15325 Mapletree Dr · Punta Gorda, FL 33955

$139,900

3 bd · 2.0 ba · 952 sqft · Manufactured public records · 32 Days on market

Built 2005 8,000 sqft lot

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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 +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 MLS

Rehab!! Investors!! Remodelers!! Being sold AS-IS! Vacant property, Interior flooring is compromised in areas and needs repair or replacement, use caution when touring. On it's own waterfront lot and close to Downtown Punta Gorda & Charlotte Harbor * Ideal Investor or Remodeler Project! * Ask about Seller Finance.

Key facts

• Metal roof
• Landscaping
• Deck

Tags

• METAL ROOF
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTER-TOPS
• DECK
• PATIO
• LANDSCAPING

Property features AI

Finance

• Other: Unfurnished; No CDD; Home warranty included

Exterior

• Parking: Off-street parking; Carport (1 space)
• Security: Security system
• Utilities: Well water; Private sewer; Electricity available
• Home design: Single-family residence; One story; Stilt/On piling foundation; Southeast facing
• Construction: Vinyl siding and frame construction; Metal roof; Built on piling/stilt foundation
• Exterior features: Deck; Front porch; Rear porch; Patio; Exterior lighting; Rain gutters; Sliding doors; Exterior storage; Shed(s); Level paved lot; Trees and landscaping; Pond waterfront with water access and water view (90 ft frontage)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Ice maker; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High ceilings; Living room/dining room combo; Open floorplan; Thermal windows
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $969 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: East Elementary School (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 761 students, 52% FRL); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: 1490 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 ($77k/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 $967 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $140k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.68% ✓
• Cap rate: 14.61%
• Cash-on-cash: 29.70%
• DSCR: 2.32
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $90,440
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15312 Mango Dr	0.09mi	3/2.0	960 (+1%)	5mo	$135,000	$141	90
15372 Mapletree Dr	0.09mi	2/2.0 (-1)	840 (-12%)	11mo	$80,000	$95	62
11322 Pineapple Rd	0.33mi	2/1.5 (-1)	1,056 (+11%)	10mo	$60,000	$57	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.00×
• Total profit: $39,053
• Equity at exit: $20,860

10-year hold

• IRR: 32.0%
• Equity multiple: 3.90×
• Total profit: $113,439
• Equity at exit: $12,096

Cash invested: $39,172 (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 33955

• Home prices YoY: -24.5%
• Active inventory: 1490
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,344 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $969

Break-even live

Break-even rent $1,117

Max offer price $139,900

Occupancy floor 54%

Sensitivity live

Price	-10% $1,049	-5% $1,009	+0% $969	+5% $930	+10% $890
Rent	-10% $784	-5% $877	+0% $969	+5% $1,062	+10% $1,155
Rate	-1.0pp $1,040	-0.5pp $1,005	base $969	+0.5pp $933	+1.0pp $896

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27851 Roanoke Cir Punta Gorda, FL	2.0	2.0	904	$1,650	$1.83	15d	1	0.83mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	22d	1	1.07mi

Listing history 39 events

1. 2026-06-22
   days on market $139,900 Active 32 DOM
2. 2026-06-18
   price $139,900 Active 29 DOM
3. 2026-06-18
   days on market $148,900 Active 29 DOM
4. 2026-06-17
   days on market $148,900 Active 28 DOM
5. 2026-06-16
   days on market $148,900 Active 27 DOM
6. 2026-06-15
   days on market $148,900 Active 26 DOM
7. 2026-06-14
   days on market $148,900 Active 24 DOM
8. 2026-06-13
   days on market $148,900 Active 23 DOM
9. 2026-06-10
   days on market $148,900 Active 21 DOM
10. 2026-06-09
    days on market $148,900 Active 20 DOM
11. 2026-06-08
    days on market $148,900 Active 19 DOM
12. 2026-06-07
    days on market $148,900 Active 18 DOM
13. 2026-06-05
    days on market $148,900 Active 15 DOM
14. 2026-06-03
    days on market $148,900 Active 14 DOM
15. 2026-06-02
    days on market $148,900 Active 13 DOM
16. 2026-06-01
    remarks 438-char remark
17. 2026-06-01
    pricedays on market $148,900 Active 12 DOM
18. 2026-05-31
    days on market $154,900 Active 11 DOM
19. 2026-05-30
    days on market $154,900 Active 10 DOM
20. 2026-05-20
    listed $154,900 Active
21. 2026-02-06
    soldstatus $52,500
22. 2026-02-05
    soldstatus $52,500 Closed 324-char remark

    Show marketing remark (324 chars)

    Rehab!! Investors!! Remodelers!! Being sold AS-IS! Vacant property, Interior flooring is compromised in areas and needs repair or replacement, use caution when touring. On it's own waterfront lot and close to Downtown Punta Gorda & Charlotte Harbor * Ideal Investor or Remodeler Project! * Ask about Seller Finance.

23. 2026-01-23
    status Pending 324-char remark

    Show marketing remark (324 chars)

    Rehab!! Investors!! Remodelers!! Being sold AS-IS! Vacant property, Interior flooring is compromised in areas and needs repair or replacement, use caution when touring. On it's own waterfront lot and close to Downtown Punta Gorda & Charlotte Harbor * Ideal Investor or Remodeler Project! * Ask about Seller Finance.

24. 2026-01-19
    listed $65,000 Active 324-char remark

    Show marketing remark (324 chars)

    Rehab!! Investors!! Remodelers!! Being sold AS-IS! Vacant property, Interior flooring is compromised in areas and needs repair or replacement, use caution when touring. On it's own waterfront lot and close to Downtown Punta Gorda & Charlotte Harbor * Ideal Investor or Remodeler Project! * Ask about Seller Finance.

25. 2022-03-03
    soldstatus $210,000
26. 2022-03-01
    soldstatus $210,000 Closed 1770-char remark

    Show marketing remark (1770 chars)

    Move in ready-NO HOA fees-Own your own land. Come check out this well maintained 3/2 home and step into your own tropical paradise with 80ft of water frontage. Home is set in a private location, yet just ten minutes to downtown Punta Gorda with quick access to I-75. A wheelchair accessible ramp surrounded by lush landscaping leads to your private front porch perfect for sipping your morning coffee. Double doors welcome you to the great room with a gorgeous wood accent wall overlooking the updated kitchen with granite countertops, solid wood cabinets, and center island with bar. Home offers split floor plan with laminate “wood” look flooring throughout which include a lifetime warranty. The master en-suite is spacious with a beautifully updated vanity and shower with custom stone tiles. The other side of home is complete with two guest rooms and their own full bathroom. One bedroom is currently used as office space overlooking the pool and the second guest suite features California built-in cabinetry. The home’s AC was completely updated in 2020 including the duct work and new screens and frames on all windows. The home has been well cared for and includes extra touches you won’t find in other mobile home such as extra insulation throughout, crown molding, custom lighting, 40’ well with iron filter, and customized painting. The true gem of this home is your backyard! A wooden deck overlooks the pool with new brick pavers surrounded by tropical palms and new landscaping leading you down to the water frontage-your private oasis. Fish, kayak, or just take in all nature has to offer. Shed is also tucked away for all your equipment. Furniture is optional, so you just pack your bags and move into your Florida getaway!

27. 2022-01-19
    status Pending 1770-char remark

    Show marketing remark (1770 chars)

    Move in ready-NO HOA fees-Own your own land. Come check out this well maintained 3/2 home and step into your own tropical paradise with 80ft of water frontage. Home is set in a private location, yet just ten minutes to downtown Punta Gorda with quick access to I-75. A wheelchair accessible ramp surrounded by lush landscaping leads to your private front porch perfect for sipping your morning coffee. Double doors welcome you to the great room with a gorgeous wood accent wall overlooking the updated kitchen with granite countertops, solid wood cabinets, and center island with bar. Home offers split floor plan with laminate “wood” look flooring throughout which include a lifetime warranty. The master en-suite is spacious with a beautifully updated vanity and shower with custom stone tiles. The other side of home is complete with two guest rooms and their own full bathroom. One bedroom is currently used as office space overlooking the pool and the second guest suite features California built-in cabinetry. The home’s AC was completely updated in 2020 including the duct work and new screens and frames on all windows. The home has been well cared for and includes extra touches you won’t find in other mobile home such as extra insulation throughout, crown molding, custom lighting, 40’ well with iron filter, and customized painting. The true gem of this home is your backyard! A wooden deck overlooks the pool with new brick pavers surrounded by tropical palms and new landscaping leading you down to the water frontage-your private oasis. Fish, kayak, or just take in all nature has to offer. Shed is also tucked away for all your equipment. Furniture is optional, so you just pack your bags and move into your Florida getaway!

28. 2022-01-06
    listed $211,000 Active 1770-char remark

    Show marketing remark (1770 chars)

    Move in ready-NO HOA fees-Own your own land. Come check out this well maintained 3/2 home and step into your own tropical paradise with 80ft of water frontage. Home is set in a private location, yet just ten minutes to downtown Punta Gorda with quick access to I-75. A wheelchair accessible ramp surrounded by lush landscaping leads to your private front porch perfect for sipping your morning coffee. Double doors welcome you to the great room with a gorgeous wood accent wall overlooking the updated kitchen with granite countertops, solid wood cabinets, and center island with bar. Home offers split floor plan with laminate “wood” look flooring throughout which include a lifetime warranty. The master en-suite is spacious with a beautifully updated vanity and shower with custom stone tiles. The other side of home is complete with two guest rooms and their own full bathroom. One bedroom is currently used as office space overlooking the pool and the second guest suite features California built-in cabinetry. The home’s AC was completely updated in 2020 including the duct work and new screens and frames on all windows. The home has been well cared for and includes extra touches you won’t find in other mobile home such as extra insulation throughout, crown molding, custom lighting, 40’ well with iron filter, and customized painting. The true gem of this home is your backyard! A wooden deck overlooks the pool with new brick pavers surrounded by tropical palms and new landscaping leading you down to the water frontage-your private oasis. Fish, kayak, or just take in all nature has to offer. Shed is also tucked away for all your equipment. Furniture is optional, so you just pack your bags and move into your Florida getaway!

29. 2021-06-25
    soldstatus $123,000
30. 2021-06-15
    soldstatus $123,000 Closed
31. 2021-05-02
    status Pending
32. 2021-04-29
    price $123,000
33. 2021-04-22
    listed $135,000 Active
34. 2015-03-02
    price $51,500
35. 2012-09-17
    listed $69,900
36. 2008-03-25
    soldstatus $52,000
37. 2008-02-20
    soldstatus $52,000
38. 2006-06-16
    soldstatus $24,000
39. 1984-12-01
    soldstatus $8,000

ⓘ 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: $1,085 · $90/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$76/yr (+$6/mo · 7.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $28,128
• − Mortgage interest: −$7,837
• − Property taxes: −$1,085
• − Insurance: −$700
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − Depreciation: −$4,070
• Taxable income: $9,936
• Est. tax owed @ 24.0%: −$2,385
• After-tax cash flow: $9,248/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): 12,399
• Household income: $76,943
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 226.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 5% Italian 3% Serbian 3%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -78.71%
• Current HPI: 242.9043
• Rent YoY: —
• 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

+1836.2% since first listed

20 events — show timeline

• 2026-05-20 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Sold (Public Records) $52,500 Public Records
• 2026-02-05 Sold (MLS) $52,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-03 Sold (Public Records) $210,000 Public Records
• 2022-03-01 Sold (MLS) $210,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-06 Listed $211,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-25 Sold (Public Records) $123,000 Public Records
• 2021-06-15 Sold (MLS) $123,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-29 Price Changed $123,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-22 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-02 Price Changed $51,500 FORTMLS
• 2012-09-17 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2008-03-25 Sold (Public Records) $52,000 Public Records
• 2008-02-20 Sold (MLS) $52,000 FORTMLS
• 2006-06-16 Sold (Public Records) $24,000 Public Records
• 1984-12-01 Sold (Public Records) $8,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,085 · -31.9% YoY. Source: county tax records.