3119 Sunny Harbor Dr · Cleveland, FL 33982

$129,900

2 bd · 1.0 ba · 714 sqft · Manufactured public records · 41 Days on market

Built 1983 3,513 sqft lot $175/mo HOA · 10% 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• 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

WATERFRONT LIVING AT ITS BEST LAND OWNERSHIP! NO LOT RENT! . Don’t miss this rare opportunity to own a beautifully remodeled 2 bedroom, 1-bath home in Pelican Harbor Mobile Home Estates, one of the area's most desirable 55+ waterfront communities. Perfect for boating, kayaking, and fishing enthusiasts, this property delivers the ultimate blend of comfort, convenience, and coastal lifestyle. Inside, the home offers 2 bedrooms and 1 bathroom with luxury vinyl plank flooring throughout for a modern, low-maintenance feel. The bright kitchen features new white cabinetry, new countertop, new appliances and large eat in kitchen. All new paint, appliances, washer/dryer and furniture included. Charming lanai to enjoy your coffee in the morning sunshine. Fish off the upgraded dock in your backyard on the canal. Community Perks: Updated clubhouse and heated/cooled pool, community activities, shuffleboard, horseshoes, bocce ball, and inclusive water, sewer, and trash services. Pelican Harbor has recently invested in upgrades including freshly repaved roads throughout the community, an updated water treatment plant, and an improved community center. Plus, enjoy FREE boat trailer/RV storage a rare and valuable amenity! Unbeatable Location: Minutes to downtown Punta Gorda for shopping and dining, close to Sunseeker Resort, Fishermen's Village, Punta Gorda Airport, and easy access to I-75. By boat, you're just minutes to the Peace River for incredible fishing and exploring. Don't miss this excellent opportunity to own your slice of paradise in one of SWFL's most sought-after waterfront communities.

Key facts

• No fixed bridges
• Private wood deck
• Canal front home

Tags

• CANAL FRONT HOME
• DIRECT ACCESS TO PEACE RIVER
• PRIVATE WOOD DECK
• DOCK INCLUDES ELECTRIC
• WATER ACCESS
• NO FIXED BRIDGES

Property features AI

Finance

• Other: Turnkey / furnished; Senior community; Pets allowed; Lease restrictions apply
• Financial info: Total monthly fees reported as $175; Total annual fees reported as $2,100
• HOA & community: HOA managed by Gateway Management; Monthly association fee of $175 (required); Association amenities: clubhouse, pool, recreation facilities; Association fee includes common area taxes, pool, escrow reserves, management, private road, recreational facilities, sewer, trash and water; Association approval required

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available
• Home design: Manufactured single-wide home; One story; Faces east
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as manufactured home
• Exterior features: Covered, enclosed rear and side porches; Other exterior features; Asphalt road access; Private maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Crown molding; Kitchen/family room combo; Split bedroom floor plan
• Laundry & utility: Washer included; Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $-11 ($-138/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (1.6% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: Sallie Jones Elementary School (math 75% / reading 74%, grade A, #230 of 2,144 statewide, top 12%, 694 students, 47% 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); 1037 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 30% 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 $898 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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.42% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.69%
• DSCR: 1.61
• GRM: 5.9

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: -14.5%
• Equity multiple: 0.47×
• Total profit: $-19,292
• Equity at exit: $19,369

10-year hold

• IRR: -2.7%
• Equity multiple: 0.80×
• Total profit: $-7,340
• Equity at exit: $11,231

Cash invested: $36,372 (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: 1037
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,839 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$175
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-11

Break-even live

Break-even rent $1,853

Max offer price $127,869

Occupancy floor 96%

Sensitivity live

Price	-10% $62	-5% $25	+0% $-11	+5% $-48	+10% $-85
Rent	-10% $-157	-5% $-84	+0% $-11	+5% $61	+10% $134
Rate	-1.0pp $54	-0.5pp $22	base $-11	+0.5pp $-45	+1.0pp $-79

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 Coquina Esplanade Punta Gorda, FL	1.0	1.0	576	$1,450	$2.52	22d	1	0.06mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: watersewertrashpool

Listing history 35 events

1. 2026-06-18
   days on market $129,900 Active 41 DOM
2. 2026-06-17
   days on market $129,900 Active 40 DOM
3. 2026-06-16
   days on market $129,900 Active 39 DOM
4. 2026-06-15
   days on market $129,900 Active 38 DOM
5. 2026-06-14
   days on market $129,900 Active 36 DOM
6. 2026-06-13
   days on market $129,900 Active 35 DOM
7. 2026-06-10
   days on market $129,900 Active 33 DOM
8. 2026-06-09
   days on market $129,900 Active 32 DOM
9. 2026-06-08
   days on market $129,900 Active 31 DOM
10. 2026-06-07
    days on market $129,900 Active 30 DOM
11. 2026-06-05
    days on market $129,900 Active 27 DOM
12. 2026-06-03
    days on market $129,900 Active 26 DOM
13. 2026-06-02
    days on market $129,900 Active 25 DOM
14. 2026-06-01
    days on market $129,900 Active 24 DOM
15. 2026-05-31
    days on market $129,900 Active 23 DOM
16. 2026-05-30
    days on market $129,900 Active 22 DOM
17. 2026-05-08
    listed $129,900 Active
18. 2026-01-09
    listed $134,500 Active 1615-char remark

    Show marketing remark (1615 chars)

    WATERFRONT LIVING AT ITS BEST LAND OWNERSHIP! NO LOT RENT! . Don’t miss this rare opportunity to own a beautifully remodeled 2 bedroom, 1-bath home in Pelican Harbor Mobile Home Estates, one of the area's most desirable 55+ waterfront communities. Perfect for boating, kayaking, and fishing enthusiasts, this property delivers the ultimate blend of comfort, convenience, and coastal lifestyle. Inside, the home offers 2 bedrooms and 1 bathroom with luxury vinyl plank flooring throughout for a modern, low-maintenance feel. The bright kitchen features new white cabinetry, new countertop, new appliances and large eat in kitchen. All new paint, appliances, washer/dryer and furniture included. Charming lanai to enjoy your coffee in the morning sunshine. Fish off the upgraded dock in your backyard on the canal. Community Perks: Updated clubhouse and heated/cooled pool, community activities, shuffleboard, horseshoes, bocce ball, and inclusive water, sewer, and trash services. Pelican Harbor has recently invested in upgrades including freshly repaved roads throughout the community, an updated water treatment plant, and an improved community center. Plus, enjoy FREE boat trailer/RV storage a rare and valuable amenity! Unbeatable Location: Minutes to downtown Punta Gorda for shopping and dining, close to Sunseeker Resort, Fishermen's Village, Punta Gorda Airport, and easy access to I-75. By boat, you're just minutes to the Peace River for incredible fishing and exploring. Don't miss this excellent opportunity to own your slice of paradise in one of SWFL's most sought-after waterfront communities.

19. 2025-10-31
    historical
20. 2025-08-11
    price $139,900
21. 2025-06-25
    price $145,900
22. 2025-05-09
    price $149,900
23. 2025-04-22
    listed $155,900 Active
24. 2024-03-11
    soldstatus $120,000 Closed
25. 2024-03-11
    soldstatus $120,000
26. 2024-02-13
    status Pending
27. 2024-01-22
    listed $130,000 Active
28. 2021-10-19
    soldstatus $70,000
29. 2014-11-17
    soldstatus $55,000 Sold
30. 2014-11-11
    status Pending
31. 2014-10-28
    historical Contingent - Inspections
32. 2014-09-02
    listed $57,500 Active
33. 2014-07-01
    historical
34. 2014-04-07
    price $57,500
35. 2013-12-29
    listed $59,900 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: $1,525 · $127/mo
• Projected year-2 tax: $1,525 · $127/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $22,062
• − Mortgage interest: −$7,276
• − Property taxes: −$1,525
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − HOA: −$2,100
• − Depreciation: −$3,779
• Taxable loss: −$1,916
• Est. tax savings @ 24.0%: +$460
• After-tax cash flow: $322/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

+116.9% since first listed

19 events — show timeline

• 2026-05-08 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Listed $134,500 Fizber.com
• 2025-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-11 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-25 Price Changed $145,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-09 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-22 Listed $155,900 Stellar MLS as Distributed by MLS Grid
• 2024-03-11 Sold (Public Records) $120,000 Public Records
• 2024-03-11 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-01-22 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-19 Sold (Public Records) $70,000 Public Records
• 2014-11-17 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-10-28 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-09-02 Listed $57,500 Stellar MLS as Distributed by MLS Grid
• 2014-07-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-07 Price Changed $57,500 Stellar MLS as Distributed by MLS Grid
• 2013-12-29 Listed $59,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2025): $1,525 · -11.9% YoY. Source: county tax records.