4133 Nettle Rd · Port Charlotte, FL 33953

$84,900

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 51 Days on market

Built 1982 9,999 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor opportunity in historic El Jobean. 4133 Nettle Road is a fixer-upper currently in the midst of remediation, offering a prime chance to renovate, rebuild, or customize to your needs subject to county codes and approvals. No HOA and no known lease restrictions provide flexibility for rental income, seasonal use, or long-term ownership. Public water and public sewer are already in place. Located near the marina, golf course, fishing, live entertainment, local art, shopping, dining, and the Myakka River/Charlotte Harbor area. El Jobean is one of Charlotte County’s hidden gems known for its Old Florida charm and waterfront lifestyle. Great potential for investors, builders, or buy

Key facts

• Public sewer
• Near marina
• Near golf course

Tags

• PUBLIC WATER
• PUBLIC SEWER
• NEAR MARINA
• NEAR GOLF COURSE
• NEAR FISHING
• NEAR LIVE ENTERTAINMENT

Property features AI

Finance

• Other: Lot roughly 0.23 acre (about 100 x 100), cleared and level; Located near golf course and marina; Paved public maintained road; property in a flood zone and historic district
• HOA & community: No association indicated

Exterior

• Parking: Covered parking; Boat parking; Driveway parking; Off-street parking; Golf cart parking; Oversized spaces; Carport with 2 spaces
• Utilities: Public water; Public sewer; Public utilities
• Home design: Manufactured home (double wide); Fixer condition; One story; North-facing
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Covered, enclosed and screened side porch; Private mailbox; Shed(s)

Interior

• Kitchen: Freezer
• Bedrooms: 2 bedrooms
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Wall/window unit(s)
• Interior features: Open floorplan; Thermostat
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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; 1 comparable units currently listed for rent nearby; 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 $587 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 51 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $85k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.13% ✓
• Cap rate: 16.11%
• Cash-on-cash: 35.06%
• DSCR: 2.56
• GRM: 3.9

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,610
• Equity at exit: $12,659

10-year hold

• IRR: 1.3%
• Equity multiple: 1.07×
• Total profit: $1,645
• Equity at exit: $7,341

Cash invested: $23,772 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$253 /mo · $3,030/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $268

Break-even live

Break-even rent $1,468

Max offer price $84,900

Occupancy floor 80%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4410 Warren Ave Port Charlotte, FL	1.0	1.0	616	$2,775	$4.50	21d	2	0.54mi

Listing history 21 events

1. 2026-06-18
   days on market $84,900 Active 51 DOM
2. 2026-06-17
   days on market $84,900 Active 50 DOM
3. 2026-06-16
   days on market $84,900 Active 49 DOM
4. 2026-06-15
   days on market $84,900 Active 48 DOM
5. 2026-06-14
   days on market $84,900 Active 46 DOM
6. 2026-06-13
   days on market $84,900 Active 45 DOM
7. 2026-06-10
   days on market $84,900 Active 43 DOM
8. 2026-06-09
   days on market $84,900 Active 42 DOM
9. 2026-06-09
   price $84,900 Active 41 DOM
10. 2026-06-08
    days on market $89,900 Active 41 DOM
11. 2026-06-07
    days on market $89,900 Active 40 DOM
12. 2026-06-05
    days on market $89,900 Active 37 DOM
13. 2026-06-03
    days on market $89,900 Active 36 DOM
14. 2026-06-02
    days on market $89,900 Active 35 DOM
15. 2026-06-01
    days on market $89,900 Active 34 DOM
16. 2026-05-31
    days on market $89,900 Active 33 DOM
17. 2026-05-30
    days on market $89,900 Active 32 DOM
18. 2026-04-28
    listed $89,900 Active
19. 2011-07-29
    historical
20. 2011-04-26
    listed $34,000
21. 1999-12-22
    soldstatus $31,000

ⓘ 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: $3,030 · $253/mo
• Projected year-2 tax: $3,030 · $253/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 22 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: $21,685
• − Mortgage interest: −$4,756
• − Property taxes: −$3,030
• − Insurance: −$5,543
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$2,470
• Taxable income: $2,416
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $2,635/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

+190.0% since first listed

4 events — show timeline

• 2026-04-28 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2011-07-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-04-26 Listed $34,000 Stellar MLS as Distributed by MLS Grid
• 1999-12-22 Sold (Public Records) $31,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $3,030 · +6.0% YoY. Source: county tax records.