9177 Pinehaven Way · Rotonda, FL 34224

$219,500

2 bd · 2.0 ba · 1,566 sqft · Manufactured public records · 10 Days on market

Built 2005 ↓ 23% since listing

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This doublewide manufactured home is situated in a friendly, over 55, seventy-two lot subdivision where you own your own lot. It is on a choice, waterfront, corner lot, with community amenities including a clubhouse, pool, spa, and playground with pickleball court. All furnishings are included. Recent upgrades include new laminate flooring, appliances, new roof. A large den can serve as a third bedroom. An on demand water heater provides endless hot water. The pond side of the house offers a 10& apos; by 13& apos; enclosed Florida room, as well as an open deck for enjoyment of the pond. Beneath the carport is a 12& apos; by 8& apos; shed with overhead door for golf cart stor

Key facts

• Open deck
• Recent upgrades
• Golf cart storage

Tags

• WATERFRONT CORNER LOT
• ENCLOSED FLORIDA ROOM
• OPEN DECK
• GOLF CART STORAGE
• RECENT UPGRADES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 8.5% vs local median 3.1% in Rotonda — 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 67/100 on livability (#548 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, cost of living B+; Watch: schools 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.
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,496/mo this rent would consume 52% of the median local household income ($57k/yr) (locally 329% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,500

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. 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. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $142,506
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3331 Goldfinch Ln	0.21mi	2/2.0	1,456 (-7%)	0mo	$133,000	$91	78

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: -9.7%
• Equity multiple: 0.66×
• Total profit: $-21,152
• Equity at exit: $32,728

10-year hold

• IRR: -5.4%
• Equity multiple: 0.70×
• Total profit: $-18,407
• Equity at exit: $18,978

Cash invested: $61,460 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,496 high
• Mortgage (P&I): −$1,151
• Tax from tax record: −$324 /mo · $3,883/yr
• Insurance: −$91
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $340

Break-even live

Break-even rent $2,067

Max offer price $219,500

Occupancy floor 81%

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	20d	1	0.28mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	13d	1	0.28mi
130 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2060	$2,000	$0.97	20d	1	0.30mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	13d	1	0.36mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,126	$1.10	13d	1	0.40mi
6800 Placida Rd #283 Englewood, FL	2.0	2.0	1092	$1,500	$1.37	20d	1	0.47mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	20d	1	0.53mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	20d	1	0.56mi
188 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2086	$2,000	$0.96	20d	1	0.59mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	20d	1	0.70mi
8541 Amberjack Cir #203 Englewood, FL	3.0	2.0	2003	$5,910	$2.95	20d	1	0.73mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	20d	1	0.74mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	20d	1	0.88mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	13d	1	0.90mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	20d	1	0.91mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	20d	1	0.94mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	20d	1	0.96mi
8272 Harborside Cir Englewood, FL	3.0	3.0	1590	$5,200	$3.27	20d	1	0.98mi
8234 Harborside Cir Englewood, FL	3.0	3.0	1735	$4,200	$2.42	20d	1	0.99mi
8936 Scallop Way Placida, FL	3.0	2.0	2158	$5,200	$2.41	20d	1	1.11mi
98 Caddy Rd Rotonda West, FL	2.0	2.0	1167	$4,000	$3.43	20d	1	1.15mi
195 Rotonda Blvd W Unit A Rotonda West, FL	3.0	2.0	1162	$1,850	$1.59	20d	1	1.18mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	20d	1	1.18mi
10446 Coquina Ct Placida, FL	3.0	2.0	1820	$4,500	$2.47	20d	1	1.28mi
118 Caddy Rd Rotonda West, FL	3.0	2.0	1828	$2,795	$1.53	20d	1	1.28mi
8400 Placida Rd Unit G202 Rental Placida, FL	2.0	2.5	1688	$2,500	$1.48	20d	1	1.28mi
278 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	1138	$1,625	$1.43	20d	1	1.29mi
3923 Cape Haze Dr #302 Rotonda West, FL	3.0	3.0	2044	$3,100	$1.52	20d	1	1.31mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	20d	1	1.36mi
9203 Griggs Rd #204 Englewood, FL	3.0	2.5	2028	$3,500	$1.73	20d	1	1.37mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	20d	1	1.43mi

Listing history 9 events

1. 2026-06-18
   days on market $219,500 Active 10 DOM
2. 2026-06-17
   days on market $219,500 Active 9 DOM
3. 2026-06-16
   days on market $219,500 Active 8 DOM
4. 2026-06-15
   days on market $219,500 Active 7 DOM
5. 2026-06-14
   days on market $219,500 Active 5 DOM
6. 2026-06-13
   days on market $219,500 Active 4 DOM
7. 2026-06-10
   days on market $219,500 Active 2 DOM
8. 2026-06-09
   remarks 683-char remark
9. 2026-06-09
   listed $219,500 Active 1 DOM

ⓘ 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: $3,883 · $324/mo
• Projected year-2 tax: $3,883 · $324/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 8/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,956
• − Mortgage interest: −$12,295
• − Property taxes: −$3,883
• − Insurance: −$1,895
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − Depreciation: −$6,385
• Taxable income: $704
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $3,905/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 — Rotonda

• Score: 67/100
• State rank: #548
• US rank: #10359

Category grades

Amenities F Commute F Cost of living B+ Crime A+ Employment C+ Housing A- Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rotonda, FL
• County: Charlotte County · 196,994 people
• City population: 10,490
• Metro: Punta Gorda, FL
• Population (ZIP): 15,536
• Household income: $57,281
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 329.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% 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: ▼ -75.76%
• Current HPI: 325.0345
• Rent YoY: ▼ -0.11%
• 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

-23.0% since first listed

16 events — show timeline

• 2026-06-09 Listed $219,500 FSBO.com
• 2025-04-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-26 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-26 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-17 Price Changed $224,800 Stellar MLS as Distributed by MLS Grid
• 2025-02-10 Price Changed $238,500 Stellar MLS as Distributed by MLS Grid
• 2025-01-03 Price Changed $239,500 Stellar MLS as Distributed by MLS Grid
• 2024-10-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-07-11 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-06 Price Changed $254,800 Stellar MLS as Distributed by MLS Grid
• 2024-05-21 Price Changed $259,800 Stellar MLS as Distributed by MLS Grid
• 2024-04-22 Price Changed $264,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-20 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2024-02-19 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2024-02-06 Listed $284,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.1%/yr

Latest (2025): $3,883 · +134.9% YoY. Source: county tax records.