10303 Burnt Store Rd #97 · Punta Gorda, FL 33950

$165,000

2 bd · 2.0 ba · 1,032 sqft · Manufactured public records · 118 Days on market

Built 2005 4,366 sqft lot $281/mo HOA · 13% 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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +8.4/10.0
• 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

One look and you'll be ready to call Eagle Point home. Located on Alligator Creek with docks and a fishing pier, it is just 1/2 mile from shopping, 2 miles to interstate 75 and only approx. 4 miles from downtown Punta Gorda. This well maintained 2004 manufactured home is offered turn-key and fully furnished with an open living, dining and kitchen area. 55+ community with an active clubhouse including shuffleboard, pool table, boat launch, etc. .. Large carport, large shed/man cave with cabinets, tools, fishing poles, a bike, hedge trimmer and more. And there is a lawn mower in the storage space under the stairs. Sit on the front porch and watch the eagles and birds over the water preserve. Well-priced, great location, beautiful home. Just move in!

Key facts

• Breakfast island
• Inviting front porch
• En-suite bath

Tags

• BREAKFAST ISLAND
• ABUNDANT CABINET STORAGE
• EN-SUITE BATH
• EXTENDED COUNTER SPACE
• INVITING FRONT PORCH
• TASTEFUL LANDSCAPING

Property features AI

Finance

• Other: Partially furnished; Total living area approximately 1,032 square feet; Universal property ID available
• Financial info: Lease restrictions apply; Annual taxes listed separately
• HOA & community: Part of Eagle Point HOA - Jasmine; Monthly HOA fee of $281.80; HOA includes pool, management, sewer and water; HOA provides maintenance and recreation facilities (shuffleboard court); Association approval required; Senior community; Clubhouse and community mailbox; Deed restrictions; Golf carts allowed; Pets allowed (cats and dogs) with limits; max pet weight 30 lbs

Exterior

• Parking: Driveway; Attached garage; 1-car garage; 1-car carport
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Manufactured home (double wide); Single-story; Faces west; Completed condition
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built on a 0.1 acre lot
• Exterior features: Front porch; Exterior lighting; Rain gutters; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Solid surface counters; Thermostat
• Laundry & utility: Inside laundry; Washer; Dryer; Electric water heater; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $72 ($862/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Rents soft (-0.1%/yr); 999 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 35% 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 $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 118 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $165k implies a 83% 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 $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.34% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.95%
• DSCR: 1.58
• GRM: 6.2

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: -18.1%
• Equity multiple: 0.39×
• Total profit: $-28,284
• Equity at exit: $24,602

10-year hold

• IRR: -22.6%
• Equity multiple: 0.08×
• Total profit: $-42,327
• Equity at exit: $14,266

Cash invested: $46,200 (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: 999
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,213 high
• Mortgage (P&I): −$865
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$281
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $72

Break-even live

Break-even rent $2,122

Max offer price $165,000

Occupancy floor 92%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26162 Stillwater Cir Punta Gorda, FL	2.0	2.0	1266	$2,000	$1.58	21d	1	0.56mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	21d	1	0.87mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	21d	1	0.90mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	21d	1	1.13mi
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	21d	1	1.16mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$1,940	$1.75	13d	27	1.18mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	21d	1	1.36mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	21d	1	1.39mi

HOA detail

• Monthly dues: $281 · $3,372/yr
• Likely covers: waterpool

Listing history 34 events

1. 2026-06-18
   days on market $165,000 Active 118 DOM
2. 2026-06-17
   days on market $165,000 Active 117 DOM
3. 2026-06-16
   days on market $165,000 Active 116 DOM
4. 2026-06-15
   days on market $165,000 Active 115 DOM
5. 2026-06-14
   days on market $165,000 Active 113 DOM
6. 2026-06-13
   days on market $165,000 Active 112 DOM
7. 2026-06-10
   days on market $165,000 Active 110 DOM
8. 2026-06-09
   days on market $165,000 Active 109 DOM
9. 2026-06-08
   days on market $165,000 Active 108 DOM
10. 2026-06-07
    days on market $165,000 Active 107 DOM
11. 2026-06-05
    days on market $165,000 Active 104 DOM
12. 2026-06-03
    days on market $165,000 Active 103 DOM
13. 2026-06-02
    days on market $165,000 Active 102 DOM
14. 2026-06-01
    days on market $165,000 Active 101 DOM
15. 2026-05-31
    days on market $165,000 Active 100 DOM
16. 2026-05-30
    days on market $165,000 Active 99 DOM
17. 2026-03-29
    price $165,000
18. 2026-03-19
    price $172,500
19. 2026-02-20
    listed $179,900 Active
20. 2025-09-19
    historical
21. 2025-08-11
    price $189,500
22. 2025-03-13
    listed $195,000 Active
23. 2017-02-24
    soldstatus $90,000 Sold 757-char remark

    Show marketing remark (757 chars)

    One look and you'll be ready to call Eagle Point home. Located on Alligator Creek with docks and a fishing pier, it is just 1/2 mile from shopping, 2 miles to interstate 75 and only approx. 4 miles from downtown Punta Gorda. This well maintained 2004 manufactured home is offered turn-key and fully furnished with an open living, dining and kitchen area. 55+ community with an active clubhouse including shuffleboard, pool table, boat launch, etc. .. Large carport, large shed/man cave with cabinets, tools, fishing poles, a bike, hedge trimmer and more. And there is a lawn mower in the storage space under the stairs. Sit on the front porch and watch the eagles and birds over the water preserve. Well-priced, great location, beautiful home. Just move in!

24. 2017-01-26
    status Pending 757-char remark

    Show marketing remark (757 chars)

    One look and you'll be ready to call Eagle Point home. Located on Alligator Creek with docks and a fishing pier, it is just 1/2 mile from shopping, 2 miles to interstate 75 and only approx. 4 miles from downtown Punta Gorda. This well maintained 2004 manufactured home is offered turn-key and fully furnished with an open living, dining and kitchen area. 55+ community with an active clubhouse including shuffleboard, pool table, boat launch, etc. .. Large carport, large shed/man cave with cabinets, tools, fishing poles, a bike, hedge trimmer and more. And there is a lawn mower in the storage space under the stairs. Sit on the front porch and watch the eagles and birds over the water preserve. Well-priced, great location, beautiful home. Just move in!

25. 2017-01-18
    price $99,900 757-char remark

    Show marketing remark (757 chars)

    One look and you'll be ready to call Eagle Point home. Located on Alligator Creek with docks and a fishing pier, it is just 1/2 mile from shopping, 2 miles to interstate 75 and only approx. 4 miles from downtown Punta Gorda. This well maintained 2004 manufactured home is offered turn-key and fully furnished with an open living, dining and kitchen area. 55+ community with an active clubhouse including shuffleboard, pool table, boat launch, etc. .. Large carport, large shed/man cave with cabinets, tools, fishing poles, a bike, hedge trimmer and more. And there is a lawn mower in the storage space under the stairs. Sit on the front porch and watch the eagles and birds over the water preserve. Well-priced, great location, beautiful home. Just move in!

26. 2016-12-21
    listed $104,900 Active 757-char remark

    Show marketing remark (757 chars)

    One look and you'll be ready to call Eagle Point home. Located on Alligator Creek with docks and a fishing pier, it is just 1/2 mile from shopping, 2 miles to interstate 75 and only approx. 4 miles from downtown Punta Gorda. This well maintained 2004 manufactured home is offered turn-key and fully furnished with an open living, dining and kitchen area. 55+ community with an active clubhouse including shuffleboard, pool table, boat launch, etc. .. Large carport, large shed/man cave with cabinets, tools, fishing poles, a bike, hedge trimmer and more. And there is a lawn mower in the storage space under the stairs. Sit on the front porch and watch the eagles and birds over the water preserve. Well-priced, great location, beautiful home. Just move in!

27. 2015-01-15
    historical
28. 2014-06-11
    status Active
29. 2014-06-10
    historical
30. 2014-01-14
    listed $89,900 Active
31. 2007-08-31
    soldstatus $78,000
32. 2007-08-29
    soldstatus $78,000
33. 2007-04-16
    listed $109,900
34. 2001-03-01
    soldstatus $46,000

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$949/yr (+$79/mo · 225.9%)

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

Climate risk First Street

• 🌊 Flood 10/10 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: $26,559
• − Mortgage interest: −$9,243
• − Property taxes: −$420
• − Insurance: −$5,944
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − HOA: −$3,372
• − Depreciation: −$4,800
• Taxable loss: −$1,469
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $1,215/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

+258.7% since first listed

18 events — show timeline

• 2026-03-29 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $172,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-11 Price Changed $189,500 Stellar MLS as Distributed by MLS Grid
• 2025-03-13 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-24 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2017-01-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-01-18 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2016-12-21 Listed $104,900 Stellar MLS as Distributed by MLS Grid
• 2015-01-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-01-14 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2007-08-31 Sold (MLS) $78,000 Stellar MLS as Distributed by MLS Grid
• 2007-08-29 Sold (Public Records) $78,000 Public Records
• 2007-04-16 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2001-03-01 Sold (Public Records) $46,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $420 · +3.2% YoY. Source: county tax records.