4780 Duncan Rd · Cleveland, FL 33982

$239,900

3 bd · 2.0 ba · 1,404 sqft · Other public records · 226 Days on market

Built 2024 8,325 sqft lot

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.6/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

MOTIVATED SELLER!! READY TO MOVE IN!! NEW CONSTRUCTION DOUBLE WIDE MANUFACTURED HOME! NEW EVERYTHING! NEW SEPTIC!! CITY WATER!! NEW STAINLESS APPLIANCES, HVAC, ROOF, EVEN THE GRASS (SOD) IS NEW!! PINE ACRES!! CHAMPION MODEL!! OPTIONAL $30 A YEAR HOA!! Welcome to 4780 Duncan Road, where modern living meets Florida charm! Currently under construction, this brand new manufactured home offers three spacious bedrooms and two full bathrooms. Experience the benefits of new construction, including energy-efficient appliances, contemporary finishes, and a floor plan designed for today's lifestyle. The open-concept living area provides a seamless flow between the kitchen with spacious pantry, dining,

Key facts

• Spacious pantry
• New septic
• New construction

Tags

• NEW CONSTRUCTION
• CITY WATER
• NEW SEPTIC
• NEW STAINLESS APPLIANCES
• OPEN-CONCEPT LIVING AREA
• SPACIOUS PANTRY

Property features AI

Finance

• Other: Lot size approximately 0.19 acre (about 773 m²)
• HOA & community: Has HOA (fees optional); Pets allowed

Exterior

• Utilities: Public water; Septic tank; Electricity connected; Water connected; Sewer available
• Home design: Residential manufactured home (double wide); One story; New construction; Faces northwest; Completed condition; Entry on crawlspace foundation
• Construction: Vinyl siding; Shingle roof; Built as a double wide manufactured home
• Exterior features: Exterior lighting; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $240k.

Deal economics

• At list price, monthly cash flow is $39 ($466/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.8% in Cleveland — 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 (#574 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities 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 (+4.1%/yr); 1037 active listings in the ZIP; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 43% of the median local income ($72k/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 226 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $21k; list at $240k implies a 1048% 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 $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.08% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-33,168
• Equity at exit: $35,770

10-year hold

• IRR: -2.5%
• Equity multiple: 0.82×
• Total profit: $-12,161
• Equity at exit: $20,742

Cash invested: $67,172 (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 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1037
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,590 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$223 /mo · $2,673/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $39

Break-even live

Break-even rent $2,541

Max offer price $239,900

Occupancy floor 94%

Sensitivity live

Price	-10% $175	-5% $107	+0% $39	+5% $-29	+10% $-97
Rent	-10% $-166	-5% $-63	+0% $39	+5% $141	+10% $243
Rate	-1.0pp $160	-0.5pp $100	base $39	+0.5pp $-23	+1.0pp $-87

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $239,900 Active 226 DOM
2. 2026-06-17
   days on market $239,900 Active 225 DOM
3. 2026-06-16
   days on market $239,900 Active 224 DOM
4. 2026-06-15
   days on market $239,900 Active 223 DOM
5. 2026-06-14
   days on market $239,900 Active 221 DOM
6. 2026-06-13
   days on market $239,900 Active 220 DOM
7. 2026-06-10
   days on market $239,900 Active 218 DOM
8. 2026-06-09
   days on market $239,900 Active 217 DOM
9. 2026-06-08
   days on market $239,900 Active 216 DOM
10. 2026-06-05
    days on market $239,900 Active 212 DOM
11. 2026-06-02
    days on market $239,900 Active 210 DOM
12. 2026-06-01
    days on market $239,900 Active 209 DOM
13. 2026-05-31
    days on market $239,900 Active 208 DOM
14. 2026-05-30
    days on market $239,900 Active 207 DOM
15. 2026-05-09
    price $239,900
16. 2026-03-05
    price $239,500
17. 2026-01-08
    price $247,000
18. 2025-11-04
    listed $248,500 Active
19. 2025-08-04
    historical
20. 2025-07-16
    listed $255,000 Active
21. 1993-12-17
    soldstatus $20,900
22. 1979-11-01
    soldstatus $27,000

ⓘ 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: $2,673 · $223/mo
• Projected year-2 tax: $2,673 · $223/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 7/10 Severe FEMA zone AE · 92% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,081
• − Mortgage interest: −$13,438
• − Property taxes: −$2,673
• − Insurance: −$6,318
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − Depreciation: −$6,979
• Taxable loss: −$3,300
• Est. tax savings @ 24.0%: +$792
• After-tax cash flow: $1,258/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 — Cleveland

• Score: 67/100
• State rank: #574
• US rank: #10905

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, FL
• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 13,006
• Household income: $72,443
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 43.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 7% Black 7%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 3% Iranian 3% Slovak 3%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Arabic 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: ▼ -5.25%
• Current HPI: 448.5895
• Rent YoY: ▲ 4.13%
• 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

+788.5% since first listed

8 events — show timeline

• 2026-05-09 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $239,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $247,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Listed $248,500 Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-16 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 1993-12-17 Sold (Public Records) $20,900 Public Records
• 1979-11-01 Sold (Public Records) $27,000 Public Records

Property tax history

+119.2%/yr

Latest (2025): $2,673 · -2.2% YoY. Source: county tax records.