36 Freeman Ave · Charlotte Park, FL 33950

$197,000

2 bd · 2.0 ba · 1,344 sqft · SingleFamily · 384 Days on market

Built 2005 4,367 sqft lot Est $319k · 38% under $256/mo HOA · 10% 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 +22.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +7.1/10.0
• Schools +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large country kitchen and an open floorplan sets this one apart from the others. Never lived in, 2005 built home with charming front porch. Windmill Village is a waterfront community with saltwater marina, fabulous new clubhouse, heated pool, beautiful grounds, all in an excellent Punta Gorda location. Driveway has been installed, new carport in 2010. Price does not include the $18,285 share buy-in which is returned when you sell the property. Very upscale double-wide community.

Key facts

• Modern upgrades
• Spacious kitchen
• Bonus room

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• CENTER ISLAND BREAKFAST BAR
• GENEROUS CLOSET SPACE
• BONUS ROOM
• MODERN UPGRADES

Property features AI

Finance

• Other: Furnished; Total living area approximately 1,344 square feet; Lot size approximately 0.1 acre
• Financial info: Lease restrictions apply
• HOA & community: Has HOA with monthly fee of $256; Association requires approval; HOA covers pool, sewer, water, trash, management, grounds maintenance and escrow reserves; Community clubhouse, gated entry, pool, pickleball and shuffleboard courts, community mailbox; Senior community; buyer approval required; Pets allowed with restrictions (cats and dogs OK, breed restrictions, number limit, max pet weight 40 lbs); Golf carts allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Sewer connected; Water connected; Cable available
• Home design: Manufactured double-wide home; Single-story; Faces east
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built on double-wide manufactured home construction
• Exterior features: Paved road access; Canal and creek water access (brackish); No-wake zone; Storage

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; Kitchen/family room combo; Storage
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (8.1% below list).
• Meets the 1% rule at list price ($2k rent vs $197k).
• Recommended offer: $173k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.3% in Charlotte Park — 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 66/100 on livability (#624 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; 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: Sallie Jones Elementary School (math 75% / reading 74%, grade A, #230 of 2,144 statewide, top 12%, 694 students, 47% FRL); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents soft (-0.1%/yr); 1004 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 38% of the median local income ($76k/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 $6k 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 384 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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 $67k; list at $197k implies a 194% gain — meaningful room to come down on a strong offer.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,360 (12.0% 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 384 days. Have you received any prior offers? Is the seller open to a 12% 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 F-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: 1.24% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $318,528
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Freeman Ave Unit 76O	0.15mi	2/2.0	1,366 (+2%)	21mo	$265,000	$194	72
4326 Palm Dr	0.15mi	3/2.0 (+1)	1,430 (+6%)	13mo	$325,000	$227	66
302 Singapore Rd	0.53mi	2/2.0	1,414 (+5%)	4mo	$335,000	$237	63
3330 Tripoli Blvd	0.40mi	2/2.0	1,475 (+10%)	8mo	$365,000	$247	58
3804 Barnegat Dr	0.60mi	2/2.0	1,322 (-2%)	16mo	$375,000	$284	56
3510 Amanda St	0.52mi	2/2.0	1,412 (+5%)	16mo	$225,000	$159	54
24676 Rio Villa Lakes Cir	0.47mi	3/2.0 (+1)	1,477 (+10%)	3mo	$317,000	$215	54
19 Amsterdam Ave	0.24mi	3/2.0 (+1)	1,152 (-14%)	18mo	$30,000	$26	45
3425 Magnolia Way	0.65mi	3/2.0 (+1)	1,537 (+14%)	3mo	$403,000	$262	39
771 Fontana Dr	0.70mi	2/2.0	1,196 (-11%)	15mo	$360,000	$301	36

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: -25.4%
• Equity multiple: 0.17×
• Total profit: $-45,686
• Equity at exit: $29,373

10-year hold

• IRR: -48.0%
• Equity multiple: -0.35×
• Total profit: $-74,721
• Equity at exit: $17,033

Cash invested: $55,160 (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 33950

• Home prices YoY: -29.9%
• Rents YoY: -0.1%
• Active inventory: 1004
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,447 high
• Mortgage (P&I): −$1,033
• Tax est. 1.5%: −$246 /mo · $2,955/yr
• Insurance: −$82
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$256
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-111

Break-even live

Break-even rent $2,587

Max offer price $180,986

Occupancy floor 100%

Sensitivity live

Price	-10% $25	-5% $-43	+0% $-111	+5% $-179	+10% $-247
Rent	-10% $-304	-5% $-207	+0% $-111	+5% $-14	+10% $83
Rate	-1.0pp $-11	-0.5pp $-61	base $-111	+0.5pp $-162	+1.0pp $-214

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 Windmill Blvd Unit 212O Punta Gorda, FL	2.0	2.0	1620	$1,895	$1.17	23d	1	0.04mi
16 Freeman Ave Unit Reservation spot 2 Punta Gorda, FL	2.0	2.0	1375	$3,500	$2.55	23d	1	0.13mi
4020 Palm Dr Punta Gorda, FL	2.0	2.0	1228	$2,300	$1.87	23d	1	0.24mi
2 Emden Cir Unit 1 Punta Gorda, FL	2.0	2.0	1800	$3,500	$1.94	23d	1	0.37mi
3320 Palm Dr Punta Gorda, FL	3.0	2.0	1703	$2,400	$1.41	23d	1	0.66mi
3500 Mondovi Ct #811 Punta Gorda, FL	3.0	2.0	1596	$3,200	$2.01	23d	1	0.73mi
3025 Magnolia Way Punta Gorda, FL	2.0	2.0	1068	$2,500	$2.34	23d	1	0.87mi
2926 Vasco St Unit 112 Punta Gorda, FL	3.0	2.0	1329	$2,250	$1.69	23d	1	0.90mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	23d	1	0.90mi
2921 Vasco St Unit B Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	23d	1	0.93mi
1358 Rock Dove Ct Apt 7 Punta Gorda, FL	2.0	2.0	1012	$1,650	$1.63	15d	1	1.01mi
3004 Banyan Way Punta Gorda, FL	3.0	2.0	1522	$3,390	$2.23	23d	1	1.06mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	15d	1	1.09mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	23d	1	1.09mi
323 Dolphin Pkwy Punta Gorda, FL	2.0	2.0	1272	$2,100	$1.65	23d	1	1.12mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	23d	1	1.14mi
3251 White Ibis Ct Unit A1 Punta Gorda, FL	2.0	2.0	1025	$1,500	$1.46	23d	1	1.16mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	23d	1	1.20mi
3233 Wood Thrush Dr Unit 24A Punta Gorda, FL	2.0	2.0	1024	$2,100	$2.05	15d	1	1.26mi
3334 Purple Martin Dr #211 Punta Gorda, FL	2.0	2.0	1851	$4,500	$2.43	23d	1	1.28mi
625 Pompano Ter Punta Gorda, FL	2.0	2.0	1220	$1,850	$1.52	23d	1	1.28mi
2845 Magdalina Dr Unit 2 Punta Gorda, FL	2.0	1.0	895	$1,200	$1.34	23d	1	1.28mi
1431 Aqui Esta Dr #411 Punta Gorda, FL	3.0	2.0	1556	$2,000	$1.29	23d	1	1.28mi
3322 Purple Martin Dr Unit Reservation Spot 1 Punta Gorda, FL	2.0	2.0	1400	$3,800	$2.71	23d	1	1.32mi
3322 Purple Martin Dr #132 Punta Gorda, FL	2.0	2.0	1381	$1,650	$1.19	23d	1	1.32mi
920 Conecta Dr Punta Gorda, FL	2.0	2.5	1137	$1,500	$1.32	15d	1	1.34mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	15d	1	1.35mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	23d	1	1.35mi
255 W End Dr Punta Gorda, FL	2.0–3.0	2.0	1559	$2,800	$1.80	23d	3	1.36mi
1461 Aqui Esta Dr Unit B4 Punta Gorda, FL	2.0	2.0	1049	$1,800	$1.72	15d	1	1.37mi
3640 Bal Harbor Blvd #534 Punta Gorda, FL	2.0	2.0	1405	$1,800	$1.28	15d	1	1.41mi
3627 Bal Harbor Blvd Punta Gorda, FL	2.0	2.0	1105	$2,500	$2.26	23d	1	1.48mi
240 W End Dr #611 Punta Gorda, FL	2.0	2.0	1306	$1,675	$1.28	23d	1	1.48mi

HOA detail

• Monthly dues: $256 · $3,072/yr
• Likely covers: waterlandscapingpool

Listing history 28 events

1. 2026-06-22
   days on market $197,000 Active 384 DOM
2. 2026-06-18
   days on market $197,000 Active 381 DOM
3. 2026-06-17
   days on market $197,000 Active 380 DOM
4. 2026-06-16
   days on market $197,000 Active 379 DOM
5. 2026-06-15
   days on market $197,000 Active 378 DOM
6. 2026-06-14
   days on market $197,000 Active 376 DOM
7. 2026-06-13
   days on market $197,000 Active 375 DOM
8. 2026-06-10
   days on market $197,000 Active 373 DOM
9. 2026-06-09
   days on market $197,000 Active 372 DOM
10. 2026-06-08
    days on market $197,000 Active 371 DOM
11. 2026-06-05
    days on market $197,000 Active 367 DOM
12. 2026-06-02
    days on market $197,000 Active 365 DOM
13. 2026-06-01
    days on market $197,000 Active 364 DOM
14. 2026-05-31
    days on market $197,000 Active 363 DOM
15. 2026-05-30
    remarks 699-char remark
16. 2026-05-30
    days on market $197,000 Active 362 DOM
17. 2025-06-02
    listed $197,000 Active
18. 2010-06-01
    soldstatus $67,000 483-char remark

    Show marketing remark (483 chars)

    Large country kitchen and an open floorplan sets this one apart from the others. Never lived in, 2005 built home with charming front porch. Windmill Village is a waterfront community with saltwater marina, fabulous new clubhouse, heated pool, beautiful grounds, all in an excellent Punta Gorda location. Driveway has been installed, new carport in 2010. Price does not include the $18,285 share buy-in which is returned when you sell the property. Very upscale double-wide community.

19. 2008-09-28
    listed $69,900 483-char remark

    Show marketing remark (483 chars)

    Large country kitchen and an open floorplan sets this one apart from the others. Never lived in, 2005 built home with charming front porch. Windmill Village is a waterfront community with saltwater marina, fabulous new clubhouse, heated pool, beautiful grounds, all in an excellent Punta Gorda location. Driveway has been installed, new carport in 2010. Price does not include the $18,285 share buy-in which is returned when you sell the property. Very upscale double-wide community.

20. 2008-09-18
    historical
21. 2008-04-16
    listed $99,900
22. 2007-09-20
    listed $102,900
23. 2006-11-07
    listed $139,000
24. 2006-10-16
    historical
25. 2005-09-30
    listed $137,900
26. 2005-01-14
    listed $149,900
27. 2004-08-26
    historical
28. 2004-06-02
    listed $74,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,367
• − Mortgage interest: −$11,035
• − Property taxes: −$2,955
• − Insurance: −$6,104
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − HOA: −$3,072
• − Depreciation: −$5,731
• Taxable loss: −$4,229
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $-313/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 — Charlotte Park

• Score: 66/100
• State rank: #624
• US rank: #12150

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charlotte Park, FL
• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 24,955
• Household income: $76,369
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 608.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 5% Romanian 4% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% 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: ▼ -111.73%
• Current HPI: 261.6573
• Rent YoY: ▼ -0.06%
• 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

+163.0% since first listed

12 events — show timeline

• 2025-06-02 Listed $197,000 Stellar MLS as Distributed by MLS Grid
• 2010-06-01 Sold (MLS) $67,000 Stellar MLS as Distributed by MLS Grid
• 2008-09-28 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2008-09-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-04-16 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2007-09-20 Listed $102,900 Stellar MLS as Distributed by MLS Grid
• 2006-11-07 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-09-30 Listed $137,900 Stellar MLS as Distributed by MLS Grid
• 2005-01-14 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2004-08-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-06-02 Listed $74,900 Stellar MLS as Distributed by MLS Grid