1703 N Manatee Loop · Punta Gorda, FL 33950

$75,500

1 bd · 1.0 ba · 432 sqft · Manufactured public records · 74 Days on market

Built 1986 2,414 sqft lot $298/mo HOA · 23% of rent

---

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 +26.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• 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

Welcome to your turnkey slice of paradise in the highly desirable 55+ community of Alligator Park! Located at 1703 N Manatee Loop, this charming 1-bedroom, 1-bath home offers 432 sq ft of beautifully maintained, low-maintenance living—perfect for embracing the relaxed Florida lifestyle. Step inside to a bright and inviting interior, thoughtfully designed to maximize space and comfort. Being sold fully furnished, this home is truly move-in ready—just bring your suitcase and start enjoying everything it has to offer. The open living area flows effortlessly into a functional kitchen, creating an ideal space for both quiet evenings and casual entertaining. The cozy yet spacious bedr

Key facts

• Functional kitchen
• Open living area
• Well kept bath

Tags

• PRIVATE SHED
• IN UNIT LAUNDRY
• FUNCTIONAL KITCHEN
• OPEN LIVING AREA
• WELL KEPT BATH
• LOW MAINTENANCE LIVING

Property features AI

Finance

• Other: Turnkey furnished; Condo land included
• Financial info: Total annual association fees around $3,576; No lease restrictions indicated
• HOA & community: Monthly association fee of $298; Association amenities include clubhouse, laundry, racquetball, recreation facilities, shuffleboard court, storage; Association fee covers common area taxes, pool, insurance, internet, grounds maintenance, management, private road, recreational facilities, sewer, and trash; Buyer approval required for association; Community features: clubhouse, pool, association-owned recreation, community mailbox, golf carts allowed, special community restrictions; Senior community; Pets allowed with breed restrictions

Exterior

• Parking: No specific parking information provided
• Security: Hurricane shutters
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Electric water heater
• Home design: Manufactured home (single wide); One story; Faces west; Entry level: One
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Originally built as a manufactured home
• Exterior features: Awnings; Hurricane shutters; Sliding doors; Shed on property; Asphalt road access

Interior

• Kitchen: Cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Mini-split cooling
• Interior features: Ceiling fans; Vaulted ceilings; Window treatments
• Laundry & utility: Washer included; Laundry located outside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $76k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $71k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 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 $522 of loan paydown is wiped out by about $2k 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 74 days — a 6% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: 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 $70,970 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 1.71% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 4.9

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: -3.7%
• Equity multiple: 0.87×
• Total profit: $-2,808
• Equity at exit: $11,257

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $518
• Equity at exit: $6,528

Cash invested: $21,140 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$396
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$31
• HOA: −$298
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $204

Break-even live

Break-even rent $1,029

Max offer price $75,500

Occupancy floor 79%

Sensitivity live

Price	-10% $247	-5% $226	+0% $204	+5% $183	+10% $161
Rent	-10% $102	-5% $153	+0% $204	+5% $255	+10% $306
Rate	-1.0pp $242	-0.5pp $223	base $204	+0.5pp $185	+1.0pp $165

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: $18,875
• Closing costs: $2,265
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $298 · $3,576/yr

Listing history 18 events

1. 2026-06-22
   days on market $75,500 Active 74 DOM
2. 2026-06-18
   days on market $75,500 Active 71 DOM
3. 2026-06-17
   days on market $75,500 Active 70 DOM
4. 2026-06-16
   days on market $75,500 Active 69 DOM
5. 2026-06-15
   days on market $75,500 Active 68 DOM
6. 2026-06-14
   days on market $75,500 Active 66 DOM
7. 2026-06-13
   days on market $75,500 Active 65 DOM
8. 2026-06-10
   days on market $75,500 Active 63 DOM
9. 2026-06-09
   days on market $75,500 Active 62 DOM
10. 2026-06-08
    days on market $75,500 Active 61 DOM
11. 2026-06-07
    days on market $75,500 Active 60 DOM
12. 2026-06-05
    days on market $75,500 Active 57 DOM
13. 2026-06-03
    days on market $75,500 Active 56 DOM
14. 2026-06-02
    days on market $75,500 Active 55 DOM
15. 2026-06-01
    days on market $75,500 Active 54 DOM
16. 2026-05-31
    days on market $75,500 Active 53 DOM
17. 2026-05-30
    days on market $75,500 Active 52 DOM
18. 2026-04-08
    listed $75,500 Active

ⓘ 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: $1,054 · $88/mo
• Projected year-2 tax: $1,054 · $88/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,453
• − Mortgage interest: −$4,229
• − Property taxes: −$1,054
• − Insurance: −$378
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − HOA: −$3,576
• − Depreciation: −$2,196
• Taxable income: $1,548
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $2,078/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

• 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

1 event — show timeline

• 2026-04-08 Listed $75,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2025): $1,054 · +1.7% YoY. Source: county tax records.