3 Rotterdam Dr · Charlotte Park, FL 33950

$180,000

2 bd · 2.0 ba · 1,508 sqft · Manufactured · 106 Days on market

Built 2005 4,164 sqft lot Est $154k · 17% over $256/mo HOA · 9% of rent

---

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 +29.3/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover the ideal blend of comfort, style, and carefree coastal living in this beautifully maintained 2005 Fleetwood manufactured home. Offering 1,320 square feet of comfortable living space, this charming 2-bedroom, 2-bathroom residence is situated in the highly sought-after, resident-owned 55+ community of Windmill Village in Punta Gorda, Florida. Inside, you'll find quality drywall construction with elegant crown molding in the main living areas. Recent major updates include a brand-new air conditioner and hot water heater installed in 2025, along with a whole-house Whirlpool water softener for added convenience. Additional highlights include a durable metal roof and hurricane shutters

Key facts

• Durable metal roof
• Drywall construction
• Well maintained

Tags

• WELL MAINTAINED
• DRYWALL CONSTRUCTION
• CROWN MOLDING
• BRAND-NEW AIR CONDITIONER
• WHOLE-HOUSE WATER SOFTENER
• DURABLE METAL ROOF

Property features AI

Finance

• Other: Furnished partally; Lease restrictions apply
• Financial info: Total monthly fees $256; total annual fees $3,072
• HOA & community: Monthly HOA fee of $256; HOA includes pool, maintenance of grounds, management, sewer, water, trash, pool and escrow reserves; HOA requires approval; Community features include clubhouse, pool, pickleball and shuffleboard courts, special community restrictions, golf carts allowed, buyer approval required; Senior community; Pets allowed with restrictions (cats and dogs OK, breed restrictions, number limit, max pet weight 40 lbs)

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Single-story; Faces southeast
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as a manufactured home (double wide)
• Exterior features: Paved road access; Canal (brackish) and creek water access; Assigned boat slip; Private boat ramp

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; Window treatments; Water filtration system
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: amenities F, commute F, health & safety D-.
• 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: Sallie Jones Elementary School (math 75% / reading 74%, grade A, #230 of 2,144 statewide, top 12%, 694 students, 47% FRL); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents soft (-0.1%/yr); 1004 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 42% 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 106 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.

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 $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.50% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.01%
• DSCR: 1.67
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $153,816
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 Del Ray Pl	0.71mi	3/2.0 (+1)	1,620 (+7%)	5mo	$165,000	$102	45

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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-23,631
• Equity at exit: $26,839

10-year hold

• IRR: -14.0%
• Equity multiple: 0.35×
• Total profit: $-32,535
• Equity at exit: $15,563

Cash invested: $50,400 (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: 1004
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,697 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$256
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $204

Break-even live

Break-even rent $2,439

Max offer price $180,000

Occupancy floor 87%

Sensitivity live

Price	-10% $328	-5% $266	+0% $204	+5% $142	+10% $79
Rent	-10% $-9	-5% $97	+0% $204	+5% $310	+10% $417
Rate	-1.0pp $294	-0.5pp $250	base $204	+0.5pp $157	+1.0pp $110

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Emden Cir Unit 1 Punta Gorda, FL	2.0	2.0	1800	$3,500	$1.94	22d	1	0.05mi
16 Freeman Ave Unit Reservation spot 2 Punta Gorda, FL	2.0	2.0	1375	$3,500	$2.55	22d	1	0.33mi
4020 Palm Dr Punta Gorda, FL	2.0	2.0	1228	$2,300	$1.87	22d	1	0.42mi
67 Windmill Blvd Unit 212O Punta Gorda, FL	2.0	2.0	1620	$1,895	$1.17	22d	1	0.46mi
3320 Palm Dr Punta Gorda, FL	3.0	2.0	1703	$2,400	$1.41	22d	1	0.49mi
3500 Mondovi Ct #811 Punta Gorda, FL	3.0	2.0	1596	$3,200	$2.01	22d	1	0.56mi
2926 Vasco St Unit 112 Punta Gorda, FL	3.0	2.0	1329	$2,250	$1.69	22d	1	0.64mi
3025 Magnolia Way Punta Gorda, FL	2.0	2.0	1068	$2,500	$2.34	22d	1	0.72mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	22d	1	0.84mi
323 Dolphin Pkwy Punta Gorda, FL	2.0	2.0	1272	$2,100	$1.65	22d	1	0.90mi
2811 Poinciana Ct Punta Gorda, FL	3.0	2.0	2154	$2,300	$1.07	15d	1	0.95mi
3004 Banyan Way Punta Gorda, FL	3.0	2.0	1522	$3,390	$2.23	22d	1	1.00mi
625 Pompano Ter Punta Gorda, FL	2.0	2.0	1220	$1,850	$1.52	22d	1	1.10mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	22d	1	1.11mi
255 W End Dr Punta Gorda, FL	2.0–3.0	2.0	1559	$2,800	$1.80	22d	3	1.11mi
2736 Magdalina Dr Punta Gorda, FL	3.0	2.0	2004	$5,000	$2.50	22d	1	1.16mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	22d	1	1.17mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	15d	1	1.17mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	22d	1	1.17mi
240 W End Dr #611 Punta Gorda, FL	2.0	2.0	1306	$1,675	$1.28	22d	1	1.25mi
920 Conecta Dr Punta Gorda, FL	2.0	2.5	1137	$1,500	$1.32	15d	1	1.31mi
1431 Aqui Esta Dr #411 Punta Gorda, FL	3.0	2.0	1556	$2,000	$1.29	22d	1	1.37mi
1204 Spanish Cay Ln Unit A Punta Gorda, FL	2.0	2.0	1176	$1,495	$1.27	22d	1	1.38mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$1,940	$1.75	15d	27	1.38mi
3334 Purple Martin Dr #211 Punta Gorda, FL	2.0	2.0	1851	$4,500	$2.43	22d	1	1.43mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	22d	1	1.45mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	15d	1	1.45mi
3322 Purple Martin Dr Unit Reservation Spot 1 Punta Gorda, FL	2.0	2.0	1400	$3,800	$2.71	22d	1	1.46mi
3322 Purple Martin Dr #132 Punta Gorda, FL	2.0	2.0	1381	$1,650	$1.19	22d	1	1.46mi

HOA detail

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

Listing history 20 events

1. 2026-06-22
   days on market $180,000 Active 106 DOM
2. 2026-06-18
   days on market $180,000 Active 103 DOM
3. 2026-06-17
   days on market $180,000 Active 102 DOM
4. 2026-06-16
   days on market $180,000 Active 101 DOM
5. 2026-06-15
   days on market $180,000 Active 100 DOM
6. 2026-06-14
   days on market $180,000 Active 98 DOM
7. 2026-06-13
   days on market $180,000 Active 97 DOM
8. 2026-06-10
   days on market $180,000 Active 95 DOM
9. 2026-06-09
   days on market $180,000 Active 94 DOM
10. 2026-06-08
    days on market $180,000 Active 93 DOM
11. 2026-06-07
    days on market $180,000 Active 92 DOM
12. 2026-06-05
    days on market $180,000 Active 89 DOM
13. 2026-06-03
    days on market $180,000 Active 88 DOM
14. 2026-06-02
    days on market $180,000 Active 87 DOM
15. 2026-06-01
    days on market $180,000 Active 86 DOM
16. 2026-05-31
    days on market $180,000 Active 85 DOM
17. 2026-05-30
    days on market $180,000 Active 84 DOM
18. 2026-03-07
    listed $180,000 Active
19. 2007-08-16
    listed $112,000
20. 2007-02-07
    listed $105,000

ⓘ 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: $32,358
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$6,018
• − Repairs & maintenance: −$2,589
• − Management: −$2,589
• − HOA: −$3,072
• − Depreciation: −$5,236
• Taxable income: $71
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $2,428/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

+71.4% since first listed

3 events — show timeline

• 2026-03-07 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2007-08-16 Listed $112,000 Stellar MLS as Distributed by MLS Grid
• 2007-02-07 Listed $105,000 Stellar MLS as Distributed by MLS Grid