7526 Silage Cir · Rotonda, FL 33981

$113,500

2 bd · 1.0 ba · 624 sqft · Manufactured public records · 1 Days on market

Built 1982 6,113 sqft lot $150/mo HOA · 10% of rent

---

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 +26.0/30.0
• 1% rule +8.8/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 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 MLS

Boater's paradise! Bring your offers! This 2 bed/1 bath is located in the sought-after Village of Holiday Lake, a WATERFRONT COMMUNITY with DOCKS and its own BOAT RAMP just minutes to open water, Charlotte Harbor and the Gulf of Mexico. If you are looking for a little peace and quiet, look no further as this PROPERTY BACKS UP TO THE WOODS, perfect for an outdoor patio where you can enjoy your morning coffee or afternoon cocktails. This property did have some damage from the hurricane. Visible on the inside it will need some new subfloors. On the outside looks like facia, skirting and screens in the lanai. The home is being sold with contents. Central Air conditioner on the property does not work. Seller may have some personal items removed. The Village of Holiday Lake boasts 20+ boat slips, beautiful pool area with 2 pools and BBQ area. There is always something going on for everyone at the large recreation hall with full kitchen, craft room, laundry facility along with areas for woodworking, tennis, pickleball, shuffleboard and more. Golf Carts welcome. The outdoor enthusiast in you will love the closeness of boating and fishing from the community docks and boat ramp. You will also find several Gulf Shore Beaches close by. The foodie in you will love the local delights like Gerry’s Tiki Hut, Farlow’s on the Water and the Sandbar Tiki & Grill to name a few. With a little work this property will be perfect for year round living or a winter get away spot. Your chance to own your own piece of paradise!

Key facts

• New electric panel
• Community boat slips
• Private boat ramp

Tags

• ACCESS TO CHARLOTTE HARBOR
• OVERSIZED LOT
• RECENT IMPROVEMENTS
• NEW ELECTRIC PANEL
• COMMUNITY BOAT SLIPS
• PRIVATE BOAT RAMP

Property features AI

Finance

• Other: Lease restrictions apply; Partially furnished; Community features include deed restrictions and golf carts allowed; Pets allowed
• Financial info: Total monthly fees listed as $150; total annual fees listed as $1,800
• HOA & community: Monthly association fee of $150; Association requires approval; Association amenities include clubhouse, fitness center, laundry, pool, tennis, pickleball and shuffleboard courts, storage, wheelchair access, handicapped modifications, and private road maintenance; Association fee covers common area taxes, pool, escrow reserves, grounds maintenance, management, private road and recreational facilities

Exterior

• Parking: Carport with 1 space
• Security: Hurricane shutters
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Manufactured single wide home; One level; South facing
• Construction: Frame construction; Other roof type; Crawlspace foundation; Built on a 55 x 101 lot (approximately 0.14 acre)
• Exterior features: Covered patio; Patio; Private mailbox; Rain gutters; Outdoor lighting; Gunite in-ground heated pool with lighting and outside bath access; Boat ramp (private), fishing pier, riprap; Water access to bay/harbor, canals (fresh & salt), gulf/ocean, intracoastal, lagoon, river; Sailboat water

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Awning(s); Hurricane shutters; Interior lighting
• Laundry & utility: Washer; Dryer; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $114k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (22.3% below list).
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $88k (22.3% below list) — sets the bar for cash-flow.
• Cap rate 9.3% 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; 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 $785 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $95k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $88,194 (22.3% 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: 1.38% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.70%
• DSCR: 1.48
• GRM: 6.1

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: -20.4%
• Equity multiple: 0.26×
• Total profit: $-23,450
• Equity at exit: $16,923

10-year hold

• IRR: -6.1%
• Equity multiple: 0.54×
• Total profit: $-14,775
• Equity at exit: $9,813

Cash invested: $31,780 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$595
• Tax from tax record: −$157 /mo · $1,887/yr
• Insurance: −$47
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$150
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-143

Break-even live

Break-even rent $1,742

Max offer price $88,194

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-111	+0% $-143	+5% $-175	+10% $-207
Rent	-10% $-267	-5% $-205	+0% $-143	+5% $-82	+10% $-20
Rate	-1.0pp $-86	-0.5pp $-114	base $-143	+0.5pp $-173	+1.0pp $-203

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: $28,375
• Closing costs: $3,405
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 2 events

1. 2026-06-19
   remarks 694-char remark
2. 2026-06-19
   listed $113,500 Active 1 DOM

ⓘ 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: $1,887 · $157/mo
• Projected year-2 tax: $1,887 · $157/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 3/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,730
• − Mortgage interest: −$6,358
• − Property taxes: −$1,887
• − Insurance: −$5,686
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − HOA: −$1,800
• − Depreciation: −$3,302
• Taxable loss: −$3,300
• Est. tax savings @ 24.0%: +$792
• After-tax cash flow: $-927/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

+29.0% since first listed

9 events — show timeline

• 2026-06-18 Listed $113,500 Stellar MLS as Distributed by MLS Grid
• 2024-12-31 Sold (Public Records) $95,000 Public Records
• 2024-10-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-04 Price Changed $156,500 Stellar MLS as Distributed by MLS Grid
• 2024-04-25 Listed $159,500 Stellar MLS as Distributed by MLS Grid
• 2023-04-20 Sold (Public Records) $83,000 Public Records
• 2023-03-15 Sold (MLS) $83,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-07 Listed $88,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $1,887 · -9.0% YoY. Source: county tax records.