2100 Kings Hwy #94 · Port Charlotte, FL 33980

$125,000

2 bd · 2.0 ba · 893 sqft · Manufactured public records · 23 Days on market

Built 1978 4,826 sqft lot Est $109k · 15% over $426/mo HOA · 23% 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 +18.8/30.0
• 1% rule +9.8/10.0
• DSCR +5.9/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Say hello to your affordable Florida escape! This 1978 Jacobsen built home with 2 bedrooms and 2 full baths plus a 23 x 12 rear lanai is serving up easy living and at a great price! NEW ROOF and new insulated panels in carport in 2023. Both bathrooms have been updated. There is laminate flooring throughout so no carpet to deal with. You'll love the large greenspace behind the house with the open feeling that brings. The large driveway means there's room for your car, your golf cart and your neighbor, who "just stopped by for a minute". This home is located in the award winning 55+ gated, golfing community of Maple Leaf Golf & Countr

Key facts

• Laminate flooring
• Large greenspace
• Pickleball courts

Tags

• NEW ROOF
• UPDATED BATHROOMS
• LAMINATE FLOORING
• LARGE GREENSPACE
• GATED GOLFING COMMUNITY
• PICKLEBALL COURTS

Property features AI

Finance

• Other: Lease restrictions apply; Furnished
• Financial info: Total monthly fees shown as $426 (includes HOA and other fees); Total annual fees listed as $5,112
• HOA & community: Has HOA (monthly fee $395) with buyer approval required; HOA covers pool, escrow reserves, internet, grounds maintenance, management, private road; Community amenities include clubhouse, fitness center, golf, pool, tennis, pickleball, shuffleboard, spa/hot tub; Deed restrictions and special community restrictions; 24-hour gated senior community; golf carts allowed; community mailbox; irrigation with reclaimed water; Pets allowed (cats OK)

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community
• Utilities: Public water; Public sewer; Public power
• Home design: Manufactured home (double wide); Single story; North-facing; Completed condition; Make: Jacobsen
• Construction: Vinyl siding; Roof over
• Exterior features: Covered, enclosed rear porch; In-ground heated pool; Shed(s); Greenbelt nearby; Near golf course; Paved and private lot; Private maintained road; Irrigation equipment; Underground utilities; Sprinkler recycled

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Crawlspace foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Thermostat; Sliding doors
• Laundry & utility: Washer; Dryer; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 600 active listings in the ZIP; 9 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 35% 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 $864 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 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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 $40k; list at $125k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.48% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $108,946
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Kings Hwy #288	0.00mi	2/2.0	864 (-3%)	4mo	$77,500	$90	91
2100 Kings Hwy #545	0.00mi	2/2.0	864 (-3%)	6mo	$51,000	$59	90
2100 Kings Hwy #444	0.00mi	2/2.0	1,008 (+13%)	2mo	$118,000	$117	77
2100 Kings Hwy #58	0.52mi	2/2.0	912 (+2%)	3mo	$125,000	$137	70
2100 Kings Hwy #591	0.52mi	2/2.0	864 (-3%)	2mo	$105,000	$122	69
2100 Kings Hwy #803	0.56mi	2/2.0	1,008 (+13%)	12mo	$180,000	$179	42

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: -14.5%
• Equity multiple: 0.50×
• Total profit: $-17,376
• Equity at exit: $18,638

10-year hold

• IRR: -15.6%
• Equity multiple: 0.30×
• Total profit: $-24,500
• Equity at exit: $10,808

Cash invested: $35,000 (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: 600
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$656
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$52
• HOA: −$426
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $125

Break-even live

Break-even rent $1,690

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $196	-5% $161	+0% $125	+5% $90	+10% $55
Rent	-10% $-21	-5% $52	+0% $125	+5% $198	+10% $271
Rate	-1.0pp $188	-0.5pp $157	base $125	+0.5pp $93	+1.0pp $60

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	21d	2	0.69mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	21d	1	0.70mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	21d	5	0.81mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	14d	276	0.99mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	21d	1	1.13mi
2121 Heron Lake Dr #204 Punta Gorda, FL	2.0	2.0	996	$1,500	$1.51	21d	1	1.14mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	21d	2	1.41mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	14d	28	1.43mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	1.46mi

HOA detail

• Monthly dues: $426 · $5,112/yr
• Likely covers: security

Listing history 7 events

1. 2026-05-24
   status Pending
2. 2026-05-01
   listed $125,000 Active
3. 2024-07-30
   historical
4. 2024-04-27
   listed $160,000 Active
5. 2022-09-25
   status Pending
6. 2022-09-22
   listed $170,000 Active
7. 2002-08-01
   soldstatus $40,000

ⓘ 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: $2,415 · $201/mo
• Projected year-2 tax: $2,415 · $201/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 5/10 Major FEMA zone X (unshaded) · 40% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $22,178
• − Mortgage interest: −$7,002
• − Property taxes: −$2,415
• − Insurance: −$625
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − HOA: −$5,112
• − Depreciation: −$3,636
• Taxable loss: −$160
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,542/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

+212.5% since first listed

7 events — show timeline

• 2026-05-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-27 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-09-22 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2002-08-01 Sold (Public Records) $40,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,415 · +1.2% YoY. Source: county tax records.