10100 Burnt Store Rd #51 · Punta Gorda, FL 33950

$89,750

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 257 Days on market

Built 2005 3,243 sqft lot Est $140k · 36% under $250/mo HOA · 11% of rent ↓ 46% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

RIVERHAVEN!! A Waterfront 55+ Community which offers Boating , Boat Storage, Fishing, Club house, Heated Pool & more! This 2005 Doublewide comes Fully FURNISHED and QUICK closing & OCCUPANCY. Located just a quick walk or golf cart ride to all amenities is exclusive to homeowners! Features include NEW LAMINATE FLOORING & CARPET THROGHOUT! Move in now with an opportunity to bring your vision & personality to the spacious floor plan with vaulted ceilings with lots of natural light . 2 bedrooms & 2 baths situated on a Private CORNER LOT next to an open space. MOST FURNISHINGS & ALL APPLICANCES (new washer & dryer) convey with sale. A Spacious kitchen

Key facts

• Boating
• Waterfront community
• Club house

Tags

• WATERFRONT COMMUNITY
• BOATING
• FISHING
• CLUB HOUSE
• HEATED POOL
• PRIVATE CORNER LOT

Property features AI

Finance

• Other: Furnished; Lease restrictions apply
• Financial info: Total monthly fees: $250; total annual fees: $3,000; Association fee required
• HOA & community: Monthly HOA $250 (includes pool, private road, escrow reserves fund); Association amenities: clubhouse, fitness center, pool, recreation facilities, shuffleboard court, cable TV; Association approval required; Buyer approval required; Deed restrictions; special community restrictions; golf carts allowed; Senior community; Pets allowed with breed restrictions

Exterior

• Parking: Driveway; Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water and sewer connected
• Home design: Manufactured home (double wide); One story; South facing; Completed condition; Corner lot, private, located in county
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation
• Exterior features: Covered, screened side porch; Awnings; Storage shed; In-ground pool with screen enclosure; On waterfront (creek) with bay/harbor and creek access; Bridges (fixed)

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floorplan with living/dining combo; Split bedroom layout; Vaulted ceilings; Walk-in closets; Window treatments
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% 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 $620 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $29k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,980 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 2.54% ✓
• Cap rate: 18.00%
• Cash-on-cash: 41.82%
• DSCR: 2.86
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $140,448
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3220 Acline Rd	0.50mi	3/2.0 (+1)	1,056 (0%)	8mo	$140,000	$133	65

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: 8.5%
• Equity multiple: 1.31×
• Total profit: $7,870
• Equity at exit: $13,382

10-year hold

• IRR: 12.9%
• Equity multiple: 1.79×
• Total profit: $19,852
• Equity at exit: $7,760

Cash invested: $25,130 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$471
• Tax from tax record: −$166 /mo · $1,990/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$250
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $449

Break-even live

Break-even rent $1,709

Max offer price $89,750

Occupancy floor 75%

Sensitivity live

Price	-10% $500	-5% $475	+0% $449	+5% $424	+10% $398
Rent	-10% $269	-5% $359	+0% $449	+5% $539	+10% $629
Rate	-1.0pp $494	-0.5pp $472	base $449	+0.5pp $426	+1.0pp $402

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: $22,438
• Closing costs: $2,692
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	22d	1	0.54mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	22d	1	0.59mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$1,940	$1.75	15d	27	0.64mi
26162 Stillwater Cir Punta Gorda, FL	2.0	2.0	1266	$2,000	$1.58	22d	1	0.71mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	22d	1	0.86mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	22d	1	1.15mi
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	22d	1	1.35mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	22d	1	1.42mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: waterpool

Listing history 31 events

1. 2026-06-18
   days on market $89,750 Active 257 DOM
2. 2026-06-17
   days on market $89,750 Active 256 DOM
3. 2026-06-16
   days on market $89,750 Active 255 DOM
4. 2026-06-15
   days on market $89,750 Active 254 DOM
5. 2026-06-14
   days on market $89,750 Active 252 DOM
6. 2026-06-13
   days on market $89,750 Active 251 DOM
7. 2026-06-10
   days on market $89,750 Active 249 DOM
8. 2026-06-09
   days on market $89,750 Active 248 DOM
9. 2026-06-08
   days on market $89,750 Active 247 DOM
10. 2026-06-05
    days on market $89,750 Active 243 DOM
11. 2026-06-02
    days on market $89,750 Active 241 DOM
12. 2026-06-01
    days on market $89,750 Active 240 DOM
13. 2026-05-31
    days on market $89,750 Active 239 DOM
14. 2026-05-30
    days on market $89,750 Active 238 DOM
15. 2026-04-25
    price $89,750
16. 2026-01-28
    price $99,950
17. 2025-12-01
    price $105,900
18. 2025-10-28
    price $114,750
19. 2025-10-04
    listed $118,500 Active
20. 2025-08-03
    historical
21. 2025-08-03
    historical
22. 2025-07-30
    status Active
23. 2025-07-30
    status Active
24. 2025-07-28
    historical
25. 2025-06-18
    price $119,000
26. 2025-05-29
    price $119,000
27. 2025-02-28
    listed $134,750 Active
28. 2025-01-29
    price $134,750
29. 2024-10-03
    price $149,750
30. 2024-07-15
    price $159,900
31. 2024-05-04
    listed $165,000 Active

ⓘ 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: $1,990 · $166/mo
• Projected year-2 tax: $1,990 · $166/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 5/10 Major
• 🌡 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: $27,335
• − Mortgage interest: −$5,027
• − Property taxes: −$1,990
• − Insurance: −$5,567
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − HOA: −$3,000
• − Depreciation: −$2,611
• Taxable income: $4,766
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $4,246/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

-45.6% since first listed

17 events — show timeline

• 2026-04-25 Price Changed $89,750 Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Price Changed $99,950 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Price Changed $105,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-28 Price Changed $114,750 Stellar MLS as Distributed by MLS Grid
• 2025-10-04 Listed $118,500 Stellar MLS as Distributed by MLS Grid
• 2025-08-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-03 Listing Removed — FORTMLS
• 2025-07-30 Relisted — FORTMLS
• 2025-07-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-28 Listing Removed — FORTMLS
• 2025-06-18 Price Changed $119,000 FORTMLS
• 2025-05-29 Price Changed $119,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-28 Listed $134,750 FORTMLS
• 2025-01-29 Price Changed $134,750 Stellar MLS as Distributed by MLS Grid
• 2024-10-03 Price Changed $149,750 Stellar MLS as Distributed by MLS Grid
• 2024-07-15 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-04 Listed $165,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+16.1%/yr

Latest (2025): $1,990 · +4828.2% YoY. Source: county tax records.