10100 Burnt Store Rd #21 · Punta Gorda, FL 33950

$94,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 337 Days on market

Built 1972 3,351 sqft lot Est $153k · 38% under $250/mo HOA · 11% of rent ↓ 20% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

UPDATED mobile home on a LARGE CORNER LOT with NEWER THERMOPLASTIC ROOF for your peace of mind! NO FLOODING DURING STORMS! POPULAR LOCATION "River Haven Community" a 55+ across the street from the Burnt Store Publix shopping center including Home Depot, Publix, Pet Superstore, Shipping Store and so much more! VERY CONVENIENT TO ALL AMENITIES including Walmart and just minutes to the 1-75 exit so you can get where you need to go quickly. This home features an updated kitchen with a huge pantry! The dining room is open to the living room and there's a HUGE FLORIDA ROOM with a new window A/C unit. FURNITURE is OPTIONAL AND ALL APPLIANCES ARE INCLUDED. 2 full beds and 2 full baths. LA

Key facts

• Huge pantry
• Huge florida room
• Updated kitchen

Tags

• CORNER LOT
• UPDATED KITCHEN
• HUGE PANTRY
• HUGE FLORIDA ROOM
• LARGE OUTSIDE SCREENED LANAI
• LARGE STORAGE SHED

Property features AI

Finance

• Other: Directions available to the property
• Financial info: Total monthly fees $250; total annual fees $3,000
• HOA & community: River Haven MHP association; monthly fee required ($250); Association amenities include clubhouse, pool, park, recreation facilities, shuffleboard court, storage; Association fee covers common area taxes, pool, grounds maintenance, management, private road, recreational facilities, sewer, trash, water; Senior community; Pets allowed (cats and dogs; size and number limits; max pet weight 100 lbs); Buyer approval required; Community features include dog park, community mailbox, golf carts allowed

Exterior

• Parking: Covered carport (1 space)
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Residential double-wide mobile home; One story; North-facing
• Construction: Vinyl siding; Other type roof; Crawlspace foundation; Building area reported (public records)
• Exterior features: Hurricane shutters; Rain gutters; Storage structure; Landscaped yard; Level, paved lot

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Finished living area (public records)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Thermostat
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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 22d 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 $656 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $24k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
8. 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.
9. 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.
10. 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: 2.37% ✓
• Cap rate: 17.64%
• Cash-on-cash: 40.51%
• DSCR: 2.80
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $153,216
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3220 Acline Rd	0.45mi	3/2.0 (+1)	1,056 (-8%)	8mo	$140,000	$133	54

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.32×
• Total profit: $8,427
• Equity at exit: $14,150

10-year hold

• IRR: 13.3%
• Equity multiple: 1.84×
• Total profit: $22,191
• Equity at exit: $8,205

Cash invested: $26,572 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,252 high
• Mortgage (P&I): −$498
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$250
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $471

Break-even live

Break-even rent $1,656

Max offer price $94,900

Occupancy floor 74%

Sensitivity live

Price	-10% $524	-5% $497	+0% $471	+5% $444	+10% $417
Rent	-10% $293	-5% $382	+0% $471	+5% $559	+10% $648
Rate	-1.0pp $518	-0.5pp $495	base $471	+0.5pp $446	+1.0pp $421

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: $23,725
• Closing costs: $2,847
• 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	0.58mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	21d	1	0.64mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	21d	1	0.69mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$1,940	$1.75	14d	27	0.78mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	21d	1	0.96mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	21d	1	1.10mi
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	21d	1	1.23mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	21d	1	1.32mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 24 events

1. 2026-06-18
   days on market $94,900 Active 337 DOM
2. 2026-06-17
   days on market $94,900 Active 336 DOM
3. 2026-06-16
   days on market $94,900 Active 335 DOM
4. 2026-06-15
   days on market $94,900 Active 334 DOM
5. 2026-06-14
   days on market $94,900 Active 332 DOM
6. 2026-06-13
   days on market $94,900 Active 331 DOM
7. 2026-06-10
   days on market $94,900 Active 329 DOM
8. 2026-06-09
   days on market $94,900 Active 328 DOM
9. 2026-06-08
   days on market $94,900 Active 327 DOM
10. 2026-06-05
    days on market $94,900 Active 323 DOM
11. 2026-06-02
    days on market $94,900 Active 321 DOM
12. 2026-06-01
    days on market $94,900 Active 320 DOM
13. 2026-05-31
    days on market $94,900 Active 319 DOM
14. 2026-05-30
    days on market $94,900 Active 318 DOM
15. 2026-05-11
    price $94,900
16. 2026-03-24
    price $99,900
17. 2026-02-23
    price $104,900
18. 2026-01-07
    price $109,900
19. 2025-12-06
    status Active
20. 2025-11-25
    status Pending
21. 2025-10-14
    price $114,900
22. 2025-07-16
    status Active
23. 2025-07-15
    status Pending
24. 2025-07-04
    listed $119,000 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: $1,137 · $95/mo
• Projected year-2 tax: $1,137 · $95/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $27,023
• − Mortgage interest: −$5,316
• − Property taxes: −$1,137
• − Insurance: −$5,593
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − HOA: −$3,000
• − Depreciation: −$2,761
• Taxable income: $4,893
• Est. tax owed @ 24.0%: −$1,174
• After-tax cash flow: $4,472/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

-20.3% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $94,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $104,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-14 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-04 Listed $119,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $1,137 · +6.1% YoY. Source: county tax records.