10303 Burnt Store Rd #54 · Punta Gorda, FL 33950

$96,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 131 Days on market

Built 1977 4,414 sqft lot $263/mo HOA · 14% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller is offering $5,000 credit to buyer's shares! Welcome to 10303 Burnt Store Road, Lot 54, in the sought-after Eagle Point 55+ community in Punta Gorda, Florida. This beautifully maintained 1,100-square-foot doublewide offers two spacious bedrooms and two updated bathrooms, delivering comfort, style, and peace of mind in one of Southwest Florida’s most active and engaging resident-owned communities. Inside, you’ll immediately appreciate the newer waterproof laminate flooring that flows throughout the main living areas and bedrooms and tile in the Florida room. The bright and inviting Florida room features its own wall unit, creating a flexible space perfect for morning coffe

Key facts

• Updated appliances
• Renovated bathrooms
• Florida room

Tags

• WATERPROOF LAMINATE FLOORING
• FLORIDA ROOM
• UPDATED APPLIANCES
• RENOVATED BATHROOMS
• WALK-IN SHOWER
• HEATED POOL

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees listed as $263.04; Association fee shown as $789.11 (quarterly)
• HOA & community: Eagle Point HOA (monthly HOA required; association approval required); Quarterly association fee; Association amenities: Clubhouse, Pool, Shuffleboard court; Community features: Clubhouse, Community mailbox, Golf carts allowed, Pool; Senior community; Pets allowed (cats and dogs; number and size limits; maximum pet weight 30 lbs)

Exterior

• Parking: Driveway; 2-space carport
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Manufactured home (double wide); One level; East-facing entry
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Lighting; Rain gutters; Asphalt road access

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Mini-split cooling units
• Interior features: Ceiling fans; Open floor plan; Solid wood cabinets; Thermostat
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry room (outside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $96k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 2.8% in Punta Gorda — 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 76/100 on livability (#225 in FL, #3,567 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, health & safety A+; Watch: cost of living D+, amenities D-, 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; 2 comparable units currently listed for rent nearby; 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 $664 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

• It's been on market 131 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $96k implies a 195% gain — meaningful room to come down on a strong offer.

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; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.95% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.47%
• DSCR: 2.13
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.57×
• Total profit: $-11,426
• Equity at exit: $14,314

10-year hold

• IRR: -15.7%
• Equity multiple: 0.35×
• Total profit: $-17,518
• Equity at exit: $8,300

Cash invested: $26,880 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,867 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$263
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $144

Break-even live

Break-even rent $1,685

Max offer price $96,000

Occupancy floor 87%

Sensitivity live

Price	-10% $198	-5% $171	+0% $144	+5% $117	+10% $90
Rent	-10% $-4	-5% $70	+0% $144	+5% $218	+10% $291
Rate	-1.0pp $192	-0.5pp $168	base $144	+0.5pp $119	+1.0pp $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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$1,940	$1.75	14d	27	1.21mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	22d	1	1.24mi

HOA detail

• Monthly dues: $263 · $3,156/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-18
   days on market $96,000 Active 131 DOM
2. 2026-06-17
   days on market $96,000 Active 130 DOM
3. 2026-06-16
   days on market $96,000 Active 129 DOM
4. 2026-06-15
   days on market $96,000 Active 128 DOM
5. 2026-06-14
   days on market $96,000 Active 126 DOM
6. 2026-06-13
   days on market $96,000 Active 125 DOM
7. 2026-06-10
   days on market $96,000 Active 123 DOM
8. 2026-06-09
   days on market $96,000 Active 122 DOM
9. 2026-06-08
   days on market $96,000 Active 121 DOM
10. 2026-06-07
    days on market $96,000 Active 120 DOM
11. 2026-06-05
    days on market $96,000 Active 117 DOM
12. 2026-06-03
    days on market $96,000 Active 116 DOM
13. 2026-06-02
    days on market $96,000 Active 115 DOM
14. 2026-06-01
    days on market $96,000 Active 114 DOM
15. 2026-05-31
    days on market $96,000 Active 113 DOM
16. 2026-05-30
    days on market $96,000 Active 112 DOM
17. 2026-03-17
    price $96,000
18. 2026-02-18
    price $99,000
19. 2026-02-07
    listed $117,000 Active
20. 2007-12-10
    soldstatus $32,500

ⓘ 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: $1,181 · $98/mo
• Projected year-2 tax: $1,181 · $98/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 5/10 Major
• 🌡 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: $22,409
• − Mortgage interest: −$5,377
• − Property taxes: −$1,181
• − Insurance: −$5,598
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − HOA: −$3,156
• − Depreciation: −$2,793
• Taxable income: $718
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $1,554/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 — Punta Gorda

• Score: 76/100
• State rank: #225
• US rank: #3567

Category grades

Amenities D- Commute F Cost of living D+ Crime A+ Employment B- Housing B Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Punta Gorda, FL
• County: Charlotte County · 196,994 people
• City population: 68,831
• 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

+195.4% since first listed

4 events — show timeline

• 2026-03-17 Price Changed $96,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-07 Listed $117,000 Stellar MLS as Distributed by MLS Grid
• 2007-12-10 Sold (Public Records) $32,500 Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,181 · +181.1% YoY. Source: county tax records.