18 Emden Cir · Charlotte Park, FL 33950

$234,900

3 bd · 2.0 ba · 1,581 sqft · Manufactured public records · 58 Days on market

Built 2005 4,792 sqft lot Est $161k · 46% over $260/mo HOA · 9% of rent

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Why this score? — see what drove the D+ 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 +20.3/30.0
• 1% rule +7.1/10.0
• DSCR +6.4/10.0
• Schools +5.0/10.0
• 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

Welcome to Windmill Village in Punta Gorda! Resident-owned 55+ GATED community | TWO ON-SITE MARINAS with plenty of FIRST-COME, FIRST-SERVE boat slips with GULF ACCESS | ON-SITE BOAT RAMP | BOAT TRAILER PARKING/STORAGE | TURN-KEY FURNISHED | HEATED POOL | LARGE SCREENED LANAI | ATTACHED GOLF CART GARAGE/WORKSHOP | NO STORM DAMAGE | LOW $260/month HOA (includes landscaping, water, and sewer) | $18,285 "buy-in" (refundable upon resale) WITH SELLER OFFERING a $9,000 credit toward new owner’s buy-in cost — Windmill Village is where coastal living meets convenience and community. This beautifully maintained, fully furnished Jacobsen home offers 3 bedrooms, 2 bathrooms, and

Key facts

• Gated community
• Gulf access
• Boat trailer parking

Tags

• GATED COMMUNITY
• TWO ON-SITE MARINAS
• GULF ACCESS
• ON-SITE BOAT RAMP
• BOAT TRAILER PARKING
• HEATED POOL

Property features AI

Finance

• Other: Turnkey furnished option available
• Financial info: Total monthly fees: $260; Total annual fees: $3,120; Lease restrictions apply
• HOA & community: HOA/association required with monthly fee of $260 (includes pool, sewer, trash, water, escrow reserves fund); Association approval required; Association amenities: Clubhouse; Community features: Buyer approval required, Clubhouse, Golf carts permitted, Special community restrictions; Senior community; Pets allowed (cats and dogs; limits apply — max pet weight 40 lbs)

Exterior

• Parking: Covered parking; Attached garage (1-car) with workshop (garage dimensions approx. 17 x 9); Carport (1); Golf cart garage
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected; Sewer connected
• Home design: Manufactured home (double wide); One story; Faces east
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Hurricane shutters; Storage; Private-maintained paved road; Canal (saltwater) access; Private boat ramp

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Water purifier
• Bedrooms: 3 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Mini-split cooling unit(s)
• Interior features: High ceilings; Open floor plan; Solid surface counters; Solid wood cabinets; Split bedroom layout; Vaulted ceilings; Walk-in closet(s); Window treatments; Skylight(s)
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (9.4% below list).
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $213k (9.4% below list) — sets the bar for cash-flow.
• Cap rate 7.8% 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-.
• 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 45% 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 $2k of loan paydown is wiped out by about $7k 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 58 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,837 (9.4% 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 58 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.21% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $161,262
• 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	0.64mi	3/2.0	1,620 (+2%)	5mo	$165,000	$102	62

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: -25.0%
• Equity multiple: 0.18×
• Total profit: $-53,830
• Equity at exit: $35,024

10-year hold

• IRR: -45.0%
• Equity multiple: -0.33×
• Total profit: $-87,207
• Equity at exit: $20,310

Cash invested: $65,772 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,836 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$349 /mo · $4,186/yr
• Insurance: −$98
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$260
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-125

Break-even live

Break-even rent $2,994

Max offer price $212,837

Occupancy floor 99%

Sensitivity live

Price	-10% $8	-5% $-58	+0% $-125	+5% $-191	+10% $-258
Rent	-10% $-349	-5% $-237	+0% $-125	+5% $-13	+10% $99
Rate	-1.0pp $-7	-0.5pp $-65	base $-125	+0.5pp $-186	+1.0pp $-248

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: $58,725
• Closing costs: $7,047
• 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	0.09mi
16 Freeman Ave Unit Reservation spot 2 Punta Gorda, FL	2.0	2.0	1375	$3,500	$2.55	22d	1	0.26mi
67 Windmill Blvd Unit 212O Punta Gorda, FL	2.0	2.0	1620	$1,895	$1.17	22d	1	0.36mi
4020 Palm Dr Punta Gorda, FL	2.0	2.0	1228	$2,300	$1.87	22d	1	0.39mi
3500 Mondovi Ct #811 Punta Gorda, FL	3.0	2.0	1596	$3,200	$2.01	22d	1	0.50mi
3320 Palm Dr Punta Gorda, FL	3.0	2.0	1703	$2,400	$1.41	22d	1	0.58mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	22d	1	0.76mi
2926 Vasco St Unit 112 Punta Gorda, FL	3.0	2.0	1329	$2,250	$1.69	22d	1	0.76mi
3025 Magnolia Way Punta Gorda, FL	2.0	2.0	1068	$2,500	$2.34	22d	1	0.82mi
323 Dolphin Pkwy Punta Gorda, FL	2.0	2.0	1272	$2,100	$1.65	22d	1	1.02mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	22d	1	1.02mi
2811 Poinciana Ct Punta Gorda, FL	3.0	2.0	2154	$2,300	$1.07	15d	1	1.04mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	22d	1	1.08mi
3004 Banyan Way Punta Gorda, FL	3.0	2.0	1522	$3,390	$2.23	22d	1	1.08mi
625 Pompano Ter Punta Gorda, FL	2.0	2.0	1220	$1,850	$1.52	22d	1	1.21mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	15d	1	1.21mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	22d	1	1.21mi
255 W End Dr Punta Gorda, FL	2.0–3.0	2.0	1559	$3,500	$2.24	22d	3	1.24mi
2736 Magdalina Dr Punta Gorda, FL	3.0	2.0	2004	$5,000	$2.50	22d	1	1.25mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$2,275	$2.06	15d	27	1.33mi
240 W End Dr #611 Punta Gorda, FL	2.0	2.0	1306	$1,675	$1.28	22d	1	1.37mi
920 Conecta Dr Punta Gorda, FL	2.0	2.5	1137	$1,500	$1.32	15d	1	1.38mi
1431 Aqui Esta Dr #411 Punta Gorda, FL	3.0	2.0	1556	$2,000	$1.29	22d	1	1.41mi
3334 Purple Martin Dr #211 Punta Gorda, FL	2.0	2.0	1851	$4,500	$2.43	22d	1	1.45mi
1204 Spanish Cay Ln Unit A Punta Gorda, FL	2.0	2.0	1176	$1,495	$1.27	22d	1	1.48mi
3322 Purple Martin Dr #132 Punta Gorda, FL	2.0	2.0	1381	$1,650	$1.19	22d	1	1.48mi
3322 Purple Martin Dr Unit Reservation Spot 1 Punta Gorda, FL	2.0	2.0	1400	$3,800	$2.71	22d	1	1.48mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	15d	1	1.49mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	22d	1	1.49mi

HOA detail

• Monthly dues: $260 · $3,120/yr
• Likely covers: watersewerlandscapingpoolsecurity

Listing history 47 events

1. 2026-06-22
   days on market $234,900 Active 58 DOM
2. 2026-06-18
   days on market $234,900 Active 55 DOM
3. 2026-06-17
   days on market $234,900 Active 54 DOM
4. 2026-06-16
   days on market $234,900 Active 53 DOM
5. 2026-06-15
   days on market $234,900 Active 52 DOM
6. 2026-06-14
   days on market $234,900 Active 50 DOM
7. 2026-06-13
   days on market $234,900 Active 49 DOM
8. 2026-06-10
   days on market $234,900 Active 47 DOM
9. 2026-06-09
   days on market $234,900 Active 46 DOM
10. 2026-06-08
    days on market $234,900 Active 45 DOM
11. 2026-06-07
    days on market $234,900 Active 44 DOM
12. 2026-06-05
    days on market $234,900 Active 41 DOM
13. 2026-06-03
    days on market $234,900 Active 40 DOM
14. 2026-06-02
    days on market $234,900 Active 39 DOM
15. 2026-06-01
    days on market $234,900 Active 38 DOM
16. 2026-05-31
    days on market $234,900 Active 37 DOM
17. 2026-05-30
    days on market $234,900 Active 36 DOM
18. 2026-04-24
    listed $234,900 Active
19. 2026-04-20
    historical
20. 2026-03-20
    price $235,000
21. 2026-01-06
    price $255,000
22. 2025-11-20
    price $283,000
23. 2025-10-08
    price $283,500
24. 2025-06-30
    status Active
25. 2025-06-30
    price $284,000
26. 2025-06-28
    historical
27. 2025-03-06
    listed $295,000 Active
28. 2024-07-25
    historical
29. 2024-04-25
    listed $312,000 Active
30. 2022-05-11
    soldstatus $289,500 Closed
31. 2022-04-02
    status Pending
32. 2022-03-22
    listed $292,000 Active
33. 2021-04-09
    soldstatus $225,000 Closed
34. 2021-04-01
    status Pending
35. 2021-03-16
    status Pending
36. 2021-03-11
    listed $220,000 Active
37. 2019-11-12
    soldstatus $162,500 Sold
38. 2019-10-10
    status Pending
39. 2019-09-13
    listed $165,000 Active
40. 2019-07-07
    historical
41. 2019-04-06
    price $179,000
42. 2019-01-31
    price $187,000
43. 2018-05-03
    price $199,000
44. 2018-04-09
    listed $209,000 Active
45. 2004-02-01
    soldstatus $55,000
46. 2002-04-01
    soldstatus $36,200
47. 2001-02-01
    soldstatus $32,000

ⓘ 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: $4,186 · $349/mo
• Projected year-2 tax: $4,186 · $349/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 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 · 28 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: $34,028
• − Mortgage interest: −$13,158
• − Property taxes: −$4,186
• − Insurance: −$6,293
• − Repairs & maintenance: −$2,722
• − Management: −$2,722
• − HOA: −$3,120
• − Depreciation: −$6,833
• Taxable loss: −$5,007
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $-297/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)

No district data.

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

+634.1% since first listed

30 events — show timeline

• 2026-04-24 Listed $234,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Price Changed $283,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $283,500 Stellar MLS as Distributed by MLS Grid
• 2025-06-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-30 Price Changed $284,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-06 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-25 Listed $312,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-11 Sold (MLS) $289,500 Stellar MLS as Distributed by MLS Grid
• 2022-04-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-22 Listed $292,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-09 Sold (MLS) $225,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-11 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-12 Sold (MLS) $162,500 Stellar MLS as Distributed by MLS Grid
• 2019-10-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-09-13 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2019-07-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-04-06 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-31 Price Changed $187,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-03 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-09 Listed $209,000 Stellar MLS as Distributed by MLS Grid
• 2004-02-01 Sold (Public Records) $55,000 Public Records
• 2002-04-01 Sold (Public Records) $36,200 Public Records
• 2001-02-01 Sold (Public Records) $32,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $4,186 · -5.4% YoY. Source: county tax records.