15521 Sunkist Dr · Punta Gorda, FL 33955

$129,900

2 bd · 1.0 ba · 736 sqft · Manufactured public records · 139 Days on market

Built 1984 7,997 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

BRING ALL OFFERS! Fully renovated manufactured home in beautiful Punta Gorda right off of N. Tamiami Trail, 2 miles from I 75. This 2+Den home boasts new laminate flooring, custom cabinets, choose your granite counter tops, Stainless steel appliances and more. Centrally located mins from downtown Punta Gorda. 2 Miles from I75

Key facts

• Fully renovated
• Custom cabinets
• Centrally located

Tags

• FULLY RENOVATED
• NEW LAMINATE FLOORING
• CUSTOM CABINETS
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• CENTRALLY LOCATED

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story; Resale property; North-facing
• Construction: Wood siding; Metal roof
• Exterior features: Deck; Rectangular lot; South exposure

Interior

• Bedrooms: Den; Great room
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Family/Dining room; Living/Dining room; Separate shower; Shower only; Walk-in closet(s); Single-hung windows; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/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: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: 1481 active listings in the ZIP; 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 ($77k/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 $898 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 + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $55k; list at $130k implies a 136% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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: 1.59% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.34%
• DSCR: 2.13
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $69,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15381 Lime Dr	0.21mi	2/1.0	660 (-10%)	7mo	$60,000	$91	67
15372 Mapletree Dr	0.34mi	2/2.0	840 (+14%)	11mo	$80,000	$95	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 1.77×
• Total profit: $27,881
• Equity at exit: $19,369

10-year hold

• IRR: 27.2%
• Equity multiple: 3.40×
• Total profit: $87,316
• Equity at exit: $11,231

Cash invested: $36,372 (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 33955

• Home prices YoY: -24.5%
• Active inventory: 1481
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,068 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$130 /mo · $1,561/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $768

Break-even live

Break-even rent $1,095

Max offer price $129,900

Occupancy floor 58%

Sensitivity live

Price	-10% $842	-5% $805	+0% $768	+5% $731	+10% $695
Rent	-10% $605	-5% $686	+0% $768	+5% $850	+10% $931
Rate	-1.0pp $833	-0.5pp $801	base $768	+0.5pp $734	+1.0pp $700

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $129,900 Active 139 DOM
2. 2026-06-17
   days on market $129,900 Active 138 DOM
3. 2026-06-16
   days on market $129,900 Active 137 DOM
4. 2026-06-15
   days on market $129,900 Active 136 DOM
5. 2026-06-14
   days on market $129,900 Active 134 DOM
6. 2026-06-13
   days on market $129,900 Active 133 DOM
7. 2026-06-10
   days on market $129,900 Active 131 DOM
8. 2026-06-09
   days on market $129,900 Active 130 DOM
9. 2026-06-08
   days on market $129,900 Active 129 DOM
10. 2026-06-05
    days on market $129,900 Active 125 DOM
11. 2026-06-03
    days on market $129,900 Active 124 DOM
12. 2026-06-02
    days on market $129,900 Active 123 DOM
13. 2026-06-01
    days on market $129,900 Active 122 DOM
14. 2026-05-31
    days on market $129,900 Active 121 DOM
15. 2026-05-30
    days on market $129,900 Active 120 DOM
16. 2026-01-30
    listed $129,900 Active
17. 2025-10-31
    historical
18. 2025-10-05
    price $124,900
19. 2025-09-16
    price $127,900
20. 2025-08-26
    price $134,900
21. 2025-05-14
    price $149,900
22. 2025-04-25
    listed $154,900 Active
23. 2024-07-29
    soldstatus $55,000
24. 1993-04-20
    soldstatus $24,500
25. 1987-04-01
    soldstatus $26,000
26. 1984-03-01
    soldstatus $18,500

ⓘ 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: $1,561 · $130/mo
• Projected year-2 tax: $1,561 · $130/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 D · 0% 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: $24,812
• − Mortgage interest: −$7,276
• − Property taxes: −$1,561
• − Insurance: −$650
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$3,779
• Taxable income: $7,577
• Est. tax owed @ 24.0%: −$1,818
• After-tax cash flow: $7,399/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): 12,399
• Household income: $76,943
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 226.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 5% Italian 3% Serbian 3%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -78.71%
• Current HPI: 242.9043
• Rent YoY: —
• 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

+602.2% since first listed

11 events — show timeline

• 2026-01-30 Listed $129,900 FORTMLS
• 2025-10-31 Listing Removed — FORTMLS
• 2025-10-05 Price Changed $124,900 FORTMLS
• 2025-09-16 Price Changed $127,900 FORTMLS
• 2025-08-26 Price Changed $134,900 FORTMLS
• 2025-05-14 Price Changed $149,900 FORTMLS
• 2025-04-25 Listed $154,900 FORTMLS
• 2024-07-29 Sold (Public Records) $55,000 Public Records
• 1993-04-20 Sold (Public Records) $24,500 Public Records
• 1987-04-01 Sold (Public Records) $26,000 Public Records
• 1984-03-01 Sold (Public Records) $18,500 Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,561 · +11.8% YoY. Source: county tax records.