9118 Pinehaven Way · Rotonda, FL 34224

$229,000

3 bd · 2.0 ba · 1,860 sqft · Manufactured public records · 153 Days on market

Built 2005 7,508 sqft lot Est $236k · at est. $116/mo HOA · 4% 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 +26.1/30.0
• ARV discount +8.9/15.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• 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 MLS

Do you want it all? The best of everything? Get away. .to Pines at Sandalhaven. .WITH every convenience in a beautiful 1860 square foot home. .plenty of room for family and friends to visit as well as entertaining!The neighborhood offers quiet serenity with lake, fountain and benches, and social time with the clubhouse, pool and recreation area, 15 minutes to beaches, shopping and numerous marinas, deed restrictions, wooded view in the rear, and lake view in front. This home is a must see with all the amenities, includes extra den/library off the master suite, fireplace in living room, custom light fixtures, eat in kitchen with formal dining area, skylight in guest bath, plantation shutters on each window, plentyof closet space, vaulted ceilings, one of the biggest and best homes in the Pines of Sandalhaven. .you can have it all!!

Key facts

• Clubhouse
• Spa
• Pickleball

Tags

• HEATED POOL
• SPA
• CLUBHOUSE
• PICKLEBALL
• SHUFFLEBOARD
• NO LOT FEES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Vineland Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 579 students, 45% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 37% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 28 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).
• At $2,759/mo this rent would consume 58% 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

• It's been on market 153 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $36k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; list at $229k implies a 134% gain — meaningful room to come down on a strong offer.

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 $201,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $236,220
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9210 Pinehaven Way	0.10mi	3/2.0	1,860 (0%)	6mo	$210,000	$113	91
9234 Pinehaven Way	0.15mi	2/2.0 (-1)	1,809 (-3%)	14mo	$230,000	$127	72

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-12,757
• Equity at exit: $34,145

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-321
• Equity at exit: $19,800

Cash invested: $64,120 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,759 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$193 /mo · $2,315/yr
• Insurance: −$95
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$116
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $508

Break-even live

Break-even rent $2,116

Max offer price $229,000

Occupancy floor 77%

Sensitivity live

Price	-10% $637	-5% $573	+0% $508	+5% $443	+10% $378
Rent	-10% $290	-5% $399	+0% $508	+5% $617	+10% $726
Rate	-1.0pp $623	-0.5pp $566	base $508	+0.5pp $448	+1.0pp $388

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2060	$2,000	$0.97	22d	1	0.33mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	14d	1	0.34mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	22d	1	0.34mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,232	$1.20	14d	1	0.34mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	14d	1	0.45mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	22d	1	0.53mi
188 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2086	$2,000	$0.96	22d	1	0.55mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	22d	1	0.56mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	22d	1	0.72mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	14d	1	0.75mi
8541 Amberjack Cir #203 Englewood, FL	3.0	2.0	2003	$5,910	$2.95	22d	1	0.75mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	22d	1	0.78mi
45 Oakland Hills Ct Rotonda West, FL	4.0	2.0	1536	$2,700	$1.76	22d	1	0.86mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	22d	1	0.91mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	22d	1	0.92mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	22d	1	0.94mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	22d	1	0.95mi
8272 Harborside Cir Englewood, FL	3.0	3.0	1590	$5,200	$3.27	22d	1	0.97mi
8234 Harborside Cir Englewood, FL	3.0	3.0	1735	$4,200	$2.42	22d	1	0.99mi
8013 Bay Pointe Dr Englewood, FL	3.0	4.0	2515	$4,500	$1.79	22d	1	1.07mi
8936 Scallop Way Placida, FL	3.0	2.0	2158	$5,200	$2.41	22d	1	1.16mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	22d	1	1.19mi
9203 Griggs Rd #204 Englewood, FL	3.0	2.5	2028	$3,500	$1.73	22d	1	1.28mi
8400 Placida Rd Unit G202 Rental Placida, FL	2.0	2.5	1688	$2,500	$1.48	22d	1	1.32mi
118 Caddy Rd Rotonda West, FL	3.0	2.0	1828	$2,795	$1.53	22d	1	1.32mi
10446 Coquina Ct Placida, FL	3.0	2.0	1820	$4,500	$2.47	22d	1	1.33mi
3923 Cape Haze Dr #302 Rotonda West, FL	3.0	3.0	2044	$3,100	$1.52	22d	1	1.40mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	22d	1	1.42mi

HOA detail

• Monthly dues: $116 · $1,392/yr
• Likely covers: pool

Listing history 14 events

1. 2026-04-04
   status Pending
2. 2026-03-31
   price $229,000
3. 2026-03-21
   price $234,900
4. 2026-02-11
   price $248,000
5. 2026-02-09
   status Active
6. 2025-09-22
   listed $265,000 Active
7. 2025-03-31
   historical
8. 2025-02-27
   price $275,000
9. 2025-01-03
   price $289,990
10. 2024-11-08
    listed $299,990 Active
11. 2010-02-01
    soldstatus $98,000
12. 2010-01-29
    soldstatus $140,000 844-char remark

    Show marketing remark (844 chars)

    Do you want it all? The best of everything? Get away. .to Pines at Sandalhaven. .WITH every convenience in a beautiful 1860 square foot home. .plenty of room for family and friends to visit as well as entertaining!The neighborhood offers quiet serenity with lake, fountain and benches, and social time with the clubhouse, pool and recreation area, 15 minutes to beaches, shopping and numerous marinas, deed restrictions, wooded view in the rear, and lake view in front. This home is a must see with all the amenities, includes extra den/library off the master suite, fireplace in living room, custom light fixtures, eat in kitchen with formal dining area, skylight in guest bath, plantation shutters on each window, plentyof closet space, vaulted ceilings, one of the biggest and best homes in the Pines of Sandalhaven. .you can have it all!!

13. 2009-08-11
    listed $149,000 844-char remark

    Show marketing remark (844 chars)

    Do you want it all? The best of everything? Get away. .to Pines at Sandalhaven. .WITH every convenience in a beautiful 1860 square foot home. .plenty of room for family and friends to visit as well as entertaining!The neighborhood offers quiet serenity with lake, fountain and benches, and social time with the clubhouse, pool and recreation area, 15 minutes to beaches, shopping and numerous marinas, deed restrictions, wooded view in the rear, and lake view in front. This home is a must see with all the amenities, includes extra den/library off the master suite, fireplace in living room, custom light fixtures, eat in kitchen with formal dining area, skylight in guest bath, plantation shutters on each window, plentyof closet space, vaulted ceilings, one of the biggest and best homes in the Pines of Sandalhaven. .you can have it all!!

14. 2008-08-12
    listed $159,000

ⓘ 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: $2,315 · $193/mo
• Projected year-2 tax: $2,315 · $193/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 2/10 Low
• 🌡 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: $33,106
• − Mortgage interest: −$12,828
• − Property taxes: −$2,315
• − Insurance: −$1,942
• − Repairs & maintenance: −$2,648
• − Management: −$2,648
• − HOA: −$1,392
• − Depreciation: −$6,662
• Taxable income: $2,670
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $5,452/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

+44.0% since first listed

14 events — show timeline

• 2026-04-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $229,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Price Changed $234,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $248,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-22 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-27 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-03 Price Changed $289,990 Stellar MLS as Distributed by MLS Grid
• 2024-11-08 Listed $299,990 Stellar MLS as Distributed by MLS Grid
• 2010-02-01 Sold (Public Records) $98,000 Public Records
• 2010-01-29 Sold (MLS) $140,000 Stellar MLS as Distributed by MLS Grid
• 2009-08-11 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2008-08-12 Listed $159,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2025): $2,315 · +3.6% YoY. Source: county tax records.