19505 Quesada Ave Unit AA204 · Port Charlotte, FL 33948

$149,900

2 bd · 2.0 ba · 899 sqft · Condo · 22 Days on market

Built 1985 Good condition $360/mo HOA · 17% of rent

---

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 +24.2/30.0
• 1% rule +9.3/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Oaks lV. The Oaks are one of the most sought after condo communities in all of Port Charlotte. Twenty-three acres of SHADE and RELAXATION. You will be hard pressed to find a better condo community that has all the amenities nearby. For shopping you have Publix within walking (sidewalks) distance, Walmart is extremely close as well. If you love fitness, the local YMCA is next door at Franz Ross Park. The Oaks was completed in 1985 and all buildings are POURDED CONCRETE. This Two bedroom/two bath second floor unit has an INCREDIBLE water view of the lake. There are only a few units, out of 400 plus, that HAVE such a WATER VIEW. Primary bedroom has an ensuite bathroom. Solid wood ca

Key facts

• Solid wood cabinets
• Beverage nook
• Shady oak trees

Tags

• WATER VIEW
• SOLID WOOD CABINETS
• BEVERAGE NOOK
• SHADY OAK TREES
• RECREATION ROOMS
• PICNIC AREAS

Property features AI

Finance

• Other: Association contact: Linda Doherty
• Financial info: Total monthly fees: $360; Total annual fees: $4,320; Lease restrictions apply
• HOA & community: Monthly condo fee of $360; Association manages clubhouse, pool, shuffleboard court and maintenance; Association fee covers pool, sewer, water, trash, common area taxes, reserves, grounds and structure maintenance, management and recreational facilities; Association approval required; Community features include clubhouse, pool, sidewalks, street lights, community mailbox, deed restrictions and special community restrictions; Pets allowed: cats and dogs

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; High‑speed internet/BB/HS available; Sewer connected; Water connected
• Home design: Condominium (residential); Completed condition; Southeast facing; 2 total stories; Entry level: One
• Construction: Block construction; Shingle roof; Slab foundation; Building AA
• Exterior features: Screened patio/porch; Balcony; Outdoor grill; Exterior lighting; Sliding doors; Rain gutters; Oak trees on property; Asphalt/paved road access; Lake view and lake access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms (located on floor 2)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; 6 total rooms
• Laundry & utility: Washer; Dryer; Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: schools D+, employment D, amenities 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.
• Market conditions: Rents soft (-1.6%/yr); 953 active listings in the ZIP; 6 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).
• This rent runs 41% of the median local income ($63k/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 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $147,651 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.54%
• DSCR: 1.38
• GRM: 5.8

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: -10.5%
• Equity multiple: 0.63×
• Total profit: $-15,495
• Equity at exit: $22,351

10-year hold

• IRR: -8.1%
• Equity multiple: 0.58×
• Total profit: $-17,549
• 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 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 953
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,145 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$360
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $232

Break-even live

Break-even rent $1,851

Max offer price $149,900

Occupancy floor 84%

Sensitivity live

Price	-10% $336	-5% $284	+0% $232	+5% $180	+10% $129
Rent	-10% $63	-5% $147	+0% $232	+5% $317	+10% $402
Rate	-1.0pp $308	-0.5pp $270	base $232	+0.5pp $193	+1.0pp $154

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	14d	8	0.15mi
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	22d	2	0.29mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	22d	1	0.61mi
425 Ricold Ter Port Charlotte, FL	2.0	2.0	912	$1,400	$1.54	22d	1	0.99mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	22d	1	1.42mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	22d	1	1.46mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $149,900 Active 22 DOM
2. 2026-06-17
   days on market $149,900 Active 21 DOM
3. 2026-06-16
   days on market $149,900 Active 20 DOM
4. 2026-06-15
   days on market $149,900 Active 19 DOM
5. 2026-06-14
   days on market $149,900 Active 17 DOM
6. 2026-06-13
   pricedays on market $149,900 Active 16 DOM
7. 2026-06-10
   days on market $154,500 Active 14 DOM
8. 2026-06-09
   days on market $154,500 Active 13 DOM
9. 2026-06-08
   days on market $154,500 Active 12 DOM
10. 2026-06-07
    days on market $154,500 Active 11 DOM
11. 2026-06-05
    days on market $154,500 Active 8 DOM
12. 2026-06-03
    days on market $154,500 Active 7 DOM
13. 2026-06-02
    days on market $154,500 Active 6 DOM
14. 2026-06-01
    days on market $154,500 Active 5 DOM
15. 2026-05-31
    days on market $154,500 Active 4 DOM
16. 2026-05-30
    days on market $154,500 Active 3 DOM
17. 2026-05-27
    listed $154,500 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 7/10 Severe FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $25,740
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$1,547
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − HOA: −$4,320
• − Depreciation: −$4,361
• Taxable income: $749
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $2,606/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 · 10 photos

Good 80/100 Cosmetic rehab

This well-maintained, move-in-ready condo with a lake view and lush landscaping offers a good investment opportunity.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and adds value
• Both Replace carpet with hardwood or tile flooring — Improves aesthetics and increases value
• Both Upgrade kitchen appliances — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and adds value ↑
• Both Replace carpet with hardwood or tile flooring — Improves aesthetics and increases value ↑
• Both Upgrade kitchen appliances — Modernizes the kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Port Charlotte, FL
• County: Charlotte County · 196,994 people
• City population: 102,180
• Metro: Punta Gorda, FL
• Population (ZIP): 18,696
• Household income: $62,744
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 501.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -55.31%
• Current HPI: 315.0548
• Rent YoY: ▼ -1.63%
• 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

1 event — show timeline

• 2026-05-27 Listed $154,500 Stellar MLS as Distributed by MLS Grid