7559 Ratan Cir · Rotonda, FL 33981

$199,900

2 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 721 Days on market

Built 2013 5,148 sqft lot $150/mo HOA · 7% of rent

---

Why this score? — see what drove the D+ 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 +14.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +4.6/10.0
• DSCR +4.5/10.0
• 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

The Village of Holiday Lake is the best kept secret in Charlotte County, a community that offers open space, meticulously kept, close to all amenities. This is the ONLY LOT available in this 551 lot community which contains 247 acres. There is large man made lake in the center and the community abuts the Butterford Waterway. There is a boat ramp available and boat/trailer storage on a first come basis. Village of Holiday Lake offers 2 swimming pools (one heated) 2 tennis courts, 2 shuffleboard courts, 2 bocce courts, and a horseshoe pit. There is a woodworking building and 2 recreation buildings which offer a full kitchen, pool tables, craftsroom. There is a world of activities - something for everyone. Come and see this wonderful neighborhood and build your dream home today!

Key facts

• 5,148 sq ft lot
• Community pool
• Built 2013

Property features AI

Finance

• Other: Pets allowed
• Financial info: Total monthly fees $150 (total annual $1,800); Lease restrictions apply
• HOA & community: Monthly association fee of $150; Association amenities include clubhouse, fitness center, laundry, pool, recreation facilities, storage, tennis courts, pickleball courts, shuffleboard courts, wheelchair access, handicap modified access; Association approval required; Buyer approval required in community; Deed restrictions apply; Private road maintenance included in association

Exterior

• Parking: Details not provided
• Security: Hurricane shutters
• Utilities: Public water; Public sewer; Public utilities
• Home design: Manufactured double-wide home; One story; North-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home (double wide)
• Exterior features: Covered patio; Patio; Hurricane shutters; Private mailbox; Rain gutters; Private, paved, level lot; Private maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Kitchen/family room combo
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Crown molding; Kitchen open to family room; Open floorplan; Split-bedroom layout; Walk-in closets; Blinds
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (33.1% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $134k (33.1% below list) — sets the bar for cash-flow.
• Cap rate 6.6% 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 rising fast (+5.3%/yr); 2188 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

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 721 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $60k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,796 (33.1% 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 721 days. Have you received any prior offers? Is the seller open to a 33% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 8.0

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: -26.1%
• Equity multiple: 0.09×
• Total profit: $-50,929
• Equity at exit: $29,806

10-year hold

• IRR: -14.1%
• Equity multiple: 0.06×
• Total profit: $-52,361
• Equity at exit: $17,284

Cash invested: $55,972 (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: 2188
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$301 /mo · $3,618/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$150
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-374

Break-even live

Break-even rent $2,544

Max offer price $133,796

Occupancy floor —

Sensitivity live

Price	-10% $-261	-5% $-318	+0% $-374	+5% $-431	+10% $-487
Rent	-10% $-538	-5% $-456	+0% $-374	+5% $-292	+10% $-211
Rate	-1.0pp $-274	-0.5pp $-323	base $-374	+0.5pp $-426	+1.0pp $-479

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7415 Beckley St Port Charlotte, FL	3.0	2.0	1405	$1,400	$1.00	21d	1	0.22mi
14073 Naylor Ave Port Charlotte, FL	3.0	2.0	1818	$2,250	$1.24	21d	1	0.40mi
8362 Santa Cruz Dr Port Charlotte, FL	3.0	2.5	2016	$3,500	$1.74	21d	1	0.77mi
14295 Overlook Ave Port Charlotte, FL	3.0	2.0	1450	$1,700	$1.17	21d	1	0.80mi
8249 Dimstead St Port Charlotte, FL	3.0	2.0	1202	$1,675	$1.39	21d	1	0.83mi
8373 Agate St Unit 8375 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.02mi
8479 Agate St Port Charlotte, FL	3.0	2.0	1379	$2,495	$1.81	21d	1	1.21mi
13376 Yager Ln Port Charlotte, FL	3.0	2.0	2002	$3,500	$1.75	14d	1	1.25mi
431 Albatross Rd Rotonda West, FL	2.0	2.0	1857	$4,800	$2.58	21d	1	1.28mi
8519 Agate St Unit 8521 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	21d	1	1.29mi
15077 Acorn Cir Port Charlotte, FL	3.0	2.0	2044	$2,000	$0.98	14d	1	1.35mi
6551 Coliseum Blvd Port Charlotte, FL	3.0	2.0	1386	$1,850	$1.33	14d	1	1.36mi

HOA detail

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

Listing history 18 events

1. 2026-05-14
   status Pending
2. 2026-04-16
   price $199,900
3. 2026-01-18
   price $215,000
4. 2025-10-01
   status Active
5. 2025-10-01
   price $219,900
6. 2025-05-05
   status Pending
7. 2025-03-01
   price $238,000
8. 2024-12-29
   price $249,000
9. 2024-02-15
   status Active
10. 2024-02-15
    price $255,000
11. 2023-11-12
    status Pending
12. 2023-09-22
    listed $260,000 Active
13. 2021-04-09
    soldstatus $235,000
14. 2012-09-12
    soldstatus $32,000
15. 2012-09-10
    soldstatus $32,000 786-char remark

    Show marketing remark (786 chars)

    The Village of Holiday Lake is the best kept secret in Charlotte County, a community that offers open space, meticulously kept, close to all amenities. This is the ONLY LOT available in this 551 lot community which contains 247 acres. There is large man made lake in the center and the community abuts the Butterford Waterway. There is a boat ramp available and boat/trailer storage on a first come basis. Village of Holiday Lake offers 2 swimming pools (one heated) 2 tennis courts, 2 shuffleboard courts, 2 bocce courts, and a horseshoe pit. There is a woodworking building and 2 recreation buildings which offer a full kitchen, pool tables, craftsroom. There is a world of activities - something for everyone. Come and see this wonderful neighborhood and build your dream home today!

16. 2012-05-15
    listed $39,900 786-char remark

    Show marketing remark (786 chars)

    The Village of Holiday Lake is the best kept secret in Charlotte County, a community that offers open space, meticulously kept, close to all amenities. This is the ONLY LOT available in this 551 lot community which contains 247 acres. There is large man made lake in the center and the community abuts the Butterford Waterway. There is a boat ramp available and boat/trailer storage on a first come basis. Village of Holiday Lake offers 2 swimming pools (one heated) 2 tennis courts, 2 shuffleboard courts, 2 bocce courts, and a horseshoe pit. There is a woodworking building and 2 recreation buildings which offer a full kitchen, pool tables, craftsroom. There is a world of activities - something for everyone. Come and see this wonderful neighborhood and build your dream home today!

17. 2010-05-04
    listed $39,900
18. 2004-05-25
    soldstatus $58,000

ⓘ 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: $3,618 · $301/mo
• Projected year-2 tax: $3,618 · $301/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 · 27 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: $24,842
• − Mortgage interest: −$11,198
• − Property taxes: −$3,618
• − Insurance: −$6,118
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − HOA: −$1,800
• − Depreciation: −$5,815
• Taxable loss: −$7,682
• Est. tax savings @ 24.0%: +$1,844
• After-tax cash flow: $-2,647/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

+244.7% since first listed

18 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-18 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-01 Price Changed $238,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-29 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-02-15 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-09-22 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-09 Sold (Public Records) $235,000 Public Records
• 2012-09-12 Sold (Public Records) $32,000 Public Records
• 2012-09-10 Sold (MLS) $32,000 Stellar MLS as Distributed by MLS Grid
• 2012-05-15 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2010-05-04 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2004-05-25 Sold (Public Records) $58,000 Public Records

Property tax history

+14.4%/yr

Latest (2025): $3,618 · -7.9% YoY. Source: county tax records.