2927 Coquina Esplanade · Cleveland, FL 33982

$159,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 57 Days on market

Built 2005 5,271 sqft lot $175/mo HOA · 8% of rent

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

LOCATION AND MOVE IN READY!!! BRING YOUR SUITCASE AND TOOTH BRUSH! FULLY FURNISHED AND ON YOUR OWN LAND!!! NO BUY IN OF SHARES!! This beautiful mobile home offers a split floor plan with 3 bedrooms and two baths! Built in 2005 meticulously maintained and fully furnished - your next home awaits! New roof in 2019. The split floor plan provides an open concept with the great room, kitchen and dining room located in the heart of the home. Primary suite is large and offers a walk in closet and large en suite bath. On the opposite side of the home is bedrooms two and three with another bath. The kitchen features real wood cabinets and is designed for ease of cooking. Sit at the raised breakfast bar and enjoy a snack or just visit with the cook. Take in your morning tea or coffee on the screened in front porch and a late afternoon drink on the covered deck while enjoying the golden sunsets. Visit the pool and rec area with friends and family. There is lots to play and do! Also offered is a fully equipped workshop for residents use. Your HOA dues include the water and sewer and trash is paid out of your property taxes. This home is centrally located and close to I-75 and US41. Close to world class fishing, fantastic boating, beautiful beaches, sparkling Gulf waters, tasty restaurants, great shopping and more! This gem of a park, Pelican Harbor Mobile Home Estates, even offers storage for your toys - RV's, Trailers, Boats, etc. Hurry, this truly will not last!!

Key facts

• 5,271 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Lease restrictions apply; Turnkey/furnished; Lot in a cul-de-sac on a private maintained, paved (asphalt) road; Chain link fencing; Direction facing: East; Total acreage: less than 1/4 acre
• HOA & community: Has HOA (Pelican Harbor Civic Assn/Gateway Management) with monthly fee of $175; Association covers common area taxes, pool, management, private road, sewer, trash and water; Association approval required; Community pool; Deed restrictions; Buyer approval required; Golf carts allowed; Street lights; Senior community; Pets allowed with number limits; Association amenities include pool and storage

Exterior

• Parking: Carport with 2 spaces
• Security: Security lights; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Cable available; Phone available
• Home design: Residential modular home (double wide); One story
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Completed condition
• Exterior features: Covered, enclosed and screened front porch; Porch; Hurricane shutters; Rain gutters; Storage shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Kitchen/family room combo; Open floorplan; Split bedroom layout; Vaulted ceilings; Walk-in closets; Window treatments; Double-pane windows; Shutters; Exhaust fan; Security lights; Smoke detectors
• Laundry & utility: Washer; Dryer; Laundry closet; Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.8% in Cleveland — 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 67/100 on livability (#574 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, 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); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 1037 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 37% of the median local income ($72k/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 57 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $127k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.42% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.62×
• Total profit: $-16,704
• Equity at exit: $23,707

10-year hold

• IRR: 1.7%
• Equity multiple: 1.13×
• Total profit: $5,777
• Equity at exit: $13,747

Cash invested: $44,520 (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 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1037
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,257 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$186 /mo · $2,236/yr
• Insurance: −$66
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$175
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $95

Break-even live

Break-even rent $2,137

Max offer price $159,000

Occupancy floor 91%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2921 Wilson Ave Punta Gorda, FL	2.0	1.0	832	$1,800	$2.16	13d	1	1.04mi
3234 Daytona Dr Punta Gorda, FL	3.0	2.0	1442	$2,500	$1.73	21d	1	1.46mi
27284 Sunnybrook Rd Punta Gorda, FL	2.0	1.0	1125	$1,499	$1.33	21d	1	1.46mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: watersewertrashpool

Listing history 25 events

1. 2026-06-18
   days on market $159,000 Active 57 DOM
2. 2026-06-17
   days on market $159,000 Active 56 DOM
3. 2026-06-16
   days on market $159,000 Active 55 DOM
4. 2026-06-15
   days on market $159,000 Active 54 DOM
5. 2026-06-14
   days on market $159,000 Active 52 DOM
6. 2026-06-13
   days on market $159,000 Active 51 DOM
7. 2026-06-10
   days on market $159,000 Active 49 DOM
8. 2026-06-09
   days on market $159,000 Active 48 DOM
9. 2026-06-08
   days on market $159,000 Active 47 DOM
10. 2026-06-07
    days on market $159,000 Active 46 DOM
11. 2026-06-05
    days on market $159,000 Active 43 DOM
12. 2026-06-03
    days on market $159,000 Active 42 DOM
13. 2026-06-02
    days on market $159,000 Active 41 DOM
14. 2026-06-01
    days on market $159,000 Active 40 DOM
15. 2026-05-31
    days on market $159,000 Active 39 DOM
16. 2026-05-30
    days on market $159,000 Active 38 DOM
17. 2026-04-22
    listed $159,000 Active
18. 2021-02-08
    soldstatus $127,000
19. 2021-02-04
    soldstatus $127,000 Sold 1478-char remark

    Show marketing remark (1478 chars)

    LOCATION AND MOVE IN READY!!! BRING YOUR SUITCASE AND TOOTH BRUSH! FULLY FURNISHED AND ON YOUR OWN LAND!!! NO BUY IN OF SHARES!! This beautiful mobile home offers a split floor plan with 3 bedrooms and two baths! Built in 2005 meticulously maintained and fully furnished - your next home awaits! New roof in 2019. The split floor plan provides an open concept with the great room, kitchen and dining room located in the heart of the home. Primary suite is large and offers a walk in closet and large en suite bath. On the opposite side of the home is bedrooms two and three with another bath. The kitchen features real wood cabinets and is designed for ease of cooking. Sit at the raised breakfast bar and enjoy a snack or just visit with the cook. Take in your morning tea or coffee on the screened in front porch and a late afternoon drink on the covered deck while enjoying the golden sunsets. Visit the pool and rec area with friends and family. There is lots to play and do! Also offered is a fully equipped workshop for residents use. Your HOA dues include the water and sewer and trash is paid out of your property taxes. This home is centrally located and close to I-75 and US41. Close to world class fishing, fantastic boating, beautiful beaches, sparkling Gulf waters, tasty restaurants, great shopping and more! This gem of a park, Pelican Harbor Mobile Home Estates, even offers storage for your toys - RV's, Trailers, Boats, etc. Hurry, this truly will not last!!

20. 2021-01-15
    status Pending 1478-char remark

    Show marketing remark (1478 chars)

    LOCATION AND MOVE IN READY!!! BRING YOUR SUITCASE AND TOOTH BRUSH! FULLY FURNISHED AND ON YOUR OWN LAND!!! NO BUY IN OF SHARES!! This beautiful mobile home offers a split floor plan with 3 bedrooms and two baths! Built in 2005 meticulously maintained and fully furnished - your next home awaits! New roof in 2019. The split floor plan provides an open concept with the great room, kitchen and dining room located in the heart of the home. Primary suite is large and offers a walk in closet and large en suite bath. On the opposite side of the home is bedrooms two and three with another bath. The kitchen features real wood cabinets and is designed for ease of cooking. Sit at the raised breakfast bar and enjoy a snack or just visit with the cook. Take in your morning tea or coffee on the screened in front porch and a late afternoon drink on the covered deck while enjoying the golden sunsets. Visit the pool and rec area with friends and family. There is lots to play and do! Also offered is a fully equipped workshop for residents use. Your HOA dues include the water and sewer and trash is paid out of your property taxes. This home is centrally located and close to I-75 and US41. Close to world class fishing, fantastic boating, beautiful beaches, sparkling Gulf waters, tasty restaurants, great shopping and more! This gem of a park, Pelican Harbor Mobile Home Estates, even offers storage for your toys - RV's, Trailers, Boats, etc. Hurry, this truly will not last!!

21. 2020-12-04
    listed $129,900 Active 1478-char remark

    Show marketing remark (1478 chars)

    LOCATION AND MOVE IN READY!!! BRING YOUR SUITCASE AND TOOTH BRUSH! FULLY FURNISHED AND ON YOUR OWN LAND!!! NO BUY IN OF SHARES!! This beautiful mobile home offers a split floor plan with 3 bedrooms and two baths! Built in 2005 meticulously maintained and fully furnished - your next home awaits! New roof in 2019. The split floor plan provides an open concept with the great room, kitchen and dining room located in the heart of the home. Primary suite is large and offers a walk in closet and large en suite bath. On the opposite side of the home is bedrooms two and three with another bath. The kitchen features real wood cabinets and is designed for ease of cooking. Sit at the raised breakfast bar and enjoy a snack or just visit with the cook. Take in your morning tea or coffee on the screened in front porch and a late afternoon drink on the covered deck while enjoying the golden sunsets. Visit the pool and rec area with friends and family. There is lots to play and do! Also offered is a fully equipped workshop for residents use. Your HOA dues include the water and sewer and trash is paid out of your property taxes. This home is centrally located and close to I-75 and US41. Close to world class fishing, fantastic boating, beautiful beaches, sparkling Gulf waters, tasty restaurants, great shopping and more! This gem of a park, Pelican Harbor Mobile Home Estates, even offers storage for your toys - RV's, Trailers, Boats, etc. Hurry, this truly will not last!!

22. 2012-11-30
    soldstatus $60,000 537-char remark

    Show marketing remark (537 chars)

    This fantastic Riverfront community is one where you own the land - not lease the land. The monthly fees are low and packed with value. This spacious 3 bedroom, 2 bath home is furnished and ready to move into! Enjoy the view and refreshing breezes fro the large 10X22 screened front porch. The large carport has room for your car and golf cart. The Pelican Harbor community features a large heated pool, shuffleboard court and recreation facility. There is a place to store your boat or trailer and a public boat ramp just down the road.

23. 2012-11-30
    soldstatus $60,000

    Show marketing remark (537 chars)

    This fantastic Riverfront community is one where you own the land - not lease the land. The monthly fees are low and packed with value. This spacious 3 bedroom, 2 bath home is furnished and ready to move into! Enjoy the view and refreshing breezes fro the large 10X22 screened front porch. The large carport has room for your car and golf cart. The Pelican Harbor community features a large heated pool, shuffleboard court and recreation facility. There is a place to store your boat or trailer and a public boat ramp just down the road.

24. 2010-05-10
    listed $64,900 537-char remark

    Show marketing remark (537 chars)

    This fantastic Riverfront community is one where you own the land - not lease the land. The monthly fees are low and packed with value. This spacious 3 bedroom, 2 bath home is furnished and ready to move into! Enjoy the view and refreshing breezes fro the large 10X22 screened front porch. The large carport has room for your car and golf cart. The Pelican Harbor community features a large heated pool, shuffleboard court and recreation facility. There is a place to store your boat or trailer and a public boat ramp just down the road.

25. 1998-07-20
    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: $2,236 · $186/mo
• Projected year-2 tax: $2,236 · $186/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,087
• − Mortgage interest: −$8,906
• − Property taxes: −$2,236
• − Insurance: −$5,914
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − HOA: −$2,100
• − Depreciation: −$4,625
• Taxable loss: −$1,028
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $1,390/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 — Cleveland

• Score: 67/100
• State rank: #574
• US rank: #10905

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, FL
• County: Charlotte County · 196,994 people
• City population: 57,035
• Metro: Punta Gorda, FL
• Population (ZIP): 13,006
• Household income: $72,443
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 43.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 7% Black 7%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 3% Iranian 3% Slovak 3%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Arabic 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: ▼ -5.25%
• Current HPI: 448.5895
• Rent YoY: ▲ 4.13%
• 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

+783.3% since first listed

9 events — show timeline

• 2026-04-22 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-08 Sold (Public Records) $127,000 Public Records
• 2021-02-04 Sold (MLS) $127,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-12-04 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2012-11-30 Sold (Public Records) $60,000 Public Records
• 2012-11-30 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2010-05-10 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 1998-07-20 Sold (Public Records) $18,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,236 · -13.4% YoY. Source: county tax records.