10101 Burnt Store Rd #54 · Punta Gorda, FL 33950

$88,000

2 bd · 2.0 ba · 1,170 sqft · Manufactured public records · 194 Days on market

Built 1987 3,415 sqft lot Est $156k · 43% under $210/mo HOA · 9% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this beautifully updated turnkey home located in the friendly and well-kept Parkhill Estates 55+ community along Burnt Store Road in Punta Gorda. This inviting 2-bedroom, 2-bath residence offers an impressive list of upgrades, ensuring comfort, durability, and low-maintenance living year-round. Inside, the home features all plywood subfloors, a major improvement that adds long-term stability and peace of mind. The open layout feels bright and spacious thanks to vaulted ceilings, and the living and dining areas flow easily for everyday relaxation or hosting guests. The kitchen offers ample cabinetry, good counter space, and a practical layout for cooking and entertaining. Both bed

Key facts

• Newer water heater
• Updated turnkey home
• 3,415 sq ft lot

Tags

• UPDATED TURNKEY HOME
• ALL PLYWOOD SUBFLOORS
• FULLY ENCLOSED FLORIDA ROOM
• 5 YEAR OLD RUBBER ROOF
• 3 YEAR OLD A/C SYSTEM
• NEWER WATER HEATER

Property features AI

Finance

• Other: Turnkey furnished; Homestead exempt
• Financial info: Total monthly HOA fees $210 (total annual $2,520)
• HOA & community: HOA: Parkhill Estates (monthly fee $210); HOA fee includes pool, maintenance of grounds, management, sewer, trash and water; Community clubhouse, laundry, park, pool, shuffleboard court; Buyer approval required; Deed restrictions; Golf carts allowed; Senior community; No pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home (double wide); One story; Southeast facing
• Construction: Vinyl siding with frame construction; Metal roof; Crawlspace and stem wall foundation; Built as a double wide
• Exterior features: Rain gutters; Shade shutters; Shed(s) and storage

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Solid surface counters; Solid wood cabinets; Vaulted ceilings; Walk-in closets
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% 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: crime A+, health & safety A+, housing B; 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.
• Zoned schools: East Elementary School (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 761 students, 52% 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; 8 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 36% 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 $608 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $88k implies a 252% 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; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 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. 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 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?
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: 2.62% ✓
• Cap rate: 20.01%
• Cash-on-cash: 48.98%
• DSCR: 3.18
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $155,610
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3220 Acline Rd	0.64mi	3/2.0 (+1)	1,056 (-10%)	8mo	$140,000	$133	43

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: 17.3%
• Equity multiple: 1.66×
• Total profit: $16,290
• Equity at exit: $13,121

10-year hold

• IRR: 22.3%
• Equity multiple: 2.51×
• Total profit: $37,270
• Equity at exit: $7,609

Cash invested: $24,640 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$210
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $579

Break-even live

Break-even rent $1,576

Max offer price $88,000

Occupancy floor 70%

Sensitivity live

Price	-10% $640	-5% $610	+0% $579	+5% $549	+10% $518
Rent	-10% $397	-5% $488	+0% $579	+5% $670	+10% $762
Rate	-1.0pp $624	-0.5pp $602	base $579	+0.5pp $556	+1.0pp $533

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	22d	1	0.56mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	22d	1	0.60mi
26162 Stillwater Cir Punta Gorda, FL	2.0	2.0	1266	$2,000	$1.58	22d	1	0.67mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$1,940	$1.75	15d	27	0.81mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	22d	1	0.86mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	22d	1	1.28mi
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	22d	1	1.33mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	22d	1	1.46mi

HOA detail

• Monthly dues: $210 · $2,520/yr

Listing history 21 events

1. 2026-06-22
   days on market $88,000 Active 194 DOM
2. 2026-06-18
   days on market $88,000 Active 191 DOM
3. 2026-06-17
   days on market $88,000 Active 190 DOM
4. 2026-06-16
   days on market $88,000 Active 189 DOM
5. 2026-06-15
   days on market $88,000 Active 188 DOM
6. 2026-06-14
   days on market $88,000 Active 186 DOM
7. 2026-06-13
   days on market $88,000 Active 185 DOM
8. 2026-06-10
   days on market $88,000 Active 183 DOM
9. 2026-06-09
   days on market $88,000 Active 182 DOM
10. 2026-06-08
    days on market $88,000 Active 181 DOM
11. 2026-06-05
    days on market $88,000 Active 177 DOM
12. 2026-06-03
    days on market $88,000 Active 176 DOM
13. 2026-06-02
    days on market $88,000 Active 175 DOM
14. 2026-06-01
    days on market $88,000 Active 174 DOM
15. 2026-05-31
    days on market $88,000 Active 173 DOM
16. 2026-05-30
    days on market $88,000 Active 172 DOM
17. 2026-03-10
    price $88,000
18. 2026-01-29
    price $93,000
19. 2026-01-09
    price $99,000
20. 2025-12-09
    listed $105,000 Active
21. 2003-04-01
    soldstatus $25,000

ⓘ 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 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 · 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: $27,705
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$5,558
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − HOA: −$2,520
• − Depreciation: −$2,560
• Taxable income: $6,384
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $5,418/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

+252.0% since first listed

5 events — show timeline

• 2026-03-10 Price Changed $88,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $93,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-09 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2003-04-01 Sold (Public Records) $25,000 Public Records

Property tax history

-6.4%/yr

Latest (2025): $175 · +9.7% YoY. Source: county tax records.