10100 Burnt Store Rd #27 · Punta Gorda, FL 33950

$125,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 185 Days on market

Built 2005 4,032 sqft lot Est $158k · 21% under $250/mo HOA · 10% of rent ↓ 10% 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

Meticulously maintained 3-bedroom, 2-bathroom gem with an open floor plan where the spacious living room flows seamlessly into the kitchen with central island, creating the perfect hub for daily living and entertaining. Inside laundry adds modern convenience, while the dedicated workshop—complete with its own laundry tub—is a dream for any DIY enthusiast or hobbyist. The living space extends outdoors to a massive screened-in lanai, ideal for an outdoor bar or hosting guests, which steps out onto a private bricked patio perfect for sunbathing or enjoying evening cocktails. Situated in the resident-owned, 55+ community of River Haven, this home offers more than just a place to liv

Key facts

• Open floor plan
• Clubhouse
• Community pool

Tags

• INSIDE LAUNDRY
• OPEN FLOOR PLAN
• WORKSHOP WITH LAUNDRY TUB
• BRICKED SEATING AREA
• COMMUNITY POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Workshop on property; Mature landscaping; Lot approximately 0.09 acres (about 0 to less than 1/4 acre)
• Financial info: Total monthly fees $250 (total annual fees $3,000)
• HOA & community: River Haven MHP association with required monthly fee of $250; Association amenities include clubhouse, pool, and shuffleboard court; Association fee covers common area taxes, pool, escrow reserves, grounds maintenance, trash, and water; Senior community; Pets allowed with restrictions (breed restrictions, cats OK, dogs OK, number limit); Deed restrictions; Golf carts permitted

Exterior

• Parking: Covered parking; Driveway; 2-space carport
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Manufactured double wide; Single-story; North-facing; Completed condition; Homestead eligible
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Covered patio; Patio; Porch; Screened porch; Side porch; Exterior storage; Paved lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Walk-in closet(s); Inside utility room
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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 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).
• This rent runs 39% 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 $864 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.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (10%) 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; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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: 1.98% ✓
• Cap rate: 14.35%
• Cash-on-cash: 28.77%
• DSCR: 2.28
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $158,004
• 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	1,056 (-11%)	8mo	$140,000	$133	52

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-773
• Equity at exit: $18,638

10-year hold

• IRR: 3.5%
• Equity multiple: 1.20×
• Total profit: $7,002
• Equity at exit: $10,808

Cash invested: $35,000 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,472 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$250
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $413

Break-even live

Break-even rent $1,950

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $499	-5% $456	+0% $413	+5% $369	+10% $326
Rent	-10% $217	-5% $315	+0% $413	+5% $510	+10% $608
Rate	-1.0pp $475	-0.5pp $444	base $413	+0.5pp $380	+1.0pp $347

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.60mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	21d	1	0.61mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	21d	1	0.66mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$2,275	$2.06	14d	27	0.79mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	21d	1	0.92mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	21d	1	1.16mi
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	21d	1	1.26mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	21d	1	1.37mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 20 events

1. 2026-06-18
   days on market $125,000 Active 185 DOM
2. 2026-06-17
   days on market $125,000 Active 184 DOM
3. 2026-06-16
   days on market $125,000 Active 183 DOM
4. 2026-06-15
   days on market $125,000 Active 182 DOM
5. 2026-06-14
   days on market $125,000 Active 180 DOM
6. 2026-06-13
   days on market $125,000 Active 179 DOM
7. 2026-06-10
   days on market $125,000 Active 177 DOM
8. 2026-06-09
   days on market $125,000 Active 176 DOM
9. 2026-06-08
   days on market $125,000 Active 175 DOM
10. 2026-06-05
    days on market $125,000 Active 171 DOM
11. 2026-06-03
    days on market $125,000 Active 170 DOM
12. 2026-06-02
    days on market $125,000 Active 169 DOM
13. 2026-06-01
    days on market $125,000 Active 168 DOM
14. 2026-05-31
    days on market $125,000 Active 167 DOM
15. 2026-05-30
    days on market $125,000 Active 166 DOM
16. 2026-05-18
    price $125,000
17. 2026-04-29
    price $130,000
18. 2026-03-23
    status Active
19. 2026-03-15
    status Pending
20. 2025-12-07
    listed $139,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 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: $29,664
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$5,744
• − Repairs & maintenance: −$2,373
• − Management: −$2,373
• − HOA: −$3,000
• − Depreciation: −$3,636
• Taxable income: $3,661
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $4,072/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

-10.1% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-07 Listed $139,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-8.9%/yr

Latest (2025): $99 · +19.5% YoY. Source: county tax records.