3650 Rossmere Rd · Port Charlotte, FL 33953

$164,900

3 bd · 2.0 ba · 1,740 sqft · Manufactured public records · 37 Days on market

Built 2005 4,999 sqft lot $90/mo HOA · 4% of rent

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +0.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this impressive 2005 triple-wide home offering nearly 1,800 square feet of spacious, thoughtfully designed living in the highly sought-after 55+ community of Vizcaya Lakes, featuring optional HOA membership and land ownership with no lot rent. Featuring 3 bedrooms, 2 full bathrooms, a covered carport, double-wide driveway, screened lanai, private patio, storage shed, and an indoor laundry room with washer, dryer, and extra space, this home perfectly blends comfort, style, and everyday functionality. Major updates include a new roof in 2023 and a newer A/C system replaced in 2022, offering peace of mind for years to come. Step inside and prepare to be amazed by the expansive open-

Key facts

• Screened lanai
• Private patio
• Indoor laundry room

Tags

• SCREENED LANAI
• PRIVATE PATIO
• INDOOR LAUNDRY ROOM
• CENTER-ISLAND KITCHEN
• SPLIT-BEDROOM FLOOR PLAN
• LUXURIOUS ENSUITE BATH

Property features AI

Finance

• Other: Lease restrictions apply; Total acreage: less than 1/4 acre (approx. 0.11 acre); Lot dimensions approx. 50 x 100; paved private maintained road
• HOA & community: Has HOA — monthly dues of $90 (quarterly fee $270); Association requires approval; Association amenities: clubhouse, pool, recreation facilities, shuffleboard court, spa/hot tub, tennis courts; Association fee includes pool, escrow reserves, insurance, management, recreational facilities; Senior community; Deed restrictions; Golf carts allowed; Street lights; Pets allowed

Exterior

• Parking: Covered parking; Driveway parking; Guest parking; Off-street parking; Oversized parking; 1-car carport
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available; Water connected; Sewer connected
• Home design: Manufactured home (triple wide); One level; Northwest facing; Crawlspace foundation
• Construction: Brick and metal frame construction; Other roof
• Exterior features: Deck; Patio; Rear porch; Screened porch; Side porch; Exterior lighting; Rain gutters; Sidewalk; Sliding doors; Outdoor storage / shed

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Cathedral ceilings; Ceiling fans; Crown molding; Eat-in kitchen; Living room / dining room combo; Open floorplan; Split bedroom layout; Thermostat; Walk-in closets; Living room fireplace
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Liberty Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 622 students, 56% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents falling (-7.5%/yr); 1347 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 32% of the median local income ($83k/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 $5k 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 37 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 1.36% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.32%
• DSCR: 1.59
• GRM: 6.1

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: -17.5%
• Equity multiple: 0.41×
• Total profit: $-27,444
• Equity at exit: $24,587

10-year hold

• IRR: -21.4%
• Equity multiple: 0.12×
• Total profit: $-40,757
• Equity at exit: $14,258

Cash invested: $46,172 (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 33953

• Home prices YoY: -12.3%
• Rents YoY: -7.5%
• Active inventory: 1347
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$865
• Tax from tax record: −$238 /mo · $2,853/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$90
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $86

Break-even live

Break-even rent $2,136

Max offer price $164,900

Occupancy floor 91%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14277 Palm Ter Port Charlotte, FL	3.0	2.0	1316	$2,900	$2.20	21d	1	0.32mi
14510 Costine Ct Port Charlotte, FL	3.0	2.0	1404	$1,900	$1.35	21d	1	0.37mi
4315 Commercial St Port Charlotte, FL	3.0	1.0	1168	$1,300	$1.11	21d	1	0.44mi
4604 Club Dr Port Charlotte, FL	3.0	2.0	2041	$2,795	$1.37	21d	1	0.70mi
14459 River Beach Dr Port Charlotte, FL	2.0	2.0	1150	$1,850	$1.61	21d	2	0.71mi
14502 River Beach Dr Port Charlotte, FL	2.0	2.0	1200	$2,400	$2.00	21d	1	0.74mi
14550 River Beach Dr Port Charlotte, FL	3.0	2.0–2.5	1696	$2,997	$1.77	21d	4	0.75mi
5201 Forbes Ter Port Charlotte, FL	4.0	2.0	1664	$3,200	$1.92	21d	1	1.34mi
5292 Early Ter Port Charlotte, FL	2.0	2.0	1130	$1,800	$1.59	21d	1	1.48mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 34 events

1. 2026-06-18
   days on market $164,900 Active 37 DOM
2. 2026-06-17
   days on market $164,900 Active 36 DOM
3. 2026-06-16
   days on market $164,900 Active 35 DOM
4. 2026-06-15
   days on market $164,900 Active 34 DOM
5. 2026-06-14
   days on market $164,900 Active 32 DOM
6. 2026-06-13
   days on market $164,900 Active 31 DOM
7. 2026-06-10
   days on market $164,900 Active 29 DOM
8. 2026-06-09
   days on market $164,900 Active 28 DOM
9. 2026-06-08
   days on market $164,900 Active 27 DOM
10. 2026-06-07
    days on market $164,900 Active 26 DOM
11. 2026-06-05
    days on market $164,900 Active 23 DOM
12. 2026-06-03
    days on market $164,900 Active 22 DOM
13. 2026-06-02
    days on market $164,900 Active 21 DOM
14. 2026-06-01
    days on market $164,900 Active 20 DOM
15. 2026-05-31
    days on market $164,900 Active 19 DOM
16. 2026-05-30
    days on market $164,900 Active 18 DOM
17. 2026-05-12
    listed $164,900 Active
18. 2026-04-03
    historical
19. 2026-01-22
    price $169,900
20. 2025-09-02
    price $179,900
21. 2025-06-08
    price $182,500
22. 2025-05-02
    price $190,000
23. 2025-04-14
    listed $200,000 Active
24. 2025-03-20
    historical
25. 2024-10-28
    price $219,900
26. 2024-09-19
    listed $229,900 Active
27. 2022-02-04
    soldstatus $225,000 Closed
28. 2022-02-04
    soldstatus $225,000
29. 2022-01-10
    status Pending
30. 2022-01-08
    status Active
31. 2021-12-29
    status Pending
32. 2021-12-22
    price $219,000
33. 2021-11-19
    listed $229,900 Active
34. 2008-04-17
    soldstatus $105,000

ⓘ 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: $2,853 · $238/mo
• Projected year-2 tax: $2,853 · $238/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 5/10 Major
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 24 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,945
• − Mortgage interest: −$9,237
• − Property taxes: −$2,853
• − Insurance: −$5,943
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − HOA: −$1,080
• − Depreciation: −$4,797
• Taxable loss: −$1,276
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $1,340/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): 8,318
• Household income: $83,070
• Rent vs Own: 3.9% rent · 96.1% own
• Severe rent burden: 36.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 5%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica, South Korea
• Languages at home: 90% English-only · Spanish 8% French/Haitian/Cajun 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: ▼ -37.99%
• Current HPI: 269.7718
• Rent YoY: ▼ -7.46%
• 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

+57.0% since first listed

18 events — show timeline

• 2026-05-12 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-02 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-08 Price Changed $182,500 Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-14 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-28 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-19 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2022-02-04 Sold (Public Records) $225,000 Public Records
• 2022-02-04 Sold (MLS) $225,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-12-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-22 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-19 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-17 Sold (Public Records) $105,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,853 · +0.3% YoY. Source: county tax records.