29180 Crawford Ave · Harbour Heights, FL 33982

$195,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 67 Days on market

Built 1987 0.28 ac lot

---

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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +4.6/10.0
• 1% rule +4.4/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

Welcome to your slice of paradise in Punta Gorda! This charming 2 bed, 2 bath double-wide sits on an oversized lot and offers everything you need to enjoy the Florida lifestyle. Take a dip in your private in-ground pool, relax under the screened pool cage, or unwind in the enclosed porch. The backyard includes a convenient storage shed, and the metal roof provides peace of mind. Don’t miss this opportunity in a beautiful, sought-after location!

Key facts

• Metal roof
• Screened pool cage
• Storage shed

Tags

• PRIVATE IN-GROUND POOL
• SCREENED POOL CAGE
• ENCLOSED PORCH
• STORAGE SHED
• METAL ROOF

Property features AI

Finance

• Other: Property is residential on 0.28 acre lot (approx. 1/4 to less than 1/2 acre); Zoned MHC (manufactured home community)
• HOA & community: No association fees

Exterior

• Parking: Carport with 2 spaces
• Utilities: Well water; Septic tank; Electricity connected; Cable connected
• Home design: Manufactured double-wide home; One story; Home faces south; Crawlspace foundation
• Construction: Vinyl siding; Metal roof; Built on crawlspace
• Exterior features: French doors; Wood fencing; Private heated in-ground pool with screen enclosure

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (5.9% below list).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.0% in Harbour Heights — 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 64/100 on livability (#684 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; 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 rising fast (+4.1%/yr); 1037 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 30% 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 $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 67 days — a 6% lower offer ($183k) 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 $41k; list at $195k implies a 376% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.9

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-10,880
• Equity at exit: $29,075

10-year hold

• IRR: 5.5%
• Equity multiple: 1.42×
• Total profit: $23,093
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,834 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $294

Break-even live

Break-even rent $1,463

Max offer price $195,000

Occupancy floor 79%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Organ St Unit A Punta Gorda, FL	2.0	1.0	925	$1,350	$1.46	13d	1	1.00mi
29469 Peace River Shores Blvd Punta Gorda, FL	2.0	2.0	1045	$1,495	$1.43	21d	1	1.04mi
Organ St , FL	2.0	2.0	1000	$1,500	$1.50	21d	1	1.17mi
114 Organ St Punta Gorda, FL	2.0	2.0	1045	$1,495	$1.43	13d	1	1.33mi
18 Organ St Unit 18 Punta Gorda, FL	3.0	2.0	1200	$2,400	$2.00	13d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $195,000 Active 67 DOM
2. 2026-06-17
   days on market $195,000 Active 66 DOM
3. 2026-06-16
   price $195,000 Active 65 DOM
4. 2026-06-16
   days on market $199,900 Active 65 DOM
5. 2026-06-15
   days on market $199,900 Active 64 DOM
6. 2026-06-14
   days on market $199,900 Active 62 DOM
7. 2026-06-13
   days on market $199,900 Active 61 DOM
8. 2026-06-10
   days on market $199,900 Active 59 DOM
9. 2026-06-09
   days on market $199,900 Active 58 DOM
10. 2026-06-08
    days on market $199,900 Active 57 DOM
11. 2026-06-07
    days on market $199,900 Active 56 DOM
12. 2026-06-05
    days on market $199,900 Active 53 DOM
13. 2026-06-03
    days on market $199,900 Active 52 DOM
14. 2026-06-02
    days on market $199,900 Active 51 DOM
15. 2026-06-01
    days on market $199,900 Active 50 DOM
16. 2026-05-31
    days on market $199,900 Active 49 DOM
17. 2026-05-30
    days on market $199,900 Active 48 DOM
18. 2026-05-05
    listed $199,900 Active 454-char remark

    Show marketing remark (454 chars)

    Welcome to your slice of paradise in Punta Gorda! This charming 2 bed, 2 bath double-wide sits on an oversized lot and offers everything you need to enjoy the Florida lifestyle. Take a dip in your private in-ground pool, relax under the screened pool cage, or unwind in the enclosed porch. The backyard includes a convenient storage shed, and the metal roof provides peace of mind. Don’t miss this opportunity in a beautiful, sought-after location!

19. 2026-04-30
    price $199,900
20. 2026-04-12
    listed $215,000 Active
21. 1996-03-06
    soldstatus $41,000
22. 1985-07-01
    soldstatus $10,100

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$1,000/yr (+$83/mo · 161.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 51% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $22,011
• − Mortgage interest: −$10,923
• − Property taxes: −$619
• − Insurance: −$975
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$5,673
• Taxable income: $299
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $3,451/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 — Harbour Heights

• Score: 64/100
• State rank: #684
• US rank: #14202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+1879.2% since first listed

5 events — show timeline

• 2026-05-05 Listed $199,900 FORTMLS
• 2026-04-30 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-12 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 1996-03-06 Sold (Public Records) $41,000 Public Records
• 1985-07-01 Sold (Public Records) $10,100 Public Records

Property tax history

+2.9%/yr

Latest (2025): $619 · +6.2% YoY. Source: county tax records.