175 Kings Hwy #722 · Port Charlotte, FL 33983

$159,300

2 bd · 2.0 ba · 1,153 sqft · Condo · 178 Days on market

Built 1988 Good condition $138/sqft · 10% below area Est $177k · 10% under $800/mo HOA · 44% of rent ↓ 6% since listing

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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).

• ARV discount +11.9/15.0
• 1% rule +6.4/10.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Cash flow +3.8/30.0
• Livability +3.2/5.0
• Rent growth +1.9/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

SELLER INCENTIVES AVAILABLE – MOVE-IN READY & COMPLETELY REMODELED Welcome to your Florida sanctuary at 175 Kings Highway Unit #722, a beautiful and completely remodeled 2-bedroom, 2-bath condo located in the desirable Newport/175 Kings Hwy community in Punta Gorda. SELLER INCENTIVE: SELLERS WILL PAY 6 MONTHS OF HOA DUES. This inviting home offers a bright, open floor plan designed for comfortable everyday living and ease of entertaining. As you step inside, you’ll appreciate the light-filled living spaces, updated finishes, and thoughtfully maintained interior that create a warm, welcoming atmosphere.

Key facts

• Open floor plan
• Tennis courts
• Shuffleboard

Tags

• OPEN FLOOR PLAN
• WELL-DESIGNED KITCHEN
• PRIVATE SCREENED LANAI
• HEATED COMMUNITY POOL
• TENNIS COURTS
• SHUFFLEBOARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-587 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $74k (53.3% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $74k (53.3% below list) — sets the bar for cash-flow.
• Cap rate 2.8% vs local median 3.9% in Port Charlotte — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Deep Creek Elementary School (math 64% / reading 68%, grade B+, #492 of 2,144 statewide, top 23%, 835 students, 47% FRL); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% 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); 674 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 30% of the median local income ($72k/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 178 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; HOA is 44% of rent.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,416 (53.3% 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 178 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.14% ✓
• Cap rate: 2.82%
• Cash-on-cash: -12.41%
• DSCR: 0.45
• GRM: 7.3

CMA / ARV

• ARV (median comp): $176,523
• List price: $159,300
• Delta: -9.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Kings Hwy #437	0.24mi	2/2.0	1,153 (0%)	1mo	$90,000	$78	88
175 Kings Hwy #226	0.24mi	2/2.0	1,153 (0%)	2mo	$102,000	$88	87
11644 SW Egret Cir #902	0.72mi	2/2.0	1,150 (-0%)	1mo	$155,000	$135	65
1000 Kings Hwy #287	1.23mi	2/2.0	1,120 (-3%)	1mo	$165,000	$147	59
1000 Kings Hwy #104	1.22mi	2/2.0	1,188 (+3%)	1mo	$130,000	$109	59
12274 SW Egret Cir #3208	0.88mi	2/2.0	1,064 (-8%)	2mo	$145,000	$136	51
23269 Billings Ave	1.43mi	2/2.0	984 (-15%)	1mo	$217,000	$221	40
1617 Britannia Blvd	1.45mi	2/2.0	1,382 (+20%)	1mo	$260,000	$188	39
1000 Kings Hwy #279	1.26mi	2/2.0	960 (-17%)	2mo	$110,000	$115	39
11644 SW Egret Cir #701	0.72mi	3/2.0 (+1)	1,348 (+17%)	1mo	$174,000	$129	35
419 Bahia Grande Ave	1.13mi	3/2.0 (+1)	1,410 (+22%)	0mo	$423,000	$300	35
12144 SW Egret Cir #1104	0.79mi	3/2.0 (+1)	1,360 (+18%)	1mo	$220,000	$162	34

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: -55.0%
• Equity multiple: -0.52×
• Total profit: $-67,919
• Equity at exit: $23,752

10-year hold

• IRR: —
• Equity multiple: -1.81×
• Total profit: $-125,467
• Equity at exit: $13,773

Cash invested: $44,604 (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 →

Active competition Active MLS

• For sale now: 2 active · 5 under contract
• Median asking: $142,500 ($119/sqft)
• Median days on market: 164 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +28.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33983

• Home prices YoY: -5.1%
• Rents YoY: -2.6%
• Active inventory: 674
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$835
• Tax est. 1.5%: −$199 /mo · $2,390/yr
• Insurance: −$66
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$800
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-587

Break-even live

Break-even rent $2,565

Max offer price $74,416

Occupancy floor —

Sensitivity live

Price	-10% $-477	-5% $-532	+0% $-587	+5% $-642	+10% $-697
Rent	-10% $-731	-5% $-659	+0% $-587	+5% $-515	+10% $-443
Rate	-1.0pp $-506	-0.5pp $-546	base $-587	+0.5pp $-628	+1.0pp $-670

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: $39,825
• Closing costs: $4,779
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Kings Hwy Unit A8 Punta Gorda, FL	2.0	2.0	1228	$1,700	$1.38	116d	1	0.11mi
175 Kings Hwy Port Charlotte, FL	2.0	2.0	1219	$1,398	$1.15	116d	3	0.15mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,773	$2.05	0d	36	0.55mi
12235 SW Kingsway Cir Unit C6 Lake Suzy, FL	2.0	2.0	1460	$2,000	$1.37	109d	1	0.61mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,719	$1.46	0d	21	0.71mi
11644 SW Egret Cir Unit Reservation spot 2 Lake Suzy, FL	2.0	2.0	1150	$3,550	$3.09	6d	1	0.74mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	116d	1	0.77mi
11644 SW Egret Cir Lake Suzy, FL	2.0–3.0	2.0	1249	$2,500	$2.00	116d	4	0.82mi
11644 SW Egret Cir Lake Suzy, FL	2.0–3.0	2.0	1249	$2,500	$2.00	6d	2	0.82mi
12538 SW Kingsway Cir Lake Suzy, FL	2.0	2.0	871	$1,725	$1.98	116d	2	0.85mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,838	$1.86	0d	19	0.93mi
25050 Sandhill Blvd Punta Gorda, FL	2.0	2.0	880	$1,550	$1.76	6d	2	0.93mi
367 Mendoza St Punta Gorda, FL	3.0	2.0	1445	$2,000	$1.38	5d	1	0.94mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	116d	2	0.98mi
24484 Zephyr Ct Punta Gorda, FL	3.0	2.0	1297	$1,725	$1.33	6d	1	1.22mi
24501 Zephyr Ct Port Charlotte, FL	3.0	2.0	1250	$1,595	$1.28	6d	1	1.26mi
23245 Lehigh Ave Port Charlotte, FL	3.0	2.0	1389	$1,775	$1.28	6d	1	1.44mi
1200 Loveland Blvd Port Charlotte, FL	1.0–3.0	1.0–2.0	1151	$2,040	$1.77	0d	208	1.47mi

Property features AI

Finance

• Other: Homestead exemptZoned PD
• Financial info: Total monthly fees $800, total annual fees $9,600Lease restrictions apply
• HOA & community: Gateway Management HOAMonthly HOA fee of $800HOA includes: common area taxes, pool, escrow reserves, insurance, structure maintenance, grounds maintenance, management, pest control, recreational facilities, sewer, trashCommunity amenities: pool, clubhouse, tennis courts, association-owned recreation, irrigation with reclaimed waterBuyer/association approval requiredPets allowed (max 35 lbs)

Exterior

• Utilities: Public waterPublic sewerElectricity connectedBroadband/high-speed internet availableWater connectedSewer connected
• Home design: CondominiumResidential property3 total stories in building, unit on floor 2Faces southeastOne-level interior
• Construction: Block and stucco constructionShingle roofSlab foundationBuilt as part of a multi-building complex (building number 7)
• Exterior features: Rain guttersSliding doorsAsphalt/paved road access

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigeratorStone countersSolid wood cabinetsEat-in kitchen
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansEat-in kitchenLiving room/dining room comboOpen floorplanSolid wood cabinetsStone countersWalk-in closetsBuilding elevator
• Laundry & utility: WasherDryerInside laundry in a laundry closet

HOA detail $800/mo · $9,600/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $159,300 Active 178 DOM
2. 2026-06-17
   days on market $159,300 Active 177 DOM
3. 2026-06-16
   days on market $159,300 Active 176 DOM
4. 2026-06-15
   days on market $159,300 Active 175 DOM
5. 2026-06-14
   days on market $159,300 Active 173 DOM
6. 2026-06-13
   days on market $159,300 Active 172 DOM
7. 2026-06-10
   days on market $159,300 Active 170 DOM
8. 2026-06-09
   days on market $159,300 Active 169 DOM
9. 2026-06-08
   days on market $159,300 Active 168 DOM
10. 2026-06-05
    days on market $159,300 Active 164 DOM
11. 2026-06-03
    days on market $159,300 Active 163 DOM
12. 2026-06-02
    days on market $159,300 Active 162 DOM
13. 2026-06-01
    days on market $159,300 Active 161 DOM
14. 2026-05-31
    days on market $159,300 Active 160 DOM
15. 2026-05-30
    days on market $159,300 Active 159 DOM
16. 2026-01-26
    price $159,300
17. 2026-01-12
    price $163,000
18. 2025-12-22
    listed $169,399 Active

ⓘ 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 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $21,866
• − Mortgage interest: −$8,923
• − Property taxes: −$2,390
• − Insurance: −$2,299
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − HOA: −$9,600
• − Depreciation: −$4,634
• Taxable loss: −$9,479
• Est. tax savings @ 24.0%: +$2,275
• After-tax cash flow: $-4,764/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.

Condition & rehab AI · 0 photos

Good 80/100 Cosmetic rehab Est. rehab $5,765–$17,295 screening

This completely remodeled 2-bedroom, 2-bath condo is move-in ready and in excellent condition, with updates that significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring — Improves aesthetics and adds value ↑
• Both New kitchen appliances — Enhances functionality and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Deep Creek Elementary School B+ FL #492/2,144 Nat'l #4,921/41,679 Middle Punta Gorda Middle School C+ FL #209/571 Nat'l #2,873/14,009 High Charlotte High School D- FL #228/667 Nat'l #6,809/17,239

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

C Composite livability gradescore 65/100

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 · 198,646 people
• City population: 102,180
• Metro: Punta Gorda, FL
• Population (ZIP): 18,471
• Household income: $71,856
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 19% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Homestead exemptZoned PD
• Financial info: Total monthly fees $800, total annual fees $9,600Lease restrictions apply
• HOA & community: Gateway Management HOAMonthly HOA fee of $800HOA includes: common area taxes, pool, escrow reserves, insurance, structure maintenance, grounds maintenance, management, pest control, recreational facilities, sewer, trashCommunity amenities: pool, clubhouse, tennis courts, association-owned recreation, irrigation with reclaimed waterBuyer/association approval requiredPets allowed (max 35 lbs)

Exterior

• Utilities: Public waterPublic sewerElectricity connectedBroadband/high-speed internet availableWater connectedSewer connected
• Home design: CondominiumResidential property3 total stories in building, unit on floor 2Faces southeastOne-level interior
• Construction: Block and stucco constructionShingle roofSlab foundationBuilt as part of a multi-building complex (building number 7)
• Exterior features: Rain guttersSliding doorsAsphalt/paved road access

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigeratorStone countersSolid wood cabinetsEat-in kitchen
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansEat-in kitchenLiving room/dining room comboOpen floorplanSolid wood cabinetsStone countersWalk-in closetsBuilding elevator
• Laundry & utility: WasherDryerInside laundry in a laundry closet

Price history

-6.0% since first listed

3 events — show timeline

• 2026-01-26 Price Changed $159,300 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $163,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-22 Listed $169,399 Stellar MLS as Distributed by MLS Grid