3300 Loveland Blvd #3303 · Port Charlotte, FL 33980

$149,900

2 bd · 2.0 ba · 1,070 sqft · Townhouse public records · 487 Days on market

Built 1993 3.51 ac lot Est $154k · at est. $460/mo HOA · 26% 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 +15.0/30.0
• ARV discount +8.7/15.0
• 1% rule +7.0/10.0
• DSCR +4.6/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Beautiful Loveland Courtyards. You won't find a better Complex for the the Money. This 2 Bedroom , 2 Bath, Split Plan has been updated with laminate floors, freshly painted, new ceiling fan and light fixture and newer AC. The screen patio has cool deck and garden area for live plants. Also shed for storage. The complex offers 2 heated swimming pool, picnic area, 2 clubhouses and pond for fishing. You may have a small pet. All major appliances included. Range, Refrigerator, Dishwasher, Washer and Dryer. Low Maintenance Fees. .so call now for easy showing. This unit is owned Free and Clear so we can close quickly. ..

Key facts

• Interior laundry
• Courtyard entrance
• Walk in closet

Tags

• COURTYARD ENTRANCE
• SKYLIGHT
• WALK IN CLOSET
• INTERIOR LAUNDRY
• BUILT IN MINI STORAGE SHED
• SLIDER ACCESS TO COURTYARD

Property features AI

Finance

• Other: Partially furnished; Association recreation owned; Total annual fees reported $5,520
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by STAR HOSPITALITY MANAGEMENT; Monthly HOA fee $460 (quarterly association fee of $1,380); HOA includes pool, escrow reserves, insurance, building and grounds maintenance, management, pest control, recreational facilities, sewer, trash and water; Community amenities: pool, clubhouse, recreation facilities, community mailbox, sidewalks, deed restrictions; Buyer/association approval required; Pets allowed (dogs & cats) with 30 lb weight limit

Exterior

• Parking: No designated parking listed
• Security: Closed-circuit camera(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water connected
• Home design: Condominium; One story; South-facing
• Construction: Vinyl siding with frame construction; Shingle roof; Slab foundation; Built as part of building number 3300
• Exterior features: Patio (screened); Sliding doors; Storage; Sidewalks; Mature landscaping with trees

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Open floor plan; Living room/dining room combo; Split bedroom layout; Vaulted ceilings; Walk-in closet(s); Window treatments; Skylight(s)
• Laundry & utility: Washer; Dryer; Laundry closet; Electric water heater; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $-20 ($-246/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (2.4% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: Peace River Elementary School (math 56% / reading 54%, grade C, #872 of 2,144 statewide, top 42%, 581 students, 64% 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 53% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 603 active listings in the ZIP; 18 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 34% 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 $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

• It's been on market 487 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $28k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $150k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 26% of rent.
• Climate carrying-cost: major flood risk; 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 $131,912 (12.0% 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 487 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.20% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $154,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3300 Loveland Blvd #101	0.04mi	2/2.0	1,070 (0%)	1mo	$135,000	$126	98
3300 Loveland Blvd #3004	0.04mi	2/2.0	1,070 (0%)	2mo	$140,000	$131	97
3300 Loveland Blvd #502	0.04mi	2/2.0	1,070 (0%)	9mo	$180,000	$168	91
3310 Loveland Blvd #2304	0.18mi	2/2.0	1,044 (-2%)	2mo	$149,900	$144	86

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: -21.9%
• Equity multiple: 0.27×
• Total profit: $-30,588
• Equity at exit: $22,351

10-year hold

• IRR: -31.8%
• Equity multiple: -0.13×
• Total profit: $-47,561
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$786
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$460
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-20

Break-even live

Break-even rent $1,824

Max offer price $146,284

Occupancy floor 96%

Sensitivity live

Price	-10% $64	-5% $22	+0% $-20	+5% $-63	+10% $-105
Rent	-10% $-163	-5% $-92	+0% $-20	+5% $51	+10% $122
Rate	-1.0pp $55	-0.5pp $18	base $-20	+0.5pp $-59	+1.0pp $-99

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4024 Oakview Dr Unit I3 Punta Gorda, FL	2.0	2.0	893	$1,900	$2.13	23d	1	0.64mi
4016 Oakview Dr Unit J9 Punta Gorda, FL	2.0	2.0	893	$2,400	$2.69	23d	1	0.64mi
4056 Oakview Dr Unit E7 Punta Gorda, FL	2.0	2.0	892	$3,000	$3.36	23d	1	0.71mi
23067 Elmira Blvd Punta Gorda, FL	2.0	2.0	1052	$1,750	$1.66	23d	1	1.01mi
24717 Snook Ave Unit 11 D Punta Gorda, FL	3.0	2.0	1500	$2,000	$1.33	23d	1	1.03mi
23465 Harborview Rd Port Charlotte, FL	2.0	2.0	1480	$1,975	$1.33	23d	2	1.10mi
25038 Harborview Rd Unit B Punta Gorda, FL	2.0	2.0	1188	$1,600	$1.35	23d	1	1.11mi
25068 Harbor View Rd Punta Gorda, FL	2.0	2.0	956	$1,500	$1.57	23d	1	1.14mi
23491 Harper Ave Punta Gorda, FL	3.0	2.0	1382	$1,450	$1.05	23d	1	1.25mi
22523 Westchester Blvd Unit 101B Punta Gorda, FL	2.0	2.0	840	$1,500	$1.79	23d	1	1.27mi
2421 Ivanhoe St Port Charlotte, FL	2.0	2.0	1396	$3,300	$2.36	15d	1	1.33mi
22481 Westchester Blvd Unit B48 Punta Gorda, FL	2.0	2.0	1046	$1,150	$1.10	23d	1	1.35mi
22481 Westchester Blvd Unit B40 Punta Gorda, FL	2.0	2.0	1046	$1,225	$1.17	15d	1	1.36mi
22481 Westchester Blvd Unit B35 Punta Gorda, FL	2.0	2.0	1046	$1,275	$1.22	23d	1	1.38mi
22481 Westchester Blvd Unit B36 Port Charlotte, FL	2.0	2.0	1046	$1,180	$1.13	15d	1	1.39mi
22441 Westchester Blvd Unit 1500G Punta Gorda, FL	2.0	2.0	960	$1,200	$1.25	15d	1	1.44mi
4022 Beaver Ln Port Charlotte, FL	2.0	2.0	960	$1,300	$1.35	23d	2	1.44mi
2451 Aquilos Ct Port Charlotte, FL	2.0	2.0	1307	$2,000	$1.53	15d	1	1.45mi

HOA detail

• Monthly dues: $460 · $5,520/yr
• Likely covers: pool

Listing history 21 events

1. 2026-05-12
   status Pending
2. 2026-04-11
   price $149,900
3. 2026-04-03
   historical
4. 2026-03-29
   price $159,999
5. 2026-03-29
   price $159,999
6. 2025-11-03
   price $162,500
7. 2025-11-03
   price $162,500
8. 2025-05-17
   price $159,900
9. 2025-05-17
   price $159,900
10. 2025-04-06
    price $162,900
11. 2025-04-06
    price $162,900
12. 2025-03-26
    price $169,900
13. 2025-03-26
    price $169,900
14. 2025-03-17
    price $174,900
15. 2025-03-17
    price $174,900
16. 2025-01-11
    listed $177,500 Active
17. 2025-01-10
    listed $177,500 Active
18. 2012-09-11
    soldstatus $55,000 634-char remark

    Show marketing remark (634 chars)

    Located in Beautiful Loveland Courtyards. You won't find a better Complex for the the Money. This 2 Bedroom , 2 Bath, Split Plan has been updated with laminate floors, freshly painted, new ceiling fan and light fixture and newer AC. The screen patio has cool deck and garden area for live plants. Also shed for storage. The complex offers 2 heated swimming pool, picnic area, 2 clubhouses and pond for fishing. You may have a small pet. All major appliances included. Range, Refrigerator, Dishwasher, Washer and Dryer. Low Maintenance Fees. .so call now for easy showing. This unit is owned Free and Clear so we can close quickly. ..

19. 2012-07-18
    listed $55,000 634-char remark

    Show marketing remark (634 chars)

    Located in Beautiful Loveland Courtyards. You won't find a better Complex for the the Money. This 2 Bedroom , 2 Bath, Split Plan has been updated with laminate floors, freshly painted, new ceiling fan and light fixture and newer AC. The screen patio has cool deck and garden area for live plants. Also shed for storage. The complex offers 2 heated swimming pool, picnic area, 2 clubhouses and pond for fishing. You may have a small pet. All major appliances included. Range, Refrigerator, Dishwasher, Washer and Dryer. Low Maintenance Fees. .so call now for easy showing. This unit is owned Free and Clear so we can close quickly. ..

20. 2004-12-17
    soldstatus $137,000
21. 2004-11-08
    listed $137,900

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $1,244 · $104/mo
• Expected delta: +$449/yr (+$37/mo · 56.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 94% 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: $21,582
• − Mortgage interest: −$8,397
• − Property taxes: −$795
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$5,520
• − Depreciation: −$4,361
• Taxable loss: −$2,491
• Est. tax savings @ 24.0%: +$598
• After-tax cash flow: $352/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

+8.7% since first listed

21 events — show timeline

• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listing Removed — FORTMLS
• 2026-03-29 Price Changed $159,999 FORTMLS
• 2026-03-29 Price Changed $159,999 Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Price Changed $162,500 FORTMLS
• 2025-11-03 Price Changed $162,500 Stellar MLS as Distributed by MLS Grid
• 2025-05-17 Price Changed $159,900 FORTMLS
• 2025-05-17 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-06 Price Changed $162,900 FORTMLS
• 2025-04-06 Price Changed $162,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-26 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-26 Price Changed $169,900 FORTMLS
• 2025-03-17 Price Changed $174,900 FORTMLS
• 2025-03-17 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-11 Listed $177,500 FORTMLS
• 2025-01-10 Listed $177,500 Stellar MLS as Distributed by MLS Grid
• 2012-09-11 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2012-07-18 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-17 Sold (MLS) $137,000 Stellar MLS as Distributed by MLS Grid
• 2004-11-08 Listed $137,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-16.0%/yr

Latest (2014): $795 · +0.8% YoY. Source: county tax records.