5522 Swaying Palm · Cleveland, FL 33982

$259,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 16 Days on market

Built 1989 0.56 ac 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 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

Recently remodeled 3/2 on half an acre of land. 2200 sqft of living space. Every bedroom is large in size. Bonus room can be used as on office, playroom, or made into a mother-in-law room. Tucked far back from the road for quiet and privacy. Fenced in dog run with large shade trees. 2 car carport. Plenty of space for boats, RVs, etc. This house shows well. NOT IN A FLOOD ZONE. NO HOA. Make sure to check this out before making a buying decision. Call with any questions and for a showing today.

Key facts

• Fenced in dog run
• Remodeled
• Large shade trees

Tags

• REMODELED
• HALF AN ACRE
• BONUS ROOM
• FENCED IN DOG RUN
• LARGE SHADE TREES
• SPACE FOR BOATS

Property features AI

Finance

• Other: Unfurnished; Living area listed as 2,200 (public records); total building area 2,520; Universal property ID available
• HOA & community: No HOA/association

Exterior

• Parking: Carport with 2 spaces
• Utilities: Well water; Septic tank; Cable available; Electricity connected; Water connected; Publicly maintained asphalt road access
• Home design: Residential manufactured home (double wide); One level; Faces west
• Construction: Metal siding and frame construction; Metal and shingle roof; Crawlspace foundation; Built on a 0.55-acre lot (approximately 1/2 acre)
• Exterior features: Dog run; French doors; Private mailbox; Rain gutters; Storage

Interior

• Kitchen: Convection oven; Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Window treatments; Skylight
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $255k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 43% 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 $2k of loan paydown is wiped out by about $8k 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 16 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.
• Current owner paid $60k; list at $259k implies a 332% 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; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,115 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 8.3

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-11,490
• Equity at exit: $38,618

10-year hold

• IRR: 6.6%
• Equity multiple: 1.52×
• Total profit: $37,743
• Equity at exit: $22,394

Cash invested: $72,520 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,595 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$151 /mo · $1,817/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $433

Break-even live

Break-even rent $2,048

Max offer price $259,000

Occupancy floor 78%

Sensitivity live

Price	-10% $579	-5% $506	+0% $433	+5% $359	+10% $286
Rent	-10% $228	-5% $330	+0% $433	+5% $535	+10% $638
Rate	-1.0pp $563	-0.5pp $499	base $433	+0.5pp $366	+1.0pp $297

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-22
   days on market $259,000 Active 16 DOM
2. 2026-06-18
   days on market $259,000 Active 13 DOM
3. 2026-06-17
   days on market $259,000 Active 12 DOM
4. 2026-06-16
   days on market $259,000 Active 11 DOM
5. 2026-06-15
   days on market $259,000 Active 10 DOM
6. 2026-06-14
   days on market $259,000 Active 8 DOM
7. 2026-06-13
   days on market $259,000 Active 7 DOM
8. 2026-06-10
   days on market $259,000 Active 5 DOM
9. 2026-06-09
   days on market $259,000 Active 4 DOM
10. 2026-06-08
    days on market $259,000 Active 3 DOM
11. 2026-06-07
    remarks 497-char remark
12. 2026-06-07
    listed $259,000 Active 2 DOM

ⓘ 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: $1,817 · $151/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$332/yr (+$28/mo · 18.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 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: $31,144
• − Mortgage interest: −$14,508
• − Property taxes: −$1,817
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,492
• − Management: −$2,492
• − Depreciation: −$7,535
• Taxable income: $1,006
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $4,951/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

• 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

+2947.1% since first listed

21 events — show timeline

• 2026-06-05 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-29 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-14 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-05 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-28 Price Changed $274,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-27 Price Changed $284,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-10 Price Changed $289,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-08 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-01 Price Changed $309,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-16 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-01 Listed $329,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-06 Sold (Public Records) $60,000 Public Records
• 2001-05-04 Sold (Public Records) $15,000 Public Records
• 1994-09-01 Sold (Public Records) $8,500 Public Records

Property tax history

+12.5%/yr

Latest (2025): $1,817 · +0.4% YoY. Source: county tax records.