10303 Burnt Store Rd #143 · Punta Gorda, FL 33950

$209,000

2 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 56 Days on market

Built 2005 4,382 sqft lot $281/mo HOA · 12% 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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +6.3/10.0
• 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 MLS

Charming two bedroom, two bath mobile home in one of the premier 55 plus community mobile home parks. The home has beautiful views from every window of Alligator Creek, a pristine creek bordering a state preserve that empties directly into Charlotte Harbor. Amenities include boat docks, boat ramp, boat storage, club house and park like atmosphere along the outside perimeter of the park that meanders along Alligator Creek for approximately one quarter of a mile. Dog friendly with weight limitations. A MUST SEE HOME!

Key facts

• Oversized closet
• Walk-in shower
• 4,382 sq ft lot

Tags

• WATERPROOF LAMINATE FLOORING
• STAINLESS STEEL APPLIANCES
• SOLID SURFACE COUNTERTOPS
• OVERSIZED CLOSET
• PRIVATE EN-SUITE BATHROOM
• WALK-IN SHOWER

Property features AI

Finance

• Other: Association amenities include clubhouse, pool, shuffleboard court
• Financial info: Lease restrictions apply
• HOA & community: HOA: Eagle Point - Jasmine (fee required; approval required); Monthly HOA approximately $281.80 (Quarterly fee listed as $845.39); HOA covers management, pool, private road, sewer, trash, water; Community clubhouse and pool; Shuffleboard court; Deed restrictions; buyer approval required; Senior community; Pets allowed (cats and dogs subject to limits)

Exterior

• Parking: Carport with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Manufactured double wide home; Single-story; Faces east
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Screened patio/porch; Awning(s); Exterior lighting; Creek view; Asphalt road access

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Solid surface counters; Thermostat; Smoke detector(s)
• Laundry & utility: Inside laundry room; Dryer; Tankless water heater; Water softener; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $209k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (9.9% below list).
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $188k (9.9% below list) — sets the bar for cash-flow.
• Cap rate 8.1% 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 37% 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 $6k 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 56 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago 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 $115k; list at $209k implies a 82% 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; extreme-heat days projected 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,295 (9.9% 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 56 days. Have you received any prior offers? Is the seller open to a 10% 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.13% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 7.4

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: -24.9%
• Equity multiple: 0.18×
• Total profit: $-47,871
• Equity at exit: $31,163

10-year hold

• IRR: -42.1%
• Equity multiple: -0.31×
• Total profit: $-76,496
• Equity at exit: $18,071

Cash invested: $58,520 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,355 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$87
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$281
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-117

Break-even live

Break-even rent $2,504

Max offer price $188,295

Occupancy floor 100%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26162 Stillwater Cir Punta Gorda, FL	2.0	2.0	1266	$2,000	$1.58	21d	1	0.66mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	21d	1	0.94mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	21d	1	0.96mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	21d	1	1.17mi
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	21d	1	1.21mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$1,940	$1.75	13d	27	1.28mi
3500 Mondovi Ct #811 Punta Gorda, FL	3.0	2.0	1596	$3,200	$2.01	21d	1	1.47mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	21d	1	1.48mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	21d	1	1.49mi

HOA detail

• Monthly dues: $281 · $3,372/yr

Listing history 25 events

1. 2026-06-18
   days on market $209,000 Active 56 DOM
2. 2026-06-17
   days on market $209,000 Active 55 DOM
3. 2026-06-16
   days on market $209,000 Active 54 DOM
4. 2026-06-15
   days on market $209,000 Active 53 DOM
5. 2026-06-14
   days on market $209,000 Active 51 DOM
6. 2026-06-13
   days on market $209,000 Active 50 DOM
7. 2026-06-10
   days on market $209,000 Active 48 DOM
8. 2026-06-09
   days on market $209,000 Active 47 DOM
9. 2026-06-08
   days on market $209,000 Active 46 DOM
10. 2026-06-07
    pricedays on market $209,000 Active 45 DOM
11. 2026-06-05
    days on market $214,500 Active 42 DOM
12. 2026-06-03
    days on market $214,500 Active 41 DOM
13. 2026-06-02
    days on market $214,500 Active 40 DOM
14. 2026-06-01
    days on market $214,500 Active 39 DOM
15. 2026-05-31
    days on market $214,500 Active 38 DOM
16. 2026-05-30
    days on market $214,500 Active 37 DOM
17. 2026-05-19
    price $214,500
18. 2026-04-23
    listed $219,000 Active
19. 2019-02-25
    soldstatus $115,000 Sold 520-char remark

    Show marketing remark (520 chars)

    Charming two bedroom, two bath mobile home in one of the premier 55 plus community mobile home parks. The home has beautiful views from every window of Alligator Creek, a pristine creek bordering a state preserve that empties directly into Charlotte Harbor. Amenities include boat docks, boat ramp, boat storage, club house and park like atmosphere along the outside perimeter of the park that meanders along Alligator Creek for approximately one quarter of a mile. Dog friendly with weight limitations. A MUST SEE HOME!

20. 2019-02-13
    status Pending 520-char remark

    Show marketing remark (520 chars)

    Charming two bedroom, two bath mobile home in one of the premier 55 plus community mobile home parks. The home has beautiful views from every window of Alligator Creek, a pristine creek bordering a state preserve that empties directly into Charlotte Harbor. Amenities include boat docks, boat ramp, boat storage, club house and park like atmosphere along the outside perimeter of the park that meanders along Alligator Creek for approximately one quarter of a mile. Dog friendly with weight limitations. A MUST SEE HOME!

21. 2018-12-04
    status Pending 520-char remark

    Show marketing remark (520 chars)

    Charming two bedroom, two bath mobile home in one of the premier 55 plus community mobile home parks. The home has beautiful views from every window of Alligator Creek, a pristine creek bordering a state preserve that empties directly into Charlotte Harbor. Amenities include boat docks, boat ramp, boat storage, club house and park like atmosphere along the outside perimeter of the park that meanders along Alligator Creek for approximately one quarter of a mile. Dog friendly with weight limitations. A MUST SEE HOME!

22. 2018-12-01
    historical 520-char remark

    Show marketing remark (520 chars)

    Charming two bedroom, two bath mobile home in one of the premier 55 plus community mobile home parks. The home has beautiful views from every window of Alligator Creek, a pristine creek bordering a state preserve that empties directly into Charlotte Harbor. Amenities include boat docks, boat ramp, boat storage, club house and park like atmosphere along the outside perimeter of the park that meanders along Alligator Creek for approximately one quarter of a mile. Dog friendly with weight limitations. A MUST SEE HOME!

23. 2018-09-20
    status Active 520-char remark

    Show marketing remark (520 chars)

    Charming two bedroom, two bath mobile home in one of the premier 55 plus community mobile home parks. The home has beautiful views from every window of Alligator Creek, a pristine creek bordering a state preserve that empties directly into Charlotte Harbor. Amenities include boat docks, boat ramp, boat storage, club house and park like atmosphere along the outside perimeter of the park that meanders along Alligator Creek for approximately one quarter of a mile. Dog friendly with weight limitations. A MUST SEE HOME!

24. 2018-09-18
    status Pending 520-char remark

    Show marketing remark (520 chars)

    Charming two bedroom, two bath mobile home in one of the premier 55 plus community mobile home parks. The home has beautiful views from every window of Alligator Creek, a pristine creek bordering a state preserve that empties directly into Charlotte Harbor. Amenities include boat docks, boat ramp, boat storage, club house and park like atmosphere along the outside perimeter of the park that meanders along Alligator Creek for approximately one quarter of a mile. Dog friendly with weight limitations. A MUST SEE HOME!

25. 2018-08-26
    listed $124,900 Active 520-char remark

    Show marketing remark (520 chars)

    Charming two bedroom, two bath mobile home in one of the premier 55 plus community mobile home parks. The home has beautiful views from every window of Alligator Creek, a pristine creek bordering a state preserve that empties directly into Charlotte Harbor. Amenities include boat docks, boat ramp, boat storage, club house and park like atmosphere along the outside perimeter of the park that meanders along Alligator Creek for approximately one quarter of a mile. Dog friendly with weight limitations. A MUST SEE HOME!

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,735 · $145/mo
• Expected delta: +$688/yr (+$57/mo · 65.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 25 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: $28,264
• − Mortgage interest: −$11,707
• − Property taxes: −$1,047
• − Insurance: −$6,164
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − HOA: −$3,372
• − Depreciation: −$6,080
• Taxable loss: −$4,628
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $-296/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

• Census place: Punta Gorda, FL
• 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

+71.7% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $214,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-25 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-12-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-12-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-09-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-09-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-08-26 Listed $124,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-2.1%/yr

Latest (2025): $1,047 · +3.4% YoY. Source: county tax records.