7502 Fulmar Ave · Rotonda, FL 33981

$129,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 7 Days on market

Built 1980 Est $130k · at est. $140/mo HOA · 8% 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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +8.4/10.0
• ARV discount +7.4/15.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy Florida living in the sought-after Village of Holiday Lake. This fully furnished 2-bedroom, 2-bath home offers an open floor plan with a large kitchen island ideal for gathering and entertaining. Thoughtfully updated with new flooring, roof, A/C, and electrical panel, this home is move-in ready. The primary suite features double doors, perfect for golf cart access. Located just minutes from beaches, shopping, and dining, this vibrant community also includes pools, boat slips, tennis courts, and a recreation center.

Key facts

• Large kitchen island
• New flooring
• Double doors

Tags

• LARGE KITCHEN ISLAND
• NEW FLOORING
• NEW ROOF
• NEW A/C
• NEW ELECTRICAL PANEL
• DOUBLE DOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (15.1% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $110k (15.1% below list) — sets the bar for cash-flow.
• Cap rate 9.2% 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; 3 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 $898 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $41k; list at $130k implies a 217% 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 $110,290 (15.1% 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. 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: 1.34% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $129,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7502 Fulmar Ave	0.00mi	2/2.0	960 (0%)	1mo	$125,000	$130	99
7321 Adana Ave	0.32mi	2/2.0	960 (0%)	11mo	$130,000	$135	76

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 · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.35×
• Total profit: $-23,644
• Equity at exit: $19,369

10-year hold

• IRR: -3.7%
• Equity multiple: 0.71×
• Total profit: $-10,538
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,736 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$180 /mo · $2,163/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$140
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-111

Break-even live

Break-even rent $1,876

Max offer price $110,290

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13900 San Domingo Blvd Port Charlotte, FL	2.0	2.0	775	$1,699	$2.19	13d	1	0.57mi
13100 S McCall Rd Port Charlotte, FL	2.0	2.0	832	$1,300	$1.56	21d	1	1.29mi
6628 Thorman Rd Port Charlotte, FL	3.0	2.0	1116	$1,800	$1.61	21d	1	1.48mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: electricpool

Listing history 13 events

1. 2026-04-01
   status Pending
2. 2026-03-24
   listed $129,900 Active
3. 2026-01-07
   historical
4. 2025-07-18
   listed $129,900 Active
5. 2025-06-17
   price $129,900
6. 2025-06-17
   historical
7. 2025-05-17
   price $149,900
8. 2025-01-27
   price $159,900
9. 2024-12-01
   price $174,900
10. 2024-12-01
    price $175,000
11. 2024-06-17
    listed $189,900 Active
12. 1995-05-17
    soldstatus $41,000
13. 1980-01-01
    soldstatus $15,000

ⓘ 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: $2,163 · $180/mo
• Projected year-2 tax: $2,163 · $180/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 · 29 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: $20,827
• − Mortgage interest: −$7,276
• − Property taxes: −$2,163
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − HOA: −$1,680
• − Depreciation: −$3,779
• Taxable loss: −$3,172
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $-571/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

+766.0% since first listed

13 events — show timeline

• 2026-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-18 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-17 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-17 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-27 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-01 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-01 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-17 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 1995-05-17 Sold (Public Records) $41,000 Public Records
• 1980-01-01 Sold (Public Records) $15,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,163 · -14.1% YoY. Source: county tax records.