3204 Sunny Harbor Dr · Cleveland, FL 33982

$160,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 321 Days on market

Built 2005 6,890 sqft lot $175/mo HOA · 8% 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 +25.7/30.0
• 1% rule +8.5/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 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

CHARMING WATERFRONT FURNISHED 3 Bedroom, 2 Bathroom, Carport manufactured home with a Florida room and 68 feet of waterfrontage located in the active 55+ Pelican Harbor mobile home community. CLICK ON THE VIRTUAL TOUR LINK 1 FOR THE VIDEO AND VIRTUAL LINK 2 FOR THE 3D TOUR. Spend quality time with friends and family in the open living room while whipping up family favorites in the kitchen. The EAT-IN kitchen offers ALL stainless - steel appliances, granite countertops, and a breakfast bar. The master bedroom has a walk-in closet and a private bathroom with a dual sink vanity and a walk-in shower. The guest rooms have built-in closets and a shared guest bathroom nearby. Cast your line or lau

Key facts

• Walk-in closet
• Florida room
• Eat-in kitchen

Tags

• FLORIDA ROOM
• EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• WALK-IN CLOSET

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees shown as $175 (total annual fees $2,100)
• HOA & community: Pelican Harbor MHP community (HOA/association required); Monthly association fee of $175; Association amenities include clubhouse, pool, shuffleboard court; Association fee covers common area taxes, pool, and management; Association approval required; Senior community; Pets allowed with restrictions (cats and dogs OK, breed restrictions, number limit)

Exterior

• Parking: Driveway; 1-car carport
• Utilities: Public water; Private sewer; Broadband/high-speed internet available; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured double-wide home; One story; Faces southwest
• Construction: Vinyl siding with frame construction; Shingle roof; Crawlspace foundation; Built as a double-wide manufactured home
• Exterior features: Covered side porch; Hurricane shutters; Exterior lighting; Rain gutters; Shed(s); Trees and landscaped yard; Cul-de-sac lot; Flood zone; Private lot; Asphalt/paved road frontage; On waterfront (canal) with water view; Canal waterfront (fresh and brackish); Seawall (concrete); Fixed bridges

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Open floorplan; Split bedroom layout; Stone counters; Walk-in closet(s)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (31.8% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $109k (31.8% below list) — sets the bar for cash-flow.
• Cap rate 9.2% 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, 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.
• Zoned schools: East Elementary School (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 761 students, 52% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 1037 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 36% 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 $5k 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 321 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $160k implies a 301% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $669/mo.
• Climate carrying-cost: in FEMA flood zone VE (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 $109,145 (31.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 9.15%
• Cash-on-cash: 10.21%
• DSCR: 1.45
• GRM: 6.2

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: -26.7%
• Equity multiple: 0.08×
• Total profit: $-41,194
• Equity at exit: $23,857

10-year hold

• IRR: -17.0%
• Equity multiple: -0.04×
• Total profit: $-46,678
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,164 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$247 /mo · $2,968/yr
• Insurance: −$67
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA: −$175
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-288

Break-even live

Break-even rent $2,528

Max offer price $109,145

Occupancy floor —

Sensitivity live

Price	-10% $-197	-5% $-243	+0% $-288	+5% $-333	+10% $-378
Rent	-10% $-459	-5% $-373	+0% $-288	+5% $-202	+10% $-117
Rate	-1.0pp $-207	-0.5pp $-247	base $-288	+0.5pp $-329	+1.0pp $-372

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2921 Wilson Ave Punta Gorda, FL	2.0	1.0	832	$1,800	$2.16	15d	1	0.99mi
27284 Sunnybrook Rd Punta Gorda, FL	2.0	1.0	1125	$1,499	$1.33	22d	1	1.44mi
3234 Daytona Dr Punta Gorda, FL	3.0	2.0	1442	$2,500	$1.73	22d	1	1.46mi
27263 Whitman Ave Punta Gorda, FL	2.0	2.0	1130	$1,450	$1.28	15d	1	1.49mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: water

Listing history 27 events

1. 2026-06-18
   days on market $160,000 Active 321 DOM
2. 2026-06-17
   days on market $160,000 Active 320 DOM
3. 2026-06-16
   days on market $160,000 Active 319 DOM
4. 2026-06-15
   days on market $160,000 Active 318 DOM
5. 2026-06-14
   days on market $160,000 Active 316 DOM
6. 2026-06-13
   days on market $160,000 Active 315 DOM
7. 2026-06-10
   days on market $160,000 Active 313 DOM
8. 2026-06-09
   days on market $160,000 Active 312 DOM
9. 2026-06-08
   days on market $160,000 Active 311 DOM
10. 2026-06-05
    days on market $160,000 Active 307 DOM
11. 2026-06-02
    days on market $160,000 Active 305 DOM
12. 2026-06-01
    days on market $160,000 Active 304 DOM
13. 2026-05-31
    days on market $160,000 Active 303 DOM
14. 2026-05-30
    days on market $160,000 Active 302 DOM
15. 2026-05-20
    price $160,000
16. 2026-03-30
    price $170,000
17. 2026-01-28
    status Active
18. 2026-01-27
    historical
19. 2026-01-22
    price $180,000
20. 2025-12-10
    price $190,000
21. 2025-07-31
    listed $200,000 Active
22. 2025-06-30
    historical
23. 2025-03-30
    price $199,900
24. 2024-12-30
    listed $209,900 Active
25. 2000-09-06
    soldstatus $39,900
26. 2000-08-01
    soldstatus $19,900
27. 2000-08-01
    soldstatus $20,000

ⓘ 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: $2,968 · $247/mo
• Projected year-2 tax: $2,968 · $247/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 VE · 99% 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 9/10 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: $25,963
• − Mortgage interest: −$8,962
• − Property taxes: −$2,968
• − Insurance: −$8,828
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − HOA: −$2,100
• − Depreciation: −$4,655
• Taxable loss: −$5,705
• Est. tax savings @ 24.0%: +$1,369
• After-tax cash flow: $-2,085/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
• City population: 57,035
• 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

+704.0% since first listed

13 events — show timeline

• 2026-05-20 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-30 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-30 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2000-09-06 Sold (Public Records) $39,900 Public Records
• 2000-08-01 Sold (Public Records) $20,000 Public Records
• 2000-08-01 Sold (Public Records) $19,900 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,968 · -12.2% YoY. Source: county tax records.