29 Amsterdam Ave · Charlotte Park, FL 33950

$155,000

2 bd · 2.0 ba · 1,188 sqft · SingleFamily · 247 Days on market

Built 2005 5,356 sqft lot Est $230k · 33% under $261/mo HOA · 11% of rent ↓ 33% since listing

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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 +28.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Discover your ideal retreat in the vibrant 55+ resident-owned community of Windmill Village with this charming 2-bedroom, 2-bathroom Fleetwood manufactured home, offering 1,350 square feet of comfortable living space. The bright open-concept layout features elegant crown molding and drywall construction throughout, paired with a spacious kitchen complete with ample storage, a convenient breakfast bar, and a cozy dinette area ideal for morning coffee. This turn-key furnished home (with just a few exceptions) includes an inviting entry foyer with built-in storage, a generous primary bedroom with dual closets, and a versatile second bedroom featuring a Murphy bed for guests. A bonus room, pass

Key facts

• Inviting entry foyer
• Spacious kitchen
• Cozy dinette area

Tags

• OPEN CONCEPT LAYOUT
• SPACIOUS KITCHEN
• BREAKFAST BAR
• COZY DINETTE AREA
• INVITING ENTRY FOYER
• BUILT-IN STORAGE

Property features AI

Finance

• Other: Property type: Residential; Property sub-type: Manufactured Home; Zoning: MHP; Lot about 0.12 acres; Living area about 1,188 square feet (building area 1,350 sq ft)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee of $261); Association requires approval; Association amenities include clubhouse, pool, pickleball court(s), and rules on fence restrictions; Association fee covers pool, escrow reserves, grounds maintenance, management, sewer, trash and water; Community features: clubhouse, community mailbox, pool, golf carts allowed, buyer approval required, special community restrictions; Senior community; Pets allowed with restrictions (cats and dogs, weight limit ~40 lbs, number limits, breed restrictions)

Exterior

• Parking: Carport with 3 spaces
• Utilities: Public water; Public sewer; Cable available; Sewer connected; Water connected
• Home design: Manufactured home (double wide); One story; Faces west; Crawlspace foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Awnings; Private boat ramp; Canal (brackish) and creek water access; Paved road

Interior

• Kitchen: Dishwasher; Range; Microwave; Other kitchen appliance(s)
• Bedrooms: 2 bedrooms
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Crown molding; Open floor plan; Thermostat; Window treatments
• 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 $155k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 26 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).
• This rent runs 37% 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 $5k 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 247 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $9k (5%) 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.51%
• DSCR: 1.65
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $230,472
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Amsterdam Ave	0.06mi	3/2.0 (+1)	1,152 (-3%)	18mo	$30,000	$26	72
9 Freeman Ave Unit 76O	0.11mi	2/2.0	1,366 (+15%)	21mo	$265,000	$194	52
650 Hawaii Ct	0.57mi	2/2.0	1,102 (-7%)	15mo	$220,000	$200	49
3804 Barnegat Dr	0.41mi	2/2.0	1,322 (+11%)	16mo	$375,000	$284	48
3301 Areca St	0.55mi	2/1.0	1,133 (-5%)	18mo	$85,000	$75	47

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: -17.2%
• Equity multiple: 0.42×
• Total profit: $-25,289
• Equity at exit: $23,111

10-year hold

• IRR: -22.7%
• Equity multiple: 0.11×
• Total profit: $-38,724
• Equity at exit: $13,402

Cash invested: $43,400 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,351 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$261
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $98

Break-even live

Break-even rent $2,226

Max offer price $155,000

Occupancy floor 91%

Sensitivity live

Price	-10% $205	-5% $152	+0% $98	+5% $45	+10% $-9
Rent	-10% $-87	-5% $5	+0% $98	+5% $191	+10% $284
Rate	-1.0pp $176	-0.5pp $138	base $98	+0.5pp $58	+1.0pp $17

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Freeman Ave Unit Reservation spot 2 Punta Gorda, FL	2.0	2.0	1375	$3,500	$2.55	21d	1	0.12mi
4020 Palm Dr Punta Gorda, FL	2.0	2.0	1228	$2,300	$1.87	21d	1	0.27mi
3121 Vasco St #6 Punta Gorda, FL	2.0	2.0	748	$1,200	$1.60	21d	1	0.68mi
4730 Almar Dr Unit 1049742P Punta Gorda, FL	2.0	2.0	861	$3,851	$4.47	14d	1	0.76mi
2926 Vasco St Unit 112 Punta Gorda, FL	3.0	2.0	1329	$2,250	$1.69	21d	1	0.78mi
3025 Magnolia Way Punta Gorda, FL	2.0	2.0	1068	$2,500	$2.34	21d	1	0.80mi
2921 Vasco St Unit B Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	0.81mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	21d	1	0.83mi
323 Dolphin Pkwy Punta Gorda, FL	2.0	2.0	1272	$2,100	$1.65	21d	1	1.03mi
1358 Rock Dove Ct Apt 7 Punta Gorda, FL	2.0	2.0	1012	$1,650	$1.63	14d	1	1.06mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	21d	1	1.08mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	21d	1	1.15mi
3221 White Ibis Ct Punta Gorda, FL	2.0	1.0	826	$1,425	$1.73	14d	2	1.20mi
3251 White Ibis Ct Unit A1 Punta Gorda, FL	2.0	2.0	1025	$1,500	$1.46	21d	1	1.20mi
625 Pompano Ter Punta Gorda, FL	2.0	2.0	1220	$1,850	$1.52	21d	1	1.20mi
255 W End Dr Punta Gorda, FL	2.0–3.0	2.0	1559	$2,800	$1.80	21d	3	1.26mi
2845 Magdalina Dr Unit 2 Punta Gorda, FL	2.0	1.0	895	$1,200	$1.34	21d	1	1.26mi
3233 Wood Thrush Dr Unit 24A Punta Gorda, FL	2.0	2.0	1024	$2,100	$2.05	14d	1	1.31mi
920 Conecta Dr Punta Gorda, FL	2.0	2.5	1137	$1,500	$1.32	14d	1	1.33mi
3322 Purple Martin Dr Unit Reservation Spot 1 Punta Gorda, FL	2.0	2.0	1400	$3,800	$2.71	21d	1	1.38mi
3322 Purple Martin Dr #132 Punta Gorda, FL	2.0	2.0	1381	$1,650	$1.19	21d	1	1.38mi
240 W End Dr #611 Punta Gorda, FL	2.0	2.0	1306	$1,675	$1.28	21d	1	1.39mi
1461 Aqui Esta Dr Unit B4 Punta Gorda, FL	2.0	2.0	1049	$1,800	$1.72	14d	1	1.42mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$1,940	$1.75	14d	27	1.43mi
1335 Mineo Dr Unit G Punta Gorda, FL	2.0	1.0	839	$1,400	$1.67	14d	1	1.43mi
1204 Spanish Cay Ln Unit A Punta Gorda, FL	2.0	2.0	1176	$1,495	$1.27	21d	1	1.47mi

HOA detail

• Monthly dues: $261 · $3,132/yr

Listing history 23 events

1. 2026-06-18
   days on market $155,000 Active 247 DOM
2. 2026-06-17
   days on market $155,000 Active 246 DOM
3. 2026-06-16
   days on market $155,000 Active 245 DOM
4. 2026-06-15
   days on market $155,000 Active 244 DOM
5. 2026-06-14
   days on market $155,000 Active 242 DOM
6. 2026-06-13
   days on market $155,000 Active 241 DOM
7. 2026-06-10
   days on market $155,000 Active 239 DOM
8. 2026-06-09
   days on market $155,000 Active 238 DOM
9. 2026-06-08
   days on market $155,000 Active 237 DOM
10. 2026-06-05
    days on market $155,000 Active 233 DOM
11. 2026-06-02
    days on market $155,000 Active 231 DOM
12. 2026-06-01
    days on market $155,000 Active 230 DOM
13. 2026-05-31
    days on market $155,000 Active 229 DOM
14. 2026-05-30
    days on market $155,000 Active 228 DOM
15. 2026-04-20
    price $155,000
16. 2025-09-25
    listed $164,000 Active
17. 2025-07-18
    historical
18. 2025-06-07
    price $164,000
19. 2025-04-01
    status Active
20. 2025-03-30
    historical
21. 2025-03-04
    price $174,000
22. 2024-11-29
    price $194,000
23. 2024-05-29
    listed $229,900 Active

ⓘ 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: $28,207
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$5,894
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − HOA: −$3,132
• − Depreciation: −$4,509
• Taxable loss: −$848
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $1,383/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

-32.6% since first listed

9 events — show timeline

• 2026-04-20 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-25 Listed $164,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-07 Price Changed $164,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-04 Price Changed $174,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-29 Price Changed $194,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-29 Listed $229,900 Stellar MLS as Distributed by MLS Grid