10303 Burnt Store Rd #233 · Punta Gorda, FL 33950

$189,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 41 Days on market

Built 2005 2,995 sqft lot $291/mo HOA · 11% 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 +28.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Welcome to Sought-after Eagle Point, A Vibrant 55+ Co-Op Park with almost 250 homes, Picturesque Waterfront, Golf cart-friendly community Offering an Exceptional Lifestyle at an Incredible Value. Pride of ownership is evident in this Adrian Homes Charlotte Series Model 8523 Beautifully Rejuvenated 3-bedroom, 2-bath home Showcases a Modern Coastal Contemporary Design with Luxury vinyl flooring throughout. A Modernized Eat-In Kitchen Featuring Quartz counters, Upgraded Appliances and A Center Island. The Oversized Primary bath offers New Cabinetry, Granite counters, Double sinks, and Conveniently includes the Washer and Dryer. An Expansive Screened Front Porch Creates the Perfect space to R

Key facts

• Quartz counters
• Upgraded appliances
• Center island

Tags

• PICTURESQUE WATERFRONT
• GOLF CART-FRIENDLY COMMUNITY
• MODERNIZED EAT-IN KITCHEN
• QUARTZ COUNTERS
• UPGRADED APPLIANCES
• CENTER ISLAND

Property features AI

Finance

• Other: Partially furnished
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (fees required); Monthly HOA approximately $291.67 (Quarterly fee $875); HOA includes pool, sewer, water, trash, maintenance of grounds, management, private road, recreational facilities, escrow reserves; Community clubhouse and fitness center; Association-owned recreation, park, street lights; Buyer approval required; Deed restrictions; Golf carts allowed; Pets allowed with weight limit (up to 30 lbs); Senior community

Exterior

• Parking: Covered parking; Carport (2 spaces); Golf cart parking; Oversized parking; Workshop in garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Broadband/High-speed internet available; Public utilities
• Home design: Manufactured double-wide home; One level; North-facing entry
• Construction: Metal frame construction; Shingle roof; Crawlspace foundation; Built as a manufactured home (double wide)
• Exterior features: Deck; Patio; Porch; Screened porch; Storage; Mature landscaping; Boat ramp (private); Fishing pier; Creek access (Alligator Creek); Outside bath access to pool

Interior

• Kitchen: Convection oven; Range; Dishwasher; Refrigerator; Kitchen reverse osmosis system; Water filtration system
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Smoke detector(s)
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 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); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents soft (-0.1%/yr); 999 active listings in the ZIP; 10 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 40% 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 41 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5k; list at $189k implies a 3680% 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 $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 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: 1.36% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• GRM: 6.1

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: -15.1%
• Equity multiple: 0.48×
• Total profit: $-27,359
• Equity at exit: $28,181

10-year hold

• IRR: -15.7%
• Equity multiple: 0.28×
• Total profit: $-37,936
• Equity at exit: $16,341

Cash invested: $52,920 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,566 high
• Mortgage (P&I): −$991
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$291
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $163

Break-even live

Break-even rent $2,359

Max offer price $189,000

Occupancy floor 89%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.65mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	21d	1	0.80mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	21d	1	0.83mi
9489 Turtle Grass Cir Punta Gorda, FL	4.0	2.0	1828	$2,500	$1.37	13d	1	0.98mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	21d	1	1.05mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$2,275	$2.06	13d	27	1.13mi
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	21d	1	1.25mi
3500 Mondovi Ct #811 Punta Gorda, FL	3.0	2.0	1596	$3,200	$2.01	21d	1	1.35mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	21d	1	1.43mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	21d	1	1.47mi

HOA detail

• Monthly dues: $291 · $3,492/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-18
   days on market $189,000 Active 41 DOM
2. 2026-06-17
   pricedays on market $189,000 Active 40 DOM
3. 2026-06-16
   days on market $199,000 Active 39 DOM
4. 2026-06-15
   days on market $199,000 Active 38 DOM
5. 2026-06-14
   days on market $199,000 Active 36 DOM
6. 2026-06-13
   days on market $199,000 Active 35 DOM
7. 2026-06-10
   days on market $199,000 Active 33 DOM
8. 2026-06-09
   days on market $199,000 Active 32 DOM
9. 2026-06-08
   days on market $199,000 Active 31 DOM
10. 2026-06-07
    days on market $199,000 Active 30 DOM
11. 2026-06-05
    days on market $199,000 Active 27 DOM
12. 2026-06-03
    days on market $199,000 Active 26 DOM
13. 2026-06-02
    days on market $199,000 Active 25 DOM
14. 2026-06-01
    days on market $199,000 Active 24 DOM
15. 2026-05-31
    days on market $199,000 Active 23 DOM
16. 2026-05-30
    days on market $199,000 Active 22 DOM
17. 2026-05-08
    listed $199,000 Active
18. 2005-03-07
    soldstatus $5,000

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,569 · $131/mo
• Expected delta: +$652/yr (+$54/mo · 71.2%)

ⓘ 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 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: $30,792
• − Mortgage interest: −$10,587
• − Property taxes: −$916
• − Insurance: −$6,064
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − HOA: −$3,492
• − Depreciation: −$5,498
• Taxable loss: −$691
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $2,127/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

+3880.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-07 Sold (Public Records) $5,000 Public Records

Property tax history

-3.3%/yr

Latest (2025): $916 · +3.5% YoY. Source: county tax records.