27 Freeman Ave · Charlotte Park, FL 33950

$190,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily · 115 Days on market

Built 2014 4,884 sqft lot Est $279k · 32% under $265/mo HOA · 10% of rent ↓ 25% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +8.5/10.0
• 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 coastal living paradise home in the highly desirable Punta Gorda community of Windmill Village. This meticulously maintained 3 bedroom, 2 bath, 2014 Jacobsen home, welcomes you with an inviting covered screened 26x9.6 front porch. Enter the etched glass main entry door into the open, bright, spacious living room with six windows of natural light. The kitchen is equipped with newer appliances, tile backsplash, and a large center island with storage and extended counter for seating. The adjacent dining area with a lighted built-in hutch with glass doors for display, also has extra cabinets for storage. Upgrades over the past 2 1/2 years include: new luxury vinyl floors, new hot

Key facts

• Large center island
• Tile backsplash
• 4,884 sq ft lot

Tags

• COVERED SCREENED PORCH
• ETCHED GLASS MAIN ENTRY
• TILE BACKSPLASH
• LARGE CENTER ISLAND
• LIGHTED BUILT-IN HUTCH
• NEW LUXURY VINYL FLOORS

Property features AI

Finance

• Other: Partially furnished; Third-party listing; Directions available to property
• Financial info: Total monthly fees: $265; total annual fees: $3,180; Lease restrictions apply
• HOA & community: HOA with monthly fee of $265 (includes pool, sewer, water, trash, private road maintenance, grounds maintenance, management, recreational facilities, escrow reserves fund); Association amenities: clubhouse, gated community, recreation facilities, shuffleboard court; Buyer/association approval required; Pets allowed (cats and dogs) with breed restrictions; max pet weight 40 lbs; Golf carts allowed; Senior community

Exterior

• Parking: Covered parking; Carport with 3 spaces; Boat parking; RV access/parking; Golf cart parking
• Security: Located in a gated community
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Broadband/high-speed internet available
• Home design: Manufactured double-wide home; Single-story; Faces West; Crawlspace foundation
• Construction: Vinyl siding; Membrane roof; Built by Jacobsen
• Exterior features: Covered front porch; Screened porch; Rain gutters; Storage shed; Canal (brackish) water access with private boat ramp; No Wake Zone; sailboat water

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Recycled/composite flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Crown molding; High ceilings; Open floorplan with living/dining combo; Thermostat; Blinds on windows
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $27 ($328/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 34 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).
• This rent runs 40% 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 $6k 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 115 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (7%) 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 $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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: 1.35% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $278,640
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4326 Palm Dr	0.17mi	3/2.0	1,430 (+10%)	13mo	$325,000	$227	64
9 Freeman Ave Unit 76O	0.10mi	2/2.0 (-1)	1,366 (+5%)	21mo	$265,000	$194	63
19 Amsterdam Ave	0.20mi	3/2.0	1,152 (-11%)	18mo	$30,000	$26	57
24676 Rio Villa Lakes Cir	0.42mi	3/2.0	1,477 (+14%)	3mo	$317,000	$215	55
302 Singapore Rd	0.50mi	2/2.0 (-1)	1,414 (+9%)	4mo	$335,000	$237	53
3804 Barnegat Dr	0.57mi	2/2.0 (-1)	1,322 (+2%)	16mo	$375,000	$284	52
3510 Amanda St	0.47mi	2/2.0 (-1)	1,412 (+9%)	15mo	$225,000	$159	45
3330 Tripoli Blvd	0.44mi	2/2.0 (-1)	1,475 (+14%)	8mo	$365,000	$247	44
650 Hawaii Ct	0.41mi	2/2.0 (-1)	1,102 (-15%)	14mo	$220,000	$200	39
771 Fontana Dr	0.74mi	2/2.0 (-1)	1,196 (-8%)	15mo	$360,000	$301	35
3301 Areca St	0.67mi	2/1.0 (-1)	1,133 (-13%)	18mo	$85,000	$75	23

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: -20.3%
• Equity multiple: 0.32×
• Total profit: $-36,123
• Equity at exit: $28,330

10-year hold

• IRR: -29.5%
• Equity multiple: -0.06×
• Total profit: $-56,461
• Equity at exit: $16,428

Cash invested: $53,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,572 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$265
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $27

Break-even live

Break-even rent $2,537

Max offer price $190,000

Occupancy floor 94%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	0.06mi
67 Windmill Blvd Unit 212O Punta Gorda, FL	2.0	2.0	1620	$1,895	$1.17	21d	1	0.10mi
4020 Palm Dr Punta Gorda, FL	2.0	2.0	1228	$2,300	$1.87	21d	1	0.19mi
2 Emden Cir Unit 1 Punta Gorda, FL	2.0	2.0	1800	$3,500	$1.94	21d	1	0.32mi
3320 Palm Dr Punta Gorda, FL	3.0	2.0	1703	$2,400	$1.41	21d	1	0.59mi
3500 Mondovi Ct #811 Punta Gorda, FL	3.0	2.0	1596	$3,200	$2.01	21d	1	0.73mi
3025 Magnolia Way Punta Gorda, FL	2.0	2.0	1068	$2,500	$2.34	21d	1	0.81mi
2926 Vasco St Unit 112 Punta Gorda, FL	3.0	2.0	1329	$2,250	$1.69	21d	1	0.83mi
2921 Vasco St Unit B Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	0.86mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	21d	1	0.92mi
1358 Rock Dove Ct Apt 7 Punta Gorda, FL	2.0	2.0	1012	$1,650	$1.63	13d	1	0.98mi
3004 Banyan Way Punta Gorda, FL	3.0	2.0	1522	$3,390	$2.23	21d	1	1.00mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	13d	1	1.05mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	21d	1	1.05mi
323 Dolphin Pkwy Punta Gorda, FL	2.0	2.0	1272	$2,100	$1.65	21d	1	1.06mi
3251 White Ibis Ct Unit A1 Punta Gorda, FL	2.0	2.0	1025	$1,500	$1.46	21d	1	1.12mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	21d	1	1.16mi
625 Pompano Ter Punta Gorda, FL	2.0	2.0	1220	$1,850	$1.52	21d	1	1.22mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	21d	1	1.22mi
3233 Wood Thrush Dr Unit 24A Punta Gorda, FL	2.0	2.0	1024	$2,100	$2.05	13d	1	1.22mi
2845 Magdalina Dr Unit 2 Punta Gorda, FL	2.0	1.0	895	$1,200	$1.34	21d	1	1.23mi
1431 Aqui Esta Dr #411 Punta Gorda, FL	3.0	2.0	1556	$2,000	$1.29	21d	1	1.25mi
3334 Purple Martin Dr #211 Punta Gorda, FL	2.0	2.0	1851	$4,500	$2.43	21d	1	1.25mi
920 Conecta Dr Punta Gorda, FL	2.0	2.5	1137	$1,500	$1.32	13d	1	1.29mi
3322 Purple Martin Dr #132 Punta Gorda, FL	2.0	2.0	1381	$1,650	$1.19	21d	1	1.29mi
3322 Purple Martin Dr Unit Reservation Spot 1 Punta Gorda, FL	2.0	2.0	1400	$3,800	$2.71	21d	1	1.29mi
255 W End Dr Punta Gorda, FL	2.0–3.0	2.0	1559	$3,500	$2.24	21d	3	1.30mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	13d	1	1.31mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	21d	1	1.31mi
1461 Aqui Esta Dr Unit B4 Punta Gorda, FL	2.0	2.0	1049	$1,800	$1.72	13d	1	1.34mi
3640 Bal Harbor Blvd #534 Punta Gorda, FL	2.0	2.0	1405	$1,800	$1.28	13d	1	1.41mi
240 W End Dr #611 Punta Gorda, FL	2.0	2.0	1306	$1,675	$1.28	21d	1	1.42mi
1204 Spanish Cay Ln Unit A Punta Gorda, FL	2.0	2.0	1176	$1,495	$1.27	21d	1	1.47mi
3627 Bal Harbor Blvd Punta Gorda, FL	2.0	2.0	1105	$2,500	$2.26	21d	1	1.48mi

HOA detail

• Monthly dues: $265 · $3,180/yr

Listing history 9 events

1. 2026-04-29
   status Pending
2. 2026-04-01
   price $190,000
3. 2026-01-04
   listed $205,000 Active
4. 2026-01-01
   historical
5. 2025-08-25
   price $205,000
6. 2025-07-02
   listed $225,000 Active
7. 2025-05-24
   historical
8. 2025-01-27
   price $235,000
9. 2024-11-24
   listed $255,000 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 9/10 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: $30,864
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$6,068
• − Repairs & maintenance: −$2,469
• − Management: −$2,469
• − HOA: −$3,180
• − Depreciation: −$5,527
• Taxable loss: −$2,343
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $890/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

-25.5% since first listed

9 events — show timeline

• 2026-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-04 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-02 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-27 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-24 Listed $255,000 Stellar MLS as Distributed by MLS Grid