6632 Jack St · Cleveland, FL 33982

$199,950

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 179 Days on market

Built 2006 7,500 sqft lot

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Why this score? — see what drove the C 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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• 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 MLS

Beautiful 2005 2 bedroom 2 bath home on land that you own. No land rent here! Survived Hurricane Ian like a champ! Featuring all 100% waterproof flooring, large crown mouldings, tall baseboards, all double pane windows including the slider doors that access the large fully enclosed back screened patio under roof. All new plumbing valves and fixtures. All switches and outlets are new and modern. Every light in this home is LED including exterior. New door handles on 6 panel interior doors. All new 2" window blinds. New ceiling fans. Completely repainted interior including baseboards, trim, doors, crown and ceilings (that are flat btw not popcorned or textured). Black kitchen appliances. Metal roof less than 2 years old (no damage at all from Ian unlike the shingled roof homes). Enormous attached carport to protect your vehicles (or boat). Attached large storage shed. Completely new septic system in 2021. Brand new Central A/C with heat in 2022. 10 minutes from downtown Punta Gorda where it's always the place to be both day and night. Close to Fishermen's Village, TT's Tiki Bar and Grill (free concerts), Charlotte Harbor boat ramp and all that Punta Gorda has to offer!

Key facts

• Inviting carport
• No flood required
• Vinyl flooring

Tags

• MOVE IN READY
• INVITING CARPORT
• BRIGHT OPEN FLOOR PLAN
• NO HOA FEES
• NO FLOOD REQUIRED
• VINYL FLOORING

Property features AI

Finance

• Other: Homestead exempt (yes); Zoned MHC (manufactured home community)
• Financial info: No lease restrictions indicated
• HOA & community: Association not indicated / no HOA listed; Pets allowed

Exterior

• Parking: Driveway; Carport (2 spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Electricity connected; Cable available; Broadband/high-speed internet available; Water connected
• Home design: Manufactured home (double wide); One-story; Facing southeast; Entry level: One
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Completed condition; Built as double wide
• Exterior features: Covered rear porch; Screened porch; Patio/porch lighting; Private mailbox; Rain gutters; Sliding doors; Shed(s); Paved lot; In-county location; Lot dimensions approximately 75 x 100

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room / dining room combo; Open floorplan; Solid surface counters; Thermostat; Vaulted ceilings; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Laundry closet; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (0.3% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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); 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 rising fast (+4.1%/yr); 1044 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 33% 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 $6k 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 179 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask is 12397% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $175,956 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
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: 1.00% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 8.4

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-14,517
• Equity at exit: $29,813

10-year hold

• IRR: 4.0%
• Equity multiple: 1.30×
• Total profit: $17,059
• Equity at exit: $17,288

Cash invested: $55,986 (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: 1044
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,994 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $245

Break-even live

Break-even rent $1,684

Max offer price $199,950

Occupancy floor 83%

Sensitivity live

Price	-10% $358	-5% $301	+0% $245	+5% $188	+10% $132
Rent	-10% $87	-5% $166	+0% $245	+5% $324	+10% $402
Rate	-1.0pp $346	-0.5pp $296	base $245	+0.5pp $193	+1.0pp $140

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: $49,988
• Closing costs: $5,998
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.18mi

Listing history 33 events

1. 2026-06-09
   days on market $199,950 Active 179 DOM
2. 2026-06-08
   days on market $199,950 Active 178 DOM
3. 2026-06-05
   days on market $199,950 Active 174 DOM
4. 2026-06-03
   days on market $199,950 Active 173 DOM
5. 2026-06-02
   days on market $199,950 Active 172 DOM
6. 2026-06-01
   days on market $199,950 Active 171 DOM
7. 2026-05-31
   days on market $199,950 Active 170 DOM
8. 2026-05-30
   days on market $199,950 Active 169 DOM
9. 2026-05-06
   listed $1,600
10. 2026-03-11
    price $199,950
11. 2025-12-12
    listed $220,000 Active
12. 2023-02-09
    soldstatus $211,500
13. 2023-02-06
    soldstatus $211,500 Closed 1192-char remark

    Show marketing remark (1192 chars)

    Beautiful 2005 2 bedroom 2 bath home on land that you own. No land rent here! Survived Hurricane Ian like a champ! Featuring all 100% waterproof flooring, large crown mouldings, tall baseboards, all double pane windows including the slider doors that access the large fully enclosed back screened patio under roof. All new plumbing valves and fixtures. All switches and outlets are new and modern. Every light in this home is LED including exterior. New door handles on 6 panel interior doors. All new 2" window blinds. New ceiling fans. Completely repainted interior including baseboards, trim, doors, crown and ceilings (that are flat btw not popcorned or textured). Black kitchen appliances. Metal roof less than 2 years old (no damage at all from Ian unlike the shingled roof homes). Enormous attached carport to protect your vehicles (or boat). Attached large storage shed. Completely new septic system in 2021. Brand new Central A/C with heat in 2022. 10 minutes from downtown Punta Gorda where it's always the place to be both day and night. Close to Fishermen's Village, TT's Tiki Bar and Grill (free concerts), Charlotte Harbor boat ramp and all that Punta Gorda has to offer!

14. 2023-01-09
    status Pending 1192-char remark

    Show marketing remark (1192 chars)

    Beautiful 2005 2 bedroom 2 bath home on land that you own. No land rent here! Survived Hurricane Ian like a champ! Featuring all 100% waterproof flooring, large crown mouldings, tall baseboards, all double pane windows including the slider doors that access the large fully enclosed back screened patio under roof. All new plumbing valves and fixtures. All switches and outlets are new and modern. Every light in this home is LED including exterior. New door handles on 6 panel interior doors. All new 2" window blinds. New ceiling fans. Completely repainted interior including baseboards, trim, doors, crown and ceilings (that are flat btw not popcorned or textured). Black kitchen appliances. Metal roof less than 2 years old (no damage at all from Ian unlike the shingled roof homes). Enormous attached carport to protect your vehicles (or boat). Attached large storage shed. Completely new septic system in 2021. Brand new Central A/C with heat in 2022. 10 minutes from downtown Punta Gorda where it's always the place to be both day and night. Close to Fishermen's Village, TT's Tiki Bar and Grill (free concerts), Charlotte Harbor boat ramp and all that Punta Gorda has to offer!

15. 2023-01-02
    listed $220,000 Active 1192-char remark

    Show marketing remark (1192 chars)

    Beautiful 2005 2 bedroom 2 bath home on land that you own. No land rent here! Survived Hurricane Ian like a champ! Featuring all 100% waterproof flooring, large crown mouldings, tall baseboards, all double pane windows including the slider doors that access the large fully enclosed back screened patio under roof. All new plumbing valves and fixtures. All switches and outlets are new and modern. Every light in this home is LED including exterior. New door handles on 6 panel interior doors. All new 2" window blinds. New ceiling fans. Completely repainted interior including baseboards, trim, doors, crown and ceilings (that are flat btw not popcorned or textured). Black kitchen appliances. Metal roof less than 2 years old (no damage at all from Ian unlike the shingled roof homes). Enormous attached carport to protect your vehicles (or boat). Attached large storage shed. Completely new septic system in 2021. Brand new Central A/C with heat in 2022. 10 minutes from downtown Punta Gorda where it's always the place to be both day and night. Close to Fishermen's Village, TT's Tiki Bar and Grill (free concerts), Charlotte Harbor boat ramp and all that Punta Gorda has to offer!

16. 2022-01-27
    soldstatus $130,000
17. 2022-01-26
    soldstatus $130,000 Closed 188-char remark

    Show marketing remark (188 chars)

    Property newly vacated! Adorable and centrally located 2 bedroom mobile home. Property has new flooring as of 12/2021. Property was built in 2005. Detached storage shed with large carport.

18. 2022-01-05
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Property newly vacated! Adorable and centrally located 2 bedroom mobile home. Property has new flooring as of 12/2021. Property was built in 2005. Detached storage shed with large carport.

19. 2022-01-03
    price $135,000 188-char remark

    Show marketing remark (188 chars)

    Property newly vacated! Adorable and centrally located 2 bedroom mobile home. Property has new flooring as of 12/2021. Property was built in 2005. Detached storage shed with large carport.

20. 2022-01-03
    status Active 188-char remark

    Show marketing remark (188 chars)

    Property newly vacated! Adorable and centrally located 2 bedroom mobile home. Property has new flooring as of 12/2021. Property was built in 2005. Detached storage shed with large carport.

21. 2021-12-16
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Property newly vacated! Adorable and centrally located 2 bedroom mobile home. Property has new flooring as of 12/2021. Property was built in 2005. Detached storage shed with large carport.

22. 2021-12-13
    status Active 188-char remark

    Show marketing remark (188 chars)

    Property newly vacated! Adorable and centrally located 2 bedroom mobile home. Property has new flooring as of 12/2021. Property was built in 2005. Detached storage shed with large carport.

23. 2021-08-11
    historical 188-char remark

    Show marketing remark (188 chars)

    Property newly vacated! Adorable and centrally located 2 bedroom mobile home. Property has new flooring as of 12/2021. Property was built in 2005. Detached storage shed with large carport.

24. 2021-08-11
    price $125,000 188-char remark

    Show marketing remark (188 chars)

    Property newly vacated! Adorable and centrally located 2 bedroom mobile home. Property has new flooring as of 12/2021. Property was built in 2005. Detached storage shed with large carport.

25. 2021-07-13
    price $123,500 188-char remark

    Show marketing remark (188 chars)

    Property newly vacated! Adorable and centrally located 2 bedroom mobile home. Property has new flooring as of 12/2021. Property was built in 2005. Detached storage shed with large carport.

26. 2021-06-29
    price $124,000 188-char remark

    Show marketing remark (188 chars)

    Property newly vacated! Adorable and centrally located 2 bedroom mobile home. Property has new flooring as of 12/2021. Property was built in 2005. Detached storage shed with large carport.

27. 2021-06-29
    price $12,400 188-char remark

    Show marketing remark (188 chars)

    Property newly vacated! Adorable and centrally located 2 bedroom mobile home. Property has new flooring as of 12/2021. Property was built in 2005. Detached storage shed with large carport.

28. 2021-06-21
    price $124,500 188-char remark

    Show marketing remark (188 chars)

    Property newly vacated! Adorable and centrally located 2 bedroom mobile home. Property has new flooring as of 12/2021. Property was built in 2005. Detached storage shed with large carport.

29. 2021-06-07
    listed $125,000 Active 188-char remark

    Show marketing remark (188 chars)

    Property newly vacated! Adorable and centrally located 2 bedroom mobile home. Property has new flooring as of 12/2021. Property was built in 2005. Detached storage shed with large carport.

30. 2021-05-19
    soldstatus $120,000
31. 2021-05-19
    soldstatus $179,800
32. 2005-03-17
    soldstatus $25,000
33. 1984-07-01
    soldstatus $22,500

ⓘ 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: $1,589 · $132/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$71/yr (+$6/mo · 4.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 94% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,932
• − Mortgage interest: −$11,200
• − Property taxes: −$1,589
• − Insurance: −$1,797
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$5,817
• Taxable loss: −$300
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $3,010/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
• 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

-92.9% since first listed

25 events — show timeline

• 2026-05-06 Listed for Rent $1,600 STELLARMLS
• 2026-03-11 Price Changed $199,950 Stellar MLS as Distributed by MLS Grid
• 2025-12-12 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-09 Sold (Public Records) $211,500 Public Records
• 2023-02-06 Sold (MLS) $211,500 Stellar MLS as Distributed by MLS Grid
• 2023-01-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-02 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-27 Sold (Public Records) $130,000 Public Records
• 2022-01-26 Sold (MLS) $130,000 FORTMLS
• 2022-01-05 Pending — FORTMLS
• 2022-01-03 Price Changed $135,000 FORTMLS
• 2022-01-03 Relisted — FORTMLS
• 2021-12-16 Pending — FORTMLS
• 2021-12-13 Relisted — FORTMLS
• 2021-08-11 Price Changed $125,000 FORTMLS
• 2021-08-11 Listing Removed — FORTMLS
• 2021-07-13 Price Changed $123,500 FORTMLS
• 2021-06-29 Price Changed $124,000 FORTMLS
• 2021-06-29 Price Changed $12,400 FORTMLS
• 2021-06-21 Price Changed $124,500 FORTMLS
• 2021-06-07 Listed $125,000 FORTMLS
• 2021-05-19 Sold (Public Records) $179,800 Public Records
• 2021-05-19 Sold (Public Records) $120,000 Public Records
• 2005-03-17 Sold (Public Records) $25,000 Public Records
• 1984-07-01 Sold (Public Records) $22,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,589 · -23.7% YoY. Source: county tax records.