6108 Safford St · Punta Gorda, FL 33950

$169,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 202 Days on market

Built 2004 9,600 sqft lot

---

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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Under contract-accepting backup offers. Welcome to this beautifully mobile home with 4 bedrooms and 2 bathrooms. Step inside to discover a tastefully designed interior featuring elegant tile floors that flow seamlessly throughout the home. The open-concept layout creates a welcoming atmosphere, allowing for easy interaction between the living room, dining area, and kitchen. A recent roof replacement ensures worry-free living, while other updates completed a 3 years ago guarantee a modern and well-maintained dwelling. The house has a brand new 2025 AC and air ducts. No HOA , land comes with sale, property is bigger than tax record.

Key facts

• Elegant tile floors
• Land comes with sale
• Open-concept layout

Tags

• ELEGANT TILE FLOORS
• OPEN-CONCEPT LAYOUT
• RECENT ROOF REPLACEMENT
• LAND COMES WITH SALE

Property features AI

Finance

• Other: Lot zoned MHC; No waterfront; Total living area approximately 1,344 square feet
• HOA & community: No association approval required; No secondary association

Exterior

• Utilities: Public water; Septic tank; Electricity connected
• Home design: Manufactured double-wide home; Residential property; One level; Faces west
• Construction: Shingle roof; Other construction materials; Crawlspace foundation; Built on a 0.22-acre lot (approx. 80 x 120)
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Other interior features
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: schools A+, crime A+, health & safety A+; 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.
• Market conditions: Rents soft (-0.1%/yr); 999 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 32% of the median local income ($76k/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 $5k 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 202 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 11y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $170k implies a 750% 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; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-5,778
• Equity at exit: $25,333

10-year hold

• IRR: 2.6%
• Equity multiple: 1.16×
• Total profit: $7,647
• Equity at exit: $14,690

Cash invested: $47,572 (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: 999
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$891
• Tax from tax record: −$217 /mo · $2,603/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $435

Break-even live

Break-even rent $1,492

Max offer price $169,900

Occupancy floor 74%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	21d	1	0.19mi
9984 Spring Gulch Ln Punta Gorda, FL	3.0	2.0	1507	$1,849	$1.23	21d	1	0.42mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	21d	1	0.78mi
9489 Turtle Grass Cir Punta Gorda, FL	4.0	2.0	1828	$2,500	$1.37	13d	1	0.85mi
27851 Roanoke Cir Punta Gorda, FL	2.0	2.0	904	$1,650	$1.83	13d	1	0.89mi
26162 Stillwater Cir Punta Gorda, FL	2.0	2.0	1266	$2,000	$1.58	21d	1	0.92mi
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	21d	1	1.05mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$2,275	$2.06	13d	27	1.37mi
27205 Jones Loop Rd #45 Punta Gorda, FL	2.0	2.0	1400	$1,750	$1.25	21d	1	1.41mi

Listing history 45 events

1. 2026-05-14
   status Pending
2. 2026-04-28
   status Active
3. 2026-04-27
   status Pending
4. 2026-03-24
   price $169,900
5. 2026-03-17
   price $174,980
6. 2026-01-16
   price $174,990
7. 2026-01-07
   status Active
8. 2025-12-18
   historical
9. 2025-12-01
   price $184,990
10. 2025-11-17
    price $189,990
11. 2025-11-04
    status Active
12. 2025-10-31
    price $190,000
13. 2025-10-31
    historical
14. 2025-10-17
    price $195,000
15. 2025-09-29
    listed $185,000 Active
16. 2025-01-22
    historical
17. 2025-01-08
    status Active
18. 2024-12-27
    historical
19. 2024-12-02
    status Active
20. 2024-11-29
    historical
21. 2024-10-25
    price $187,900
22. 2024-10-02
    status Active
23. 2024-09-27
    historical
24. 2024-09-19
    price $186,900
25. 2024-09-06
    price $189,800
26. 2024-08-26
    status Active
27. 2024-08-23
    historical
28. 2024-08-19
    price $189,900
29. 2024-07-19
    price $199,000
30. 2024-06-18
    listed $209,900 Active
31. 2023-09-25
    historical
32. 2023-08-29
    status Active
33. 2023-08-25
    historical
34. 2023-08-04
    price $214,999
35. 2023-07-28
    listed $215,000 Active
36. 2017-02-23
    historical
37. 2016-09-07
    status Active
38. 2016-09-04
    historical
39. 2016-08-11
    price $115,900
40. 2016-05-13
    price $120,900
41. 2016-01-22
    price $125,900
42. 2015-11-26
    listed $99,900 Active
43. 2004-03-24
    soldstatus $20,000
44. 1997-05-01
    soldstatus $13,500
45. 1989-06-01
    soldstatus $18,000

ⓘ 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: $2,603 · $217/mo
• Projected year-2 tax: $2,603 · $217/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $24,511
• − Mortgage interest: −$9,517
• − Property taxes: −$2,603
• − Insurance: −$850
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$4,943
• Taxable income: $2,678
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $4,577/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

+843.9% since first listed

45 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $174,980 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $174,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Price Changed $184,990 Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Price Changed $189,990 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-12-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-25 Price Changed $187,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-19 Price Changed $186,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-06 Price Changed $189,800 Stellar MLS as Distributed by MLS Grid
• 2024-08-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-08-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-19 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-19 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-18 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-08-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-08-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-08-04 Price Changed $214,999 Stellar MLS as Distributed by MLS Grid
• 2023-07-28 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-09-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-09-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-08-11 Price Changed $115,900 Stellar MLS as Distributed by MLS Grid
• 2016-05-13 Price Changed $120,900 Stellar MLS as Distributed by MLS Grid
• 2016-01-22 Price Changed $125,900 Stellar MLS as Distributed by MLS Grid
• 2015-11-26 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2004-03-24 Sold (Public Records) $20,000 Public Records
• 1997-05-01 Sold (Public Records) $13,500 Public Records
• 1989-06-01 Sold (Public Records) $18,000 Public Records

Property tax history

+14.3%/yr

Latest (2025): $2,603 · -13.6% YoY. Source: county tax records.