6128 Padula St · Punta Gorda, FL 33950

$130,000

2 bd · 2.0 ba · 784 sqft · Manufactured public records · 88 Days on market

Built 2005 9,600 sqft lot

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

Welcome to 6128 Padula Street, a two bedroom, two bathroom split plan single wide manufacture home nestled in the Alta Vista community (no HOA or deed restrictions) in Punta Gorda. This charming property offers the epitome of Florida living this home providing ample space for comfortable living and entertaining. Outside, enjoy the lush vegetation and tranquil surroundings from the gated fenced backyard, perfect for enjoying the warm Florida weather year-round. Conveniently located near downtown historic Punta Gorda and the restaurants, boating fishing and amenities of the Charlotte Harbor, this home offers both convenience and serenity, making it an ideal choice for those seeking the quintessential Florida lifestyle. Don't miss the opportunity to make this your new home sweet home! Also would make a perfect rental as this could get 10% cap rate at $1350 a month.

Key facts

• Walk-in closet
• Central air and heat
• 0.22-acre lot

Tags

• 0.22-ACRE LOT
• SPLIT-BEDROOM FLOOR PLAN
• OPEN KITCHEN AND LIVING AREA
• WALK-IN CLOSET
• AMPLE STORAGE OPTIONS
• CENTRAL AIR AND HEAT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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); 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); 999 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $899 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $110k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.39% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.05%
• DSCR: 1.80
• GRM: 6.0

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: 6.2%
• Equity multiple: 1.23×
• Total profit: $8,524
• Equity at exit: $19,383

10-year hold

• IRR: 12.8%
• Equity multiple: 1.88×
• Total profit: $31,935
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $547

Break-even live

Break-even rent $1,112

Max offer price $130,000

Occupancy floor 65%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	20d	1	0.22mi
27851 Roanoke Cir Punta Gorda, FL	2.0	2.0	904	$1,650	$1.83	13d	1	0.70mi

Listing history 13 events

1. 2026-04-24
   status Pending
2. 2026-04-22
   price $130,000
3. 2026-01-26
   listed $115,000 Active
4. 2024-10-02
   soldstatus $110,000
5. 2024-09-30
   soldstatus $110,000 Closed 874-char remark

   Show marketing remark (874 chars)

   Welcome to 6128 Padula Street, a two bedroom, two bathroom split plan single wide manufacture home nestled in the Alta Vista community (no HOA or deed restrictions) in Punta Gorda. This charming property offers the epitome of Florida living this home providing ample space for comfortable living and entertaining. Outside, enjoy the lush vegetation and tranquil surroundings from the gated fenced backyard, perfect for enjoying the warm Florida weather year-round. Conveniently located near downtown historic Punta Gorda and the restaurants, boating fishing and amenities of the Charlotte Harbor, this home offers both convenience and serenity, making it an ideal choice for those seeking the quintessential Florida lifestyle. Don't miss the opportunity to make this your new home sweet home! Also would make a perfect rental as this could get 10% cap rate at $1350 a month.

6. 2024-09-12
   status Pending 874-char remark

   Show marketing remark (874 chars)

   Welcome to 6128 Padula Street, a two bedroom, two bathroom split plan single wide manufacture home nestled in the Alta Vista community (no HOA or deed restrictions) in Punta Gorda. This charming property offers the epitome of Florida living this home providing ample space for comfortable living and entertaining. Outside, enjoy the lush vegetation and tranquil surroundings from the gated fenced backyard, perfect for enjoying the warm Florida weather year-round. Conveniently located near downtown historic Punta Gorda and the restaurants, boating fishing and amenities of the Charlotte Harbor, this home offers both convenience and serenity, making it an ideal choice for those seeking the quintessential Florida lifestyle. Don't miss the opportunity to make this your new home sweet home! Also would make a perfect rental as this could get 10% cap rate at $1350 a month.

7. 2024-09-11
   status Active 874-char remark

   Show marketing remark (874 chars)

   Welcome to 6128 Padula Street, a two bedroom, two bathroom split plan single wide manufacture home nestled in the Alta Vista community (no HOA or deed restrictions) in Punta Gorda. This charming property offers the epitome of Florida living this home providing ample space for comfortable living and entertaining. Outside, enjoy the lush vegetation and tranquil surroundings from the gated fenced backyard, perfect for enjoying the warm Florida weather year-round. Conveniently located near downtown historic Punta Gorda and the restaurants, boating fishing and amenities of the Charlotte Harbor, this home offers both convenience and serenity, making it an ideal choice for those seeking the quintessential Florida lifestyle. Don't miss the opportunity to make this your new home sweet home! Also would make a perfect rental as this could get 10% cap rate at $1350 a month.

8. 2024-09-03
   status Pending 874-char remark

   Show marketing remark (874 chars)

   Welcome to 6128 Padula Street, a two bedroom, two bathroom split plan single wide manufacture home nestled in the Alta Vista community (no HOA or deed restrictions) in Punta Gorda. This charming property offers the epitome of Florida living this home providing ample space for comfortable living and entertaining. Outside, enjoy the lush vegetation and tranquil surroundings from the gated fenced backyard, perfect for enjoying the warm Florida weather year-round. Conveniently located near downtown historic Punta Gorda and the restaurants, boating fishing and amenities of the Charlotte Harbor, this home offers both convenience and serenity, making it an ideal choice for those seeking the quintessential Florida lifestyle. Don't miss the opportunity to make this your new home sweet home! Also would make a perfect rental as this could get 10% cap rate at $1350 a month.

9. 2024-05-22
   price $129,900 874-char remark

   Show marketing remark (874 chars)

   Welcome to 6128 Padula Street, a two bedroom, two bathroom split plan single wide manufacture home nestled in the Alta Vista community (no HOA or deed restrictions) in Punta Gorda. This charming property offers the epitome of Florida living this home providing ample space for comfortable living and entertaining. Outside, enjoy the lush vegetation and tranquil surroundings from the gated fenced backyard, perfect for enjoying the warm Florida weather year-round. Conveniently located near downtown historic Punta Gorda and the restaurants, boating fishing and amenities of the Charlotte Harbor, this home offers both convenience and serenity, making it an ideal choice for those seeking the quintessential Florida lifestyle. Don't miss the opportunity to make this your new home sweet home! Also would make a perfect rental as this could get 10% cap rate at $1350 a month.

10. 2024-03-13
    listed $135,000 Active 874-char remark

    Show marketing remark (874 chars)

    Welcome to 6128 Padula Street, a two bedroom, two bathroom split plan single wide manufacture home nestled in the Alta Vista community (no HOA or deed restrictions) in Punta Gorda. This charming property offers the epitome of Florida living this home providing ample space for comfortable living and entertaining. Outside, enjoy the lush vegetation and tranquil surroundings from the gated fenced backyard, perfect for enjoying the warm Florida weather year-round. Conveniently located near downtown historic Punta Gorda and the restaurants, boating fishing and amenities of the Charlotte Harbor, this home offers both convenience and serenity, making it an ideal choice for those seeking the quintessential Florida lifestyle. Don't miss the opportunity to make this your new home sweet home! Also would make a perfect rental as this could get 10% cap rate at $1350 a month.

11. 2001-05-30
    soldstatus $26,000
12. 1994-08-19
    soldstatus $19,500
13. 1984-05-01
    soldstatus $15,000

ⓘ 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: $1,709 · $142/mo
• Projected year-2 tax: $1,709 · $142/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) · 12% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,657
• − Mortgage interest: −$7,282
• − Property taxes: −$1,709
• − Insurance: −$650
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$3,782
• Taxable income: $4,768
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $5,424/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

+766.7% since first listed

13 events — show timeline

• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-02 Sold (Public Records) $110,000 Public Records
• 2024-09-30 Sold (MLS) $110,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-22 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2024-03-13 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2001-05-30 Sold (Public Records) $26,000 Public Records
• 1994-08-19 Sold (Public Records) $19,500 Public Records
• 1984-05-01 Sold (Public Records) $15,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $1,709 · -11.8% YoY. Source: county tax records.