3024 Sunny Harbor Dr · Cleveland, FL 33982

$149,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 83 Days on market

Built 1985 3,930 sqft lot $175/mo HOA · 10% of rent

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.8/10.0
• 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

Waterfront Paradise in Pelican Harbor – Your Dream 55+ Oasis with Direct River & Gulf Access! Imagine waking up every morning to breathtaking waterfront views from your beautifully renovated, turn-key home in the highly sought-after Pelican Harbor 55+ community. This charming 2-bedroom, 2-bathroom residence has been thoughtfully updated with modern finishes throughout, creating a bright, fresh, and inviting space. You’ll love the convenience of an in-unit washer and dryer, while spray foam insulation delivers year-round comfort and impressive energy efficiency. The smart split-bedroom floor plan ensures privacy for you and your guests. Outside, a spacious covered lanai with extra storage offers the perfect spot to unwind, entertain, or simply soak in the stunning water views. Best of all? Your own seawall provides direct access to the river and the Gulf beyond — ideal for boating, fishing, or enjoying peaceful waterfront living. Pelican Harbor is packed with fantastic 55+ amenities, including a heated pool, a welcoming clubhouse with regular activities and social events, shuffleboard courts, horseshoes, bocce ball, and convenient RV, trailer, and boat storage. All of this comes with surprisingly low HOA fees that even include water, sewer, and trash! Ready to make this waterfront lifestyle yours? Don’t miss your chance to own this turn-key slice of paradise in Pelican Harbor.

Key facts

• Waterfront views
• Direct river access
• Seawall

Tags

• WATERFRONT VIEWS
• DIRECT RIVER ACCESS
• SEAWALL
• COVERED LANAI
• IN-UNIT WASHER AND DRYER
• SPRAY FOAM INSULATION

Property features AI

Finance

• Financial info: Total monthly HOA dues $175 (total annual $2,100); Property is turnkey/furnished status listed as turnkey
• HOA & community: Pelican Harbor association (monthly fee $175); Association amenities include clubhouse and pool; Association fees cover pool, water, sewer, trash, common area taxes, and escrow reserves; Association approval required; Senior community; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected
• Home design: Manufactured single wide home; Residential property; Completed condition; Faces east; One level
• Construction: Metal and vinyl siding; Membrane roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Sliding doors; Storage; Seawall; On waterfront (canal) with water access — brackish and saltwater; sailboat water; 40 feet of waterfront

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Mini-split cooling units
• Interior features: Cathedral ceilings; Eat-in kitchen; Kitchen/family room combo; Split bedroom floorplan; 7 total rooms
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (18.9% below list).
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $121k (18.9% below list) — sets the bar for cash-flow.
• Cap rate 8.4% 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, schools F, amenities 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 rising fast (+4.1%/yr); 1037 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 83 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $149k implies a 171% 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; 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 $120,913 (18.9% 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 83 days. Have you received any prior offers? Is the seller open to a 19% 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. 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 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.18% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 7.1

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: -21.8%
• Equity multiple: 0.24×
• Total profit: $-31,905
• Equity at exit: $22,216

10-year hold

• IRR: -11.4%
• Equity multiple: 0.26×
• Total profit: $-30,933
• Equity at exit: $12,883

Cash invested: $41,720 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$175
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-159

Break-even live

Break-even rent $1,959

Max offer price $120,913

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-117	+0% $-159	+5% $-201	+10% $-243
Rent	-10% $-298	-5% $-228	+0% $-159	+5% $-90	+10% $-20
Rate	-1.0pp $-84	-0.5pp $-121	base $-159	+0.5pp $-198	+1.0pp $-237

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 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
2921 Wilson Ave Punta Gorda, FL	2.0	1.0	832	$1,800	$2.16	15d	1	0.98mi
27284 Sunnybrook Rd Punta Gorda, FL	2.0	1.0	1125	$1,499	$1.33	22d	1	1.48mi

HOA detail

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

Listing history 40 events

1. 2026-06-18
   days on market $149,000 Active 83 DOM
2. 2026-06-17
   days on market $149,000 Active 82 DOM
3. 2026-06-16
   days on market $149,000 Active 81 DOM
4. 2026-06-15
   days on market $149,000 Active 80 DOM
5. 2026-06-14
   days on market $149,000 Active 78 DOM
6. 2026-06-13
   days on market $149,000 Active 77 DOM
7. 2026-06-10
   days on market $149,000 Active 75 DOM
8. 2026-06-09
   days on market $149,000 Active 74 DOM
9. 2026-06-08
   days on market $149,000 Active 73 DOM
10. 2026-06-07
    days on market $149,000 Active 72 DOM
11. 2026-06-05
    days on market $149,000 Active 69 DOM
12. 2026-06-03
    days on market $149,000 Active 68 DOM
13. 2026-06-02
    days on market $149,000 Active 67 DOM
14. 2026-06-01
    days on market $149,000 Active 66 DOM
15. 2026-05-31
    days on market $149,000 Active 65 DOM
16. 2026-05-30
    days on market $149,000 Active 64 DOM
17. 2026-05-17
    price $149,000 1428-char remark

    Show marketing remark (1428 chars)

    Waterfront Paradise in Pelican Harbor – Your Dream 55+ Oasis with Direct River & Gulf Access! Imagine waking up every morning to breathtaking waterfront views from your beautifully renovated, turn-key home in the highly sought-after Pelican Harbor 55+ community. This charming 2-bedroom, 2-bathroom residence has been thoughtfully updated with modern finishes throughout, creating a bright, fresh, and inviting space. You’ll love the convenience of an in-unit washer and dryer, while spray foam insulation delivers year-round comfort and impressive energy efficiency. The smart split-bedroom floor plan ensures privacy for you and your guests. Outside, a spacious covered lanai with extra storage offers the perfect spot to unwind, entertain, or simply soak in the stunning water views. Best of all? Your own seawall provides direct access to the river and the Gulf beyond — ideal for boating, fishing, or enjoying peaceful waterfront living. Pelican Harbor is packed with fantastic 55+ amenities, including a heated pool, a welcoming clubhouse with regular activities and social events, shuffleboard courts, horseshoes, bocce ball, and convenient RV, trailer, and boat storage. All of this comes with surprisingly low HOA fees that even include water, sewer, and trash! Ready to make this waterfront lifestyle yours? Don’t miss your chance to own this turn-key slice of paradise in Pelican Harbor.

18. 2026-05-17
    price $149,000

    Show marketing remark (1428 chars)

    Waterfront Paradise in Pelican Harbor – Your Dream 55+ Oasis with Direct River & Gulf Access! Imagine waking up every morning to breathtaking waterfront views from your beautifully renovated, turn-key home in the highly sought-after Pelican Harbor 55+ community. This charming 2-bedroom, 2-bathroom residence has been thoughtfully updated with modern finishes throughout, creating a bright, fresh, and inviting space. You’ll love the convenience of an in-unit washer and dryer, while spray foam insulation delivers year-round comfort and impressive energy efficiency. The smart split-bedroom floor plan ensures privacy for you and your guests. Outside, a spacious covered lanai with extra storage offers the perfect spot to unwind, entertain, or simply soak in the stunning water views. Best of all? Your own seawall provides direct access to the river and the Gulf beyond — ideal for boating, fishing, or enjoying peaceful waterfront living. Pelican Harbor is packed with fantastic 55+ amenities, including a heated pool, a welcoming clubhouse with regular activities and social events, shuffleboard courts, horseshoes, bocce ball, and convenient RV, trailer, and boat storage. All of this comes with surprisingly low HOA fees that even include water, sewer, and trash! Ready to make this waterfront lifestyle yours? Don’t miss your chance to own this turn-key slice of paradise in Pelican Harbor.

19. 2026-03-27
    listed $159,000 Active 1428-char remark

    Show marketing remark (1428 chars)

    Waterfront Paradise in Pelican Harbor – Your Dream 55+ Oasis with Direct River & Gulf Access! Imagine waking up every morning to breathtaking waterfront views from your beautifully renovated, turn-key home in the highly sought-after Pelican Harbor 55+ community. This charming 2-bedroom, 2-bathroom residence has been thoughtfully updated with modern finishes throughout, creating a bright, fresh, and inviting space. You’ll love the convenience of an in-unit washer and dryer, while spray foam insulation delivers year-round comfort and impressive energy efficiency. The smart split-bedroom floor plan ensures privacy for you and your guests. Outside, a spacious covered lanai with extra storage offers the perfect spot to unwind, entertain, or simply soak in the stunning water views. Best of all? Your own seawall provides direct access to the river and the Gulf beyond — ideal for boating, fishing, or enjoying peaceful waterfront living. Pelican Harbor is packed with fantastic 55+ amenities, including a heated pool, a welcoming clubhouse with regular activities and social events, shuffleboard courts, horseshoes, bocce ball, and convenient RV, trailer, and boat storage. All of this comes with surprisingly low HOA fees that even include water, sewer, and trash! Ready to make this waterfront lifestyle yours? Don’t miss your chance to own this turn-key slice of paradise in Pelican Harbor.

20. 2026-03-27
    listed $159,000 Active

    Show marketing remark (1428 chars)

    Waterfront Paradise in Pelican Harbor – Your Dream 55+ Oasis with Direct River & Gulf Access! Imagine waking up every morning to breathtaking waterfront views from your beautifully renovated, turn-key home in the highly sought-after Pelican Harbor 55+ community. This charming 2-bedroom, 2-bathroom residence has been thoughtfully updated with modern finishes throughout, creating a bright, fresh, and inviting space. You’ll love the convenience of an in-unit washer and dryer, while spray foam insulation delivers year-round comfort and impressive energy efficiency. The smart split-bedroom floor plan ensures privacy for you and your guests. Outside, a spacious covered lanai with extra storage offers the perfect spot to unwind, entertain, or simply soak in the stunning water views. Best of all? Your own seawall provides direct access to the river and the Gulf beyond — ideal for boating, fishing, or enjoying peaceful waterfront living. Pelican Harbor is packed with fantastic 55+ amenities, including a heated pool, a welcoming clubhouse with regular activities and social events, shuffleboard courts, horseshoes, bocce ball, and convenient RV, trailer, and boat storage. All of this comes with surprisingly low HOA fees that even include water, sewer, and trash! Ready to make this waterfront lifestyle yours? Don’t miss your chance to own this turn-key slice of paradise in Pelican Harbor.

21. 2025-10-26
    historical
22. 2025-10-26
    historical
23. 2025-07-16
    price $175,000
24. 2025-07-14
    price $175,000
25. 2025-04-25
    listed $189,000 Active
26. 2025-04-25
    listed $189,000 Active
27. 2024-12-07
    soldstatus $55,000 Closed
28. 2024-11-15
    status Pending
29. 2024-11-11
    listed $70,000 Active
30. 2024-09-30
    historical
31. 2024-07-05
    price $158,900
32. 2024-06-17
    price $174,900
33. 2024-03-21
    price $185,000
34. 2024-03-05
    price $199,900
35. 2024-02-22
    listed $209,900 Active
36. 2021-04-21
    soldstatus $130,000 Closed
37. 2021-04-21
    soldstatus $130,000
38. 2021-03-27
    status Pending
39. 2021-03-24
    listed $130,000 Active
40. 1985-05-01
    soldstatus $7,000

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$2/yr ($0/mo · 0.2%)

ⓘ 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: $21,097
• − Mortgage interest: −$8,346
• − Property taxes: −$1,235
• − Insurance: −$5,864
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − HOA: −$2,100
• − Depreciation: −$4,335
• Taxable loss: −$4,157
• Est. tax savings @ 24.0%: +$998
• After-tax cash flow: $-910/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

+2028.6% since first listed

24 events — show timeline

• 2026-05-17 Price Changed $149,000 FORTMLS
• 2026-05-17 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Listed $159,000 FORTMLS
• 2025-10-26 Listing Removed — FORTMLS
• 2025-10-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-16 Price Changed $175,000 FORTMLS
• 2025-07-14 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-25 Listed $189,000 FORTMLS
• 2025-04-25 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-07 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-11 Listed $70,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-05 Price Changed $158,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-17 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2024-03-21 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-05 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2024-02-22 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2021-04-21 Sold (Public Records) $130,000 Public Records
• 2021-04-21 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-24 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 1985-05-01 Sold (Public Records) $7,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,235 · -32.2% YoY. Source: county tax records.