1308 Woodlawn Ave · Punta Gorda, FL 33950

$75,000

3 bd · 2.0 ba · 1,288 sqft · Manufactured public records · 281 Days on market

Built 1980 5,501 sqft lot Est $76k · at est.

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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 +8.1/15.0
• 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

BUYER MOTIVATED!!! REDUCED TO SELL QUICKLY. .. Yes, you read that right — just $75,000 for this spacious 3-bedroom, 2-bath manufactured home with over 1,500 square feet of living space and 100% land ownership! Step into a bright, open kitchen with nearly new appliances (less than a year old), a large indoor laundry room, and a cozy covered front patio. Mature landscaping offers wonderful privacy along one side of the home. Major updates include a 3-year-young roof and a 2-year-old hot water heater. Plus, the backyard shed sits on a poured concrete slab for added stability and utility. NO LOT RENT. No HOA. No deed restrictions. This means you can use your property however you choos

Key facts

• 3 year young roof
• Bright open kitchen
• Mature landscaping

Tags

• BRIGHT OPEN KITCHEN
• LARGE INDOOR LAUNDRY ROOM
• COZY COVERED FRONT PATIO
• MATURE LANDSCAPING
• 3 YEAR YOUNG ROOF
• 2 YEAR OLD HOT WATER HEATER

Property features AI

Finance

• Other: Located in a mobile home community (MHC); Property is homesteaded

Exterior

• Utilities: Public water; Septic tank sewer; Public utilities
• Home design: Manufactured double-wide home; Single-story; South-facing; Crawlspace foundation
• Construction: Vinyl siding; Membrane and metal roof
• Exterior features: Covered front porch; Patio; Awnings; Outdoor storage/shed

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $918 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.8% 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: Sallie Jones Elementary School (math 75% / reading 74%, grade A, #230 of 2,144 statewide, top 12%, 694 students, 47% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL).
• Market conditions: Rents soft (-0.1%/yr); 999 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $54k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $75k implies a 206% 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 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.24% ✓
• Cap rate: 27.81%
• Cash-on-cash: 76.85%
• DSCR: 4.42
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $75,992
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 Hickory Ave	0.09mi	3/2.0	1,188 (-8%)	1mo	$70,000	$59	82

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: 46.0%
• Equity multiple: 2.88×
• Total profit: $39,548
• Equity at exit: $11,183

10-year hold

• IRR: 50.1%
• Equity multiple: 4.98×
• Total profit: $83,595
• Equity at exit: $6,485

Cash invested: $21,000 (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: 2.6×

Monthly cashflow live

• Estimated rent: $2,428 high
• Mortgage (P&I): −$393
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $918

Break-even live

Break-even rent $1,266

Max offer price $75,000

Occupancy floor 57%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 E Ann St Punta Gorda, FL	1.0–2.0	1.0–2.0	1050	$1,700	$1.62	21d	1	0.67mi
317 E McKenzie St Punta Gorda, FL	2.0	2.0	1160	$1,675	$1.44	13d	1	0.70mi
2926 Vasco St Unit 112 Punta Gorda, FL	3.0	2.0	1329	$2,250	$1.69	21d	1	0.93mi
255 W End Dr Punta Gorda, FL	2.0–3.0	2.0	1559	$3,500	$2.24	21d	3	0.94mi
2921 Vasco St Unit B Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	0.94mi
301 W Henry St Punta Gorda, FL	1.0–2.0	1.0–2.0	830	$2,400	$2.89	21d	1	0.99mi
323 Dolphin Pkwy Punta Gorda, FL	2.0	2.0	1272	$2,100	$1.65	21d	1	0.99mi
240 W End Dr #611 Punta Gorda, FL	2.0	2.0	1306	$1,675	$1.28	21d	1	1.03mi
1306 McGregor St Punta Gorda, FL	2.0	2.0	900	$3,000	$3.33	21d	1	1.13mi
625 Pompano Ter Punta Gorda, FL	2.0	2.0	1220	$1,850	$1.52	21d	1	1.14mi
3320 Palm Dr Punta Gorda, FL	3.0	2.0	1703	$2,400	$1.41	21d	1	1.15mi
3025 Magnolia Way Punta Gorda, FL	2.0	2.0	1068	$2,500	$2.34	21d	1	1.16mi
2 Emden Cir Unit 1 Punta Gorda, FL	2.0	2.0	1800	$3,500	$1.94	21d	1	1.24mi
309 E Virginia Ave Punta Gorda, FL	3.0	3.5	1344	$3,000	$2.23	21d	1	1.24mi
601 Shreve St Punta Gorda, FL	2.0	2.0	1396	$3,500	$2.51	21d	3	1.27mi
327 Harvey St Punta Gorda, FL	2.0	2.0	1078	$4,995	$4.63	21d	1	1.30mi
1204 Spanish Cay Ln Unit A Punta Gorda, FL	2.0	2.0	1176	$1,495	$1.27	21d	1	1.33mi
3500 Mondovi Ct #811 Punta Gorda, FL	3.0	2.0	1596	$3,200	$2.01	21d	1	1.39mi
3004 Banyan Way Punta Gorda, FL	3.0	2.0	1522	$3,390	$2.23	21d	1	1.42mi
16 Freeman Ave Unit Reservation spot 2 Punta Gorda, FL	2.0	2.0	1375	$3,500	$2.55	21d	1	1.48mi
4020 Palm Dr Punta Gorda, FL	2.0	2.0	1228	$2,300	$1.87	21d	1	1.49mi

Listing history 19 events

1. 2026-05-30
   statusdays on market $75,000 Pending 281 DOM
2. 2026-04-30
   price $75,000
3. 2026-03-12
   price $78,000
4. 2026-03-04
   price $79,900
5. 2026-02-25
   price $87,000
6. 2026-02-11
   price $88,000
7. 2026-01-29
   price $90,000
8. 2026-01-27
   status Active
9. 2026-01-19
   status Pending
10. 2026-01-04
    price $95,000
11. 2025-12-15
    price $99,999
12. 2025-12-14
    status Active
13. 2025-12-04
    status Pending
14. 2025-09-21
    price $110,000
15. 2025-08-29
    price $116,000
16. 2025-08-21
    price $118,900
17. 2025-08-16
    price $119,900
18. 2025-08-03
    listed $129,000 Active
19. 1988-12-01
    soldstatus $24,500

ⓘ 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: $1,788 · $149/mo
• Projected year-2 tax: $1,788 · $149/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $29,140
• − Mortgage interest: −$4,201
• − Property taxes: −$1,788
• − Insurance: −$5,494
• − Repairs & maintenance: −$2,331
• − Management: −$2,331
• − Depreciation: −$2,182
• Taxable income: $10,813
• Est. tax owed @ 24.0%: −$2,595
• After-tax cash flow: $8,424/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

+206.1% since first listed

18 events — show timeline

• 2026-04-30 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $78,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $87,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $88,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-04 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Price Changed $99,999 Stellar MLS as Distributed by MLS Grid
• 2025-12-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-21 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $116,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-21 Price Changed $118,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-16 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-03 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 1988-12-01 Sold (Public Records) $24,500 Public Records

Property tax history

+12.7%/yr

Latest (2025): $1,788 · -9.5% YoY. Source: county tax records.