15482 Mapletree Dr · Punta Gorda, FL 33955

$125,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 233 Days on market

Built 1974 8,000 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

This is a single wide 1974 mobile unit on its own lot in South Punta Gorda Heights needing a lot of repair or likely replaced as it is in very poor condition. It is occupied. The septic was recently pumped and inspected per the owner and the plumbing has been updated. There is a well in place and functioning. It is fenced. No HOA, deed restrictions or CDDs!!! Don't wait until demand exceeds supply!! This is zoned MHC for mobile home conventional in beautiful Punta Gorda just waiting for you!! This is nearly a quarter of an acre of the sunny Florida dream. Although out in the scenic Florida landscape, this lot is still conveniently located to shopping, dining, banking, etc. New construction is everywhere you look and you can be part of the action. Information about builders available upon request. Also perfect for self-directed IRA's, 401K's and other investment portfolios.

Key facts

• Zoned mhc
• Own lot
• Conveniently located

Tags

• OWN LOT
• ZONED MHC
• QUARTER OF AN ACRE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Located in MHC (mobile home community) zoning; Lot approximately 0.18 acres (80 x 100); Road surface: asphalt; Living area about 720 square feet
• HOA & community: No HOA / association indicated

Exterior

• Parking: Directions to property provided
• Utilities: Well water; Septic tank sewer; Public utilities
• Home design: Residential mobile home (single wide); One level; Faces west
• Construction: Other construction materials; Other roof
• Exterior features: Other exterior features

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Open floor plan; Living room / dining room combo
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $822 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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: schools A+, crime A+, health & safety A+; 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.
• Market conditions: 1481 active listings in the ZIP; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/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 $864 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 12400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $38k; list at $125k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.65% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.18%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $65,520
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15381 Lime Dr	0.10mi	2/1.0	660 (-8%)	7mo	$60,000	$91	76

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 1.92×
• Total profit: $32,086
• Equity at exit: $18,638

10-year hold

• IRR: 30.4%
• Equity multiple: 3.72×
• Total profit: $95,326
• Equity at exit: $10,808

Cash invested: $35,000 (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 33955

• Home prices YoY: -24.5%
• Active inventory: 1481
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,062 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $822

Break-even live

Break-even rent $1,021

Max offer price $125,000

Occupancy floor 55%

Sensitivity live

Price	-10% $893	-5% $857	+0% $822	+5% $786	+10% $751
Rent	-10% $659	-5% $740	+0% $822	+5% $903	+10% $985
Rate	-1.0pp $885	-0.5pp $854	base $822	+0.5pp $789	+1.0pp $757

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $125,000 Active 233 DOM
2. 2026-06-17
   days on market $125,000 Active 232 DOM
3. 2026-06-16
   days on market $125,000 Active 231 DOM
4. 2026-06-15
   days on market $125,000 Active 230 DOM
5. 2026-06-14
   days on market $125,000 Active 228 DOM
6. 2026-06-13
   days on market $125,000 Active 227 DOM
7. 2026-06-10
   days on market $125,000 Active 225 DOM
8. 2026-06-09
   days on market $125,000 Active 224 DOM
9. 2026-06-08
   days on market $125,000 Active 223 DOM
10. 2026-06-05
    days on market $125,000 Active 219 DOM
11. 2026-06-02
    days on market $125,000 Active 217 DOM
12. 2026-06-01
    days on market $125,000 Active 216 DOM
13. 2026-05-31
    days on market $125,000 Active 215 DOM
14. 2026-05-30
    days on market $125,000 Active 214 DOM
15. 2026-05-06
    historical $1,000
16. 2026-03-04
    listed $1,000
17. 2026-01-14
    price $125,000
18. 2026-01-14
    price $103,000
19. 2026-01-14
    status Active
20. 2025-05-15
    listed $90,000 Active
21. 2024-12-05
    soldstatus $38,000 885-char remark

    Show marketing remark (885 chars)

    This is a single wide 1974 mobile unit on its own lot in South Punta Gorda Heights needing a lot of repair or likely replaced as it is in very poor condition. It is occupied. The septic was recently pumped and inspected per the owner and the plumbing has been updated. There is a well in place and functioning. It is fenced. No HOA, deed restrictions or CDDs!!! Don't wait until demand exceeds supply!! This is zoned MHC for mobile home conventional in beautiful Punta Gorda just waiting for you!! This is nearly a quarter of an acre of the sunny Florida dream. Although out in the scenic Florida landscape, this lot is still conveniently located to shopping, dining, banking, etc. New construction is everywhere you look and you can be part of the action. Information about builders available upon request. Also perfect for self-directed IRA's, 401K's and other investment portfolios.

22. 2024-12-05
    soldstatus $38,000 Closed 886-char remark

    Show marketing remark (885 chars)

    This is a single wide 1974 mobile unit on its own lot in South Punta Gorda Heights needing a lot of repair or likely replaced as it is in very poor condition. It is occupied. The septic was recently pumped and inspected per the owner and the plumbing has been updated. There is a well in place and functioning. It is fenced. No HOA, deed restrictions or CDDs!!! Don't wait until demand exceeds supply!! This is zoned MHC for mobile home conventional in beautiful Punta Gorda just waiting for you!! This is nearly a quarter of an acre of the sunny Florida dream. Although out in the scenic Florida landscape, this lot is still conveniently located to shopping, dining, banking, etc. New construction is everywhere you look and you can be part of the action. Information about builders available upon request. Also perfect for self-directed IRA's, 401K's and other investment portfolios.

23. 2024-12-05
    listed $38,000 885-char remark

    Show marketing remark (885 chars)

    This is a single wide 1974 mobile unit on its own lot in South Punta Gorda Heights needing a lot of repair or likely replaced as it is in very poor condition. It is occupied. The septic was recently pumped and inspected per the owner and the plumbing has been updated. There is a well in place and functioning. It is fenced. No HOA, deed restrictions or CDDs!!! Don't wait until demand exceeds supply!! This is zoned MHC for mobile home conventional in beautiful Punta Gorda just waiting for you!! This is nearly a quarter of an acre of the sunny Florida dream. Although out in the scenic Florida landscape, this lot is still conveniently located to shopping, dining, banking, etc. New construction is everywhere you look and you can be part of the action. Information about builders available upon request. Also perfect for self-directed IRA's, 401K's and other investment portfolios.

24. 2024-11-12
    status Pending 886-char remark

    Show marketing remark (886 chars)

    This is a single wide 1974 mobile unit on its own lot in South Punta Gorda Heights needing a lot of repair or likely replaced as it is in very poor condition. It is occupied. The septic was recently pumped and inspected per the owner and the plumbing has been updated. There is a well in place and functioning. It is fenced. No HOA, deed restrictions or CDDs!!! Don't wait until demand exceeds supply!! This is zoned MHC for mobile home conventional in beautiful Punta Gorda just waiting for you!! This is nearly a quarter of an acre of the sunny Florida dream. Although out in the scenic Florida landscape, this lot is still conveniently located to shopping, dining, banking, etc. New construction is everywhere you look and you can be part of the action. Information about builders available upon request. Also perfect for self-directed IRA's, 401K's and other investment portfolios.

25. 2024-11-06
    listed $49,000 Active 886-char remark

    Show marketing remark (886 chars)

    This is a single wide 1974 mobile unit on its own lot in South Punta Gorda Heights needing a lot of repair or likely replaced as it is in very poor condition. It is occupied. The septic was recently pumped and inspected per the owner and the plumbing has been updated. There is a well in place and functioning. It is fenced. No HOA, deed restrictions or CDDs!!! Don't wait until demand exceeds supply!! This is zoned MHC for mobile home conventional in beautiful Punta Gorda just waiting for you!! This is nearly a quarter of an acre of the sunny Florida dream. Although out in the scenic Florida landscape, this lot is still conveniently located to shopping, dining, banking, etc. New construction is everywhere you look and you can be part of the action. Information about builders available upon request. Also perfect for self-directed IRA's, 401K's and other investment portfolios.

26. 1981-04-01
    soldstatus $5,000

ⓘ 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: $1,192 · $99/mo
• Projected year-2 tax: $1,192 · $99/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 D · 0% 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,741
• − Mortgage interest: −$7,002
• − Property taxes: −$1,192
• − Insurance: −$625
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − Depreciation: −$3,636
• Taxable income: $8,327
• Est. tax owed @ 24.0%: −$1,999
• After-tax cash flow: $7,864/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): 12,399
• Household income: $76,943
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 226.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 5% Italian 3% Serbian 3%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -78.71%
• Current HPI: 242.9043
• Rent YoY: —
• 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

-80.0% since first listed

12 events — show timeline

• 2026-05-06 Rental Removed $1,000 STELLARMLS
• 2026-03-04 Listed for Rent $1,000 STELLARMLS
• 2026-01-14 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $103,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-15 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-05 Listed $38,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-05 Sold (MLS) $38,000 FORTMLS
• 2024-12-05 Sold (MLS) $38,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-12 Pending — FORTMLS
• 2024-11-06 Listed $49,000 FORTMLS
• 1981-04-01 Sold (Public Records) $5,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,192 · -12.4% YoY. Source: county tax records.