3 Edam St · Charlotte Park, FL 33950

$135,000

2 bd · 2.0 ba · 896 sqft · Land · 776 Days on market

Built 2010 4,682 sqft lot $256/mo HOA · 15% 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 +19.6/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 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

Welcome to Windmill Village, a premier 55+ gated community! This meticulously maintained residence, a Sky Line Pine model, offers comfort and style in a tranquil setting. Built in 2010, this fully furnished home spans 896 square feet of well-designed living space. Recent upgrades in 2023 include a brand-new roof, siding, carport, and skirting, ensuring a fresh and modern appearance. The interior boasts convenient features such as an in-unit laundry, making daily tasks a breeze. The kitchen is adorned with charming wood cabinets, adding warmth and character to the space. The 2012 appliances, including the hot water heater and air conditioner, provide modern efficiency and reliability. For yo

Key facts

• 4,682 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Furnished; Road access via paved surface
• Financial info: Total monthly HOA fees $256; Total annual HOA fees $3,072; Lease restrictions apply
• HOA & community: Has HOA (monthly fee $256); Association amenities include pool, clubhouse, gated entry, maintenance, pickleball and shuffleboard courts; fee covers pool, sewer, trash, water, management, escrow reserves; Association approval required; Buyer approval required; Senior community; Pets allowed with breed restrictions (max weight 40 lbs); Golf carts allowed; Special community restrictions

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water connected
• Home design: Manufactured single-wide home; One level; Faces south
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Completed condition; Built as manufactured home
• Exterior features: Sliding doors; Canal and creek water access (brackish)

Interior

• Kitchen: Dishwasher; Range; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $135k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (28.9% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $96k (28.9% below list) — sets the bar for cash-flow.
• Cap rate 7.7% 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: schools F, 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 soft (-0.1%/yr); 999 active listings in the ZIP; 13 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 776 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $55k (29%) 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,944 (28.9% 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 776 days. Have you received any prior offers? Is the seller open to a 29% 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: 1.26% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 6.6

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: -37.9%
• Equity multiple: -0.15×
• Total profit: $-43,613
• Equity at exit: $20,129

10-year hold

• IRR: —
• Equity multiple: -1.05×
• Total profit: $-77,595
• Equity at exit: $11,672

Cash invested: $37,800 (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: 999
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$256
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-270

Break-even live

Break-even rent $2,045

Max offer price $95,944

Occupancy floor —

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4730 Almar Dr Unit 1049742P Punta Gorda, FL	2.0	2.0	861	$3,851	$4.47	13d	1	0.58mi
3121 Vasco St #6 Punta Gorda, FL	2.0	2.0	748	$1,200	$1.60	21d	1	0.78mi
3025 Magnolia Way Punta Gorda, FL	2.0	2.0	1068	$2,500	$2.34	21d	1	0.87mi
2921 Vasco St Unit B Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	0.93mi
2801 Vasco St Unit 13 Punta Gorda, FL	1.0	1.0	650	$1,295	$1.99	21d	1	1.00mi
1358 Rock Dove Ct Apt 7 Punta Gorda, FL	2.0	2.0	1012	$1,650	$1.63	13d	1	1.01mi
3251 White Ibis Ct Unit A1 Punta Gorda, FL	2.0	2.0	1025	$1,500	$1.46	21d	1	1.16mi
3221 White Ibis Ct Punta Gorda, FL	2.0	1.0	826	$1,425	$1.73	13d	2	1.16mi
3233 Wood Thrush Dr Unit 24A Punta Gorda, FL	2.0	2.0	1024	$2,100	$2.05	13d	1	1.26mi
2845 Magdalina Dr Unit 2 Punta Gorda, FL	2.0	1.0	895	$1,200	$1.34	21d	1	1.28mi
1461 Aqui Esta Dr Unit B4 Punta Gorda, FL	2.0	2.0	1049	$1,800	$1.72	13d	1	1.37mi
1335 Mineo Dr Unit G Punta Gorda, FL	2.0	1.0	839	$1,400	$1.67	13d	1	1.46mi
3627 Bal Harbor Blvd Punta Gorda, FL	2.0	2.0	1105	$2,500	$2.26	21d	1	1.48mi

HOA detail

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

Listing history 23 events

1. 2026-06-18
   days on market $135,000 Active 776 DOM
2. 2026-06-17
   days on market $135,000 Active 775 DOM
3. 2026-06-16
   days on market $135,000 Active 774 DOM
4. 2026-06-15
   days on market $135,000 Active 773 DOM
5. 2026-06-14
   days on market $135,000 Active 771 DOM
6. 2026-06-13
   days on market $135,000 Active 770 DOM
7. 2026-06-10
   days on market $135,000 Active 768 DOM
8. 2026-06-09
   days on market $135,000 Active 767 DOM
9. 2026-06-08
   days on market $135,000 Active 766 DOM
10. 2026-06-05
    days on market $135,000 Active 762 DOM
11. 2026-06-02
    days on market $135,000 Active 760 DOM
12. 2026-06-01
    days on market $135,000 Active 759 DOM
13. 2026-05-31
    days on market $135,000 Active 758 DOM
14. 2026-05-30
    days on market $135,000 Active 757 DOM
15. 2026-02-21
    status Active
16. 2026-02-20
    historical
17. 2025-11-09
    price $135,000
18. 2025-02-16
    price $160,000
19. 2025-01-04
    price $175,000
20. 2024-12-17
    status Active
21. 2024-10-23
    historical
22. 2024-03-08
    listed $190,000 Active
23. 2006-03-28
    listed $20,000

ⓘ 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 10/10 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: $20,439
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$5,794
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − HOA: −$3,072
• − Depreciation: −$3,927
• Taxable loss: −$5,211
• Est. tax savings @ 24.0%: +$1,251
• After-tax cash flow: $-1,988/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

+575.0% since first listed

9 events — show timeline

• 2026-02-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-09 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-16 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-04 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-10-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-08 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-28 Listed $20,000 Stellar MLS as Distributed by MLS Grid