7436 Arbela St · Rotonda, FL 33981

$99,900

2 bd · 2.0 ba · 624 sqft · Manufactured public records · 786 Days on market

Built 1980 5,000 sqft lot $150/mo HOA · 10% of rent

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Why this score? — see what drove the B 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 +29.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the friendly Village of Holiday Lake community. Home recently modified to include a second full bathroom and a second bedroom. The main living area features the popular open floor plan and has been tastefully decorated with warm-toned paneling. Kitchen has plenty of cabinetry, eat-in dinette space, breakfast bar and overlooks the living room. Plenty of windows to let in the natural light. Carpeted hallway leads to two full size bathrooms and the master bedroom. This charming home has a great Florida room and a bonus room that provides laundry hook up and could be used as a den, office or 2nd bedroom. It also has an attached utility room for additional storage. Fenced in concrete patio off the back of the home provides a quite space to sit out and relax. The Village of Holiday Lake boasts 20 boat slips with access to Charlotte Harbor and the Gulf of Mexico through the lock system. Beautiful pool area boasting two pools and a BBQ area. There is always something going on for everyone at the large recreation hall with full kitchen, craft rook, laundry facility along with areas for woodworking, tennis, shuffleboard and more. On site storage for your RV and boat. Golf carts welcome. Make this your permanent or your winter get away spot. NOT a 55 and over community and low HOA.

Key facts

• Open floor plan
• Remodeled kitchen
• Florida room

Tags

• OPEN FLOOR PLAN
• REMODELED KITCHEN
• FLORIDA ROOM
• BONUS ROOM
• NEW ROOF
• CONCRETE FLOORS

Property features AI

Finance

• Other: Community recreation owned; Deed restrictions
• Financial info: Total monthly fees $150; total annual fees $1,800; Lease restrictions apply
• HOA & community: Monthly association fee of $150; Association amenities include pool, fitness center, clubhouse, tennis and pickleball courts, shuffleboard, laundry facilities, recreational facilities, maintenance of grounds, management, private road, escrow reserves fund, common area taxes; Buyer approval required; Pets allowed; Golf carts allowed; Handicap modified / wheelchair access

Exterior

• Parking: Driveway; Golf cart parking; Oversized parking
• Security: Hurricane shutters
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available
• Home design: Manufactured single-wide home; One level; Faces west
• Construction: Vinyl siding; Roof over; Crawlspace foundation
• Exterior features: Covered, enclosed patio; Patio; Hurricane shutters; Rain gutters; Exterior storage; Private paved lot; Paved road

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Humidity control
• Interior features: Ceiling fans; Eat-in kitchen; Open floor plan; Blinds
• Laundry & utility: Washer included; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $-80 ($-959/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (14.1% below list).
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $86k (14.1% below list) — sets the bar for cash-flow.
• Cap rate 10.5% 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: amenities F, commute F, health & safety D-.
• 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 2198 active listings in the ZIP; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 786 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $46k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $85,778 (14.1% 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 786 days. Have you received any prior offers? Is the seller open to a 14% 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. 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.
9. 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.
10. 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: 1.56% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.87%
• DSCR: 1.66
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.39×
• Total profit: $-17,195
• Equity at exit: $14,895

10-year hold

• IRR: -1.8%
• Equity multiple: 0.85×
• Total profit: $-4,060
• Equity at exit: $8,638

Cash invested: $27,972 (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 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2198
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$171 /mo · $2,051/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$150
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-80

Break-even live

Break-even rent $1,662

Max offer price $85,778

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-52	+0% $-80	+5% $-108	+10% $-136
Rent	-10% $-203	-5% $-142	+0% $-80	+5% $-18	+10% $43
Rate	-1.0pp $-30	-0.5pp $-55	base $-80	+0.5pp $-106	+1.0pp $-132

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-22
   days on market $99,900 Active 786 DOM
2. 2026-06-18
   days on market $99,900 Active 783 DOM
3. 2026-06-17
   days on market $99,900 Active 782 DOM
4. 2026-06-16
   days on market $99,900 Active 781 DOM
5. 2026-06-15
   days on market $99,900 Active 780 DOM
6. 2026-06-14
   days on market $99,900 Active 778 DOM
7. 2026-06-13
   days on market $99,900 Active 777 DOM
8. 2026-06-10
   days on market $99,900 Active 775 DOM
9. 2026-06-09
   days on market $99,900 Active 774 DOM
10. 2026-06-08
    days on market $99,900 Active 773 DOM
11. 2026-06-05
    days on market $99,900 Active 769 DOM
12. 2026-06-02
    days on market $99,900 Active 767 DOM
13. 2026-06-01
    days on market $99,900 Active 766 DOM
14. 2026-05-31
    days on market $99,900 Active 765 DOM
15. 2026-05-30
    days on market $99,900 Active 764 DOM
16. 2026-02-17
    price $99,900
17. 2025-12-10
    price $113,500
18. 2025-05-12
    price $129,900
19. 2024-04-26
    listed $146,000 Active
20. 2020-02-26
    soldstatus $71,000
21. 2020-02-25
    soldstatus $71,000 Sold 1302-char remark

    Show marketing remark (1302 chars)

    Welcome to the friendly Village of Holiday Lake community. Home recently modified to include a second full bathroom and a second bedroom. The main living area features the popular open floor plan and has been tastefully decorated with warm-toned paneling. Kitchen has plenty of cabinetry, eat-in dinette space, breakfast bar and overlooks the living room. Plenty of windows to let in the natural light. Carpeted hallway leads to two full size bathrooms and the master bedroom. This charming home has a great Florida room and a bonus room that provides laundry hook up and could be used as a den, office or 2nd bedroom. It also has an attached utility room for additional storage. Fenced in concrete patio off the back of the home provides a quite space to sit out and relax. The Village of Holiday Lake boasts 20 boat slips with access to Charlotte Harbor and the Gulf of Mexico through the lock system. Beautiful pool area boasting two pools and a BBQ area. There is always something going on for everyone at the large recreation hall with full kitchen, craft rook, laundry facility along with areas for woodworking, tennis, shuffleboard and more. On site storage for your RV and boat. Golf carts welcome. Make this your permanent or your winter get away spot. NOT a 55 and over community and low HOA.

22. 2020-01-27
    status Pending 1302-char remark

    Show marketing remark (1302 chars)

    Welcome to the friendly Village of Holiday Lake community. Home recently modified to include a second full bathroom and a second bedroom. The main living area features the popular open floor plan and has been tastefully decorated with warm-toned paneling. Kitchen has plenty of cabinetry, eat-in dinette space, breakfast bar and overlooks the living room. Plenty of windows to let in the natural light. Carpeted hallway leads to two full size bathrooms and the master bedroom. This charming home has a great Florida room and a bonus room that provides laundry hook up and could be used as a den, office or 2nd bedroom. It also has an attached utility room for additional storage. Fenced in concrete patio off the back of the home provides a quite space to sit out and relax. The Village of Holiday Lake boasts 20 boat slips with access to Charlotte Harbor and the Gulf of Mexico through the lock system. Beautiful pool area boasting two pools and a BBQ area. There is always something going on for everyone at the large recreation hall with full kitchen, craft rook, laundry facility along with areas for woodworking, tennis, shuffleboard and more. On site storage for your RV and boat. Golf carts welcome. Make this your permanent or your winter get away spot. NOT a 55 and over community and low HOA.

23. 2019-12-30
    listed $79,000 Active 1302-char remark

    Show marketing remark (1302 chars)

    Welcome to the friendly Village of Holiday Lake community. Home recently modified to include a second full bathroom and a second bedroom. The main living area features the popular open floor plan and has been tastefully decorated with warm-toned paneling. Kitchen has plenty of cabinetry, eat-in dinette space, breakfast bar and overlooks the living room. Plenty of windows to let in the natural light. Carpeted hallway leads to two full size bathrooms and the master bedroom. This charming home has a great Florida room and a bonus room that provides laundry hook up and could be used as a den, office or 2nd bedroom. It also has an attached utility room for additional storage. Fenced in concrete patio off the back of the home provides a quite space to sit out and relax. The Village of Holiday Lake boasts 20 boat slips with access to Charlotte Harbor and the Gulf of Mexico through the lock system. Beautiful pool area boasting two pools and a BBQ area. There is always something going on for everyone at the large recreation hall with full kitchen, craft rook, laundry facility along with areas for woodworking, tennis, shuffleboard and more. On site storage for your RV and boat. Golf carts welcome. Make this your permanent or your winter get away spot. NOT a 55 and over community and low HOA.

24. 2016-03-14
    soldstatus $57,000
25. 2005-04-19
    soldstatus $65,000

ⓘ 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: $2,051 · $171/mo
• Projected year-2 tax: $2,051 · $171/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 9/10 Extreme FEMA zone AE · 99% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,730
• − Mortgage interest: −$5,596
• − Property taxes: −$2,051
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − HOA: −$1,800
• − Depreciation: −$2,906
• Taxable loss: −$2,238
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $-422/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

• County: Charlotte County · 196,994 people
• City population: 10,490
• Metro: Punta Gorda, FL
• Population (ZIP): 15,622
• Household income: $84,098
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 105.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -28.09%
• Current HPI: 346.5247
• Rent YoY: ▲ 5.29%
• 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

+53.7% since first listed

10 events — show timeline

• 2026-02-17 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $113,500 Stellar MLS as Distributed by MLS Grid
• 2025-05-12 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-26 Listed $146,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-26 Sold (Public Records) $71,000 Public Records
• 2020-02-25 Sold (MLS) $71,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-12-30 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-14 Sold (Public Records) $57,000 Public Records
• 2005-04-19 Sold (Public Records) $65,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,051 · -7.0% YoY. Source: county tax records.