102 Trout · Punta Gorda, FL 33950

$115,000

2 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 107 Days on market

Built 1977 5,087 sqft lot Est $146k · 21% under $298/mo HOA · 17% of rent ↓ 11% 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 +26.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• 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

Welcome to this charming 1977 double-wide Palm Harbor manufactured home offering 1,104 sq. ft. of turnkey living in Alligator Park, a highly desirable, pet-friendly, golf-cart-friendly, active 55+ resident-owned community. This beautifully maintained 2-bedroom, 2-bath home is move-in ready and includes the $60,000 park share in the price. Seller is also offering a 1-Year Home Warranty. Residents of Alligator Park enjoy an impressive array of amenities, including a community clubhouse, library, laundry facilities, shuffleboard courts, mailbox area, and golf-cart-friendly streets. The park is also home to a scenic 34-acre lake, ideal for catch-and-release fishing and non-motorized watercraft.

Key facts

• Community clubhouse
• Golf cart friendly
• Pet friendly

Tags

• PET FRIENDLY
• GOLF CART FRIENDLY
• COMMUNITY CLUBHOUSE
• SCENIC LAKE
• CATCH AND RELEASE FISHING
• NON MOTORIZED WATERCRAFT

Property features AI

Finance

• Other: Turnkey furnished; Home warranty included; Living area approximately 1,104; Located on a private maintained road; Directions available from US-41 South
• Financial info: Total monthly fees $298; total annual fees $3,576; Lease restrictions apply
• HOA & community: Has HOA with monthly fee of $298 (includes common area taxes, pool, grounds maintenance, management, private road, recreational facilities, sewer, trash, water); Association amenities: Clubhouse, Laundry, Maintenance, Pool, Recreation facilities, Shuffleboard court, Storage; Association approval required; Senior community; pets allowed with number limit; Community features: Clubhouse, Community mailbox, Golf carts allowed, Pool, Street lights, Special community restrictions

Exterior

• Parking: Carport with 2 spaces; Private maintained asphalt road access
• Utilities: Public water; Private sewer; Electricity connected; Water connected; Sewer connected; Cable available; Broadband/high-speed internet available
• Home design: Manufactured double-wide home; One story; Faces south; Residential property
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Built on a lot of approximately 0.12 acres
• Exterior features: Rain gutters; Storage; Lake access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Window treatments (blinds, double-pane windows)
• Laundry & utility: Washer and dryer included; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: crime A+, health & safety A+, housing B; 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.
• 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 soft (-0.1%/yr); 1004 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $145,728
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 N Mockingbird Unit A16	0.12mi	2/2.0	962 (-13%)	3mo	$127,000	$132	70

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: -4.6%
• Equity multiple: 0.84×
• Total profit: $-5,279
• Equity at exit: $17,147

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-331
• Equity at exit: $9,943

Cash invested: $32,200 (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: 1004
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$603
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$48
• HOA: −$298
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $289

Break-even live

Break-even rent $1,433

Max offer price $115,000

Occupancy floor 79%

Sensitivity live

Price	-10% $354	-5% $321	+0% $289	+5% $256	+10% $224
Rent	-10% $147	-5% $218	+0% $289	+5% $360	+10% $431
Rate	-1.0pp $347	-0.5pp $318	base $289	+0.5pp $259	+1.0pp $229

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	23d	1	0.12mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	23d	1	0.61mi
27851 Roanoke Cir Punta Gorda, FL	2.0	2.0	904	$1,650	$1.83	15d	1	0.72mi
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	23d	1	0.94mi
26162 Stillwater Cir Punta Gorda, FL	2.0	2.0	1266	$2,000	$1.58	23d	1	0.97mi
27205 Jones Loop Rd #45 Punta Gorda, FL	2.0	2.0	1400	$1,750	$1.25	23d	1	1.44mi

HOA detail

• Monthly dues: $298 · $3,576/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-22
   days on market $115,000 Active 107 DOM
2. 2026-06-18
   days on market $115,000 Active 104 DOM
3. 2026-06-17
   days on market $115,000 Active 103 DOM
4. 2026-06-16
   days on market $115,000 Active 102 DOM
5. 2026-06-15
   days on market $115,000 Active 101 DOM
6. 2026-06-14
   days on market $115,000 Active 99 DOM
7. 2026-06-13
   days on market $115,000 Active 98 DOM
8. 2026-06-10
   days on market $115,000 Active 96 DOM
9. 2026-06-09
   days on market $115,000 Active 95 DOM
10. 2026-06-08
    days on market $115,000 Active 94 DOM
11. 2026-06-07
    days on market $115,000 Active 93 DOM
12. 2026-06-05
    days on market $115,000 Active 90 DOM
13. 2026-06-03
    days on market $115,000 Active 89 DOM
14. 2026-06-02
    days on market $115,000 Active 88 DOM
15. 2026-06-01
    days on market $115,000 Active 87 DOM
16. 2026-05-31
    days on market $115,000 Active 86 DOM
17. 2026-05-30
    days on market $115,000 Active 85 DOM
18. 2026-05-22
    price $115,000
19. 2026-03-06
    listed $129,900 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: $2,197 · $183/mo
• Projected year-2 tax: $2,197 · $183/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $21,583
• − Mortgage interest: −$6,442
• − Property taxes: −$2,197
• − Insurance: −$575
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$3,576
• − Depreciation: −$3,345
• Taxable income: $1,994
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $2,987/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

-11.5% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $129,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+17.0%/yr

Latest (2025): $2,197 · +3.9% YoY. Source: county tax records.