS

Property features AI

Finance

• Other: Irrigation included in assessment; One unit in community
• Financial info: Pets allowed with conditions; maximum 2 pets, maximum weight 25 lbs
• HOA & community: Homeowners association with a $320 monthly fee; Association fee includes management, cable TV, internet, recreation facilities, reserve fund, road maintenance, sewer, street lights, trash, and water; Community amenities: bocce court, billiard room, clubhouse, dog park, library, pool, RV/boat storage, shuffleboard court; Street lights; Senior community

Exterior

• Parking: Attached garage (1 space); Attached carport (4 spaces); Total covered spaces: 5
• Security: Smoke detector(s)
• Utilities: Cable available; High speed internet available; Underground utilities; Sewer assessment paid; Water assessment paid
• Home design: Manufactured home with vinyl siding; Shingle roof; Entry level: 1; Faces south; Resale property; On-site management
• Construction: Manufactured construction; Vinyl siding; Shingle roof
• Exterior features: Patio; Lanai; Porch; Screened porch; Storage; Corner lot; Oversized lot; North exposure; Community pool

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer; Kitchen island
• Bedrooms: Bedroom (10 x 11); Bedroom (15 x 12); Master bedroom (14 x 19)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Built-in features; Family/Dining room; Handicap access; Kitchen island; Living/Dining room; Main level primary; Shower only; Separate shower; Walk-in closet(s); Window treatments; High speed internet; Workshop; Double-hung windows; Shutters; Window coverings; Furnished
• Laundry & utility: Washer; Dryer; Laundry inside

🏢 Co-op / cooperative unit. The $199,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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; 24 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 45% 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 $6k 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 20 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 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 $20k; list at $200k implies a 899% 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 $196,901 (1.5% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 1.19% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $175,801
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Kings Hwy #207	0.09mi	3/2.0	1,404 (-14%)	12mo	$150,000	$107	62

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: -9.9%
• Equity multiple: 0.65×
• Total profit: $-19,595
• Equity at exit: $29,806

10-year hold

• IRR: -5.9%
• Equity multiple: 0.68×
• Total profit: $-18,094
• Equity at exit: $17,284

Cash invested: $55,972 (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 33980

• Home prices YoY: -5.0%
• Rents YoY: -4.0%
• Active inventory: 603
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,374 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$116 /mo · $1,389/yr
• Insurance: −$83
• HOA: −$320
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $308

Break-even live

Break-even rent $1,984

Max offer price $199,900

Occupancy floor 82%

Sensitivity live

Price	-10% $421	-5% $364	+0% $308	+5% $251	+10% $195
Rent	-10% $120	-5% $214	+0% $308	+5% $402	+10% $495
Rate	-1.0pp $408	-0.5pp $359	base $308	+0.5pp $256	+1.0pp $203

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,660	$2.31	15d	276	0.35mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$2,272	$2.29	15d	28	0.36mi
24312 Westgate Blvd Punta Gorda, FL	3.0	2.0	2044	$4,500	$2.20	22d	1	0.48mi
1829 Knights Bridge Trl Punta Gorda, FL	2.0	2.0	1509	$2,000	$1.33	22d	1	0.52mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	22d	1	0.58mi
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	22d	1	0.61mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	22d	1	0.68mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,978	$2.28	15d	42	0.71mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,944	$1.65	15d	26	0.72mi
1867 Nottingham Trl Punta Gorda, FL	3.0	2.0	1646	$2,000	$1.22	22d	1	0.74mi
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	22d	1	0.75mi
23289 Nancy Ave Port Charlotte, FL	3.0	2.0	2059	$2,000	$0.97	22d	1	0.81mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	22d	1	0.92mi
23261 Lehigh Ave Port Charlotte, FL	3.0	2.0	2155	$2,300	$1.07	15d	1	0.97mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	22d	1	1.01mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	15d	1	1.06mi
175 Kings Hwy Port Charlotte, FL	2.0	2.0	1219	$1,398	$1.15	22d	3	1.06mi
271 Campinas St Punta Gorda, FL	4.0	2.0	2145	$2,500	$1.17	15d	1	1.09mi
1314 Beacon Dr Port Charlotte, FL	3.0	2.0	1783	$2,500	$1.40	22d	1	1.16mi
175 Kings Hwy Unit A8 Punta Gorda, FL	2.0	2.0	1228	$1,700	$1.38	22d	1	1.17mi
25199 Chiclayo Ave Punta Gorda, FL	3.0	2.0	1977	$2,100	$1.06	15d	1	1.20mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	22d	1	1.40mi
1516 Abel St Port Charlotte, FL	3.0	2.0	1874	$2,200	$1.17	22d	1	1.48mi
1195 Desmond St Port Charlotte, FL	3.0	2.0	1388	$1,716	$1.24	22d	1	1.50mi

HOA detail

• Monthly dues: $320 · $3,840/yr
• Likely covers: water

Listing history 9 events

1. 2026-05-24
   status Pending
2. 2026-05-04
   listed $199,900 Active
3. 2026-05-03
   historical
4. 2026-03-11
   status Active
5. 2026-03-06
   status Pending
6. 2026-03-04
   price $199,900
7. 2026-02-03
   price $211,500
8. 2025-11-08
   listed $235,000 Active
9. 2005-05-07
   soldstatus $20,000

ⓘ 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: $1,389 · $116/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$270/yr (+$23/mo · 19.5%)

ⓘ 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 2/10 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,483
• − Mortgage interest: −$11,198
• − Property taxes: −$1,389
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − HOA: −$3,840
• − Depreciation: −$5,815
• Taxable income: $684
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $3,529/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

+899.5% since first listed

9 events — show timeline

• 2026-05-24 Pending — FORTMLS
• 2026-05-04 Listed $199,900 FORTMLS
• 2026-05-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $211,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-08 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-07 Sold (Public Records) $20,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,389 · +3.9% YoY. Source: county tax records.