1154 Taffy Dr · Harbour Heights, FL 33982

$125,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 7 Days on market

Built 1986 0.38 ac 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

GREAT OPPORTUNITY FOR A VERY NICE AFFORDABLE HOME! This home comes with all the furniture - all ready for you to move in and add your special touches to make it your home. Newer Stainless appliances, - the Gas Kitchen Range is so convenient with a center griddle and 4 side burners. There is plenty of storage, spacious rooms, an inside laundry, and a 2 car carport with plenty of room for a golf cart. The Primary En-suit is equipped with a dressing table and mirrors, and double closets that extend the full width of the bedroom. The AC runs quietly, and has been maintained with regular inspections. You will appreciate the NEW Electric Water Heater; adding to your peace of mind. There is a Wate

Key facts

• Community pool
• Water softener
• Gas kitchen range

Tags

• GAS KITCHEN RANGE
• NEW ELECTRIC WATER HEATER
• WATER SOFTENER
• TWO SHEDS FOR EXTRA STORAGE
• COMMUNITY POOL

Property features AI

Finance

• Other: Property type: Residential (Modular Home); Lot size about 0.38 acres (110 x 151); Zoned MHC; Furnished; One well and one septic; Living area approximately 1,248 sq ft; Corner address: 1154 Taffy Dr
• HOA & community: Street lights in community; Pets allowed (cats and dogs), maximum pet weight 100 lbs

Exterior

• Parking: Covered parking; Golf cart parking; 1-car carport
• Security: Smoke detectors
• Utilities: Well water; Public sewer and septic tank; Electricity connected; Water connected; Fire hydrant access
• Home design: Residential double-wide modular home; Single-story; Attached; North-facing
• Construction: Metal frame construction; Metal roof; Crawlspace foundation; Built as completed modular home
• Exterior features: Private mailbox; Storage shed(s); Corner lot; Unpaved yard area; Asphalt road frontage; Public maintained road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater; Water softener
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Eat-in kitchen; Open floorplan; Thermostat; Window treatments (blinds)
• Laundry & utility: Inside laundry room with washer hookup; Washer included; Dryer included; Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 12.7% vs local median 4.0% in Harbour Heights — 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 64/100 on livability (#684 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: schools F, 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.
• Market conditions: Rents rising fast (+4.1%/yr); 1037 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% 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 $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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.48% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.88%
• DSCR: 2.02
• GRM: 5.6

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: 17.0%
• Equity multiple: 1.70×
• Total profit: $24,364
• Equity at exit: $18,638

10-year hold

• IRR: 26.3%
• Equity multiple: 3.42×
• Total profit: $84,810
• 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 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1037
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$656
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $667

Break-even live

Break-even rent $1,003

Max offer price $125,000

Occupancy floor 59%

Sensitivity live

Price	-10% $738	-5% $703	+0% $667	+5% $632	+10% $597
Rent	-10% $521	-5% $594	+0% $667	+5% $740	+10% $813
Rate	-1.0pp $730	-0.5pp $699	base $667	+0.5pp $635	+1.0pp $602

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Organ St Unit A Punta Gorda, FL	2.0	1.0	925	$1,350	$1.46	14d	1	0.81mi
29469 Peace River Shores Blvd Punta Gorda, FL	2.0	2.0	1045	$1,495	$1.43	22d	1	0.86mi
Organ St , FL	2.0	2.0	1000	$1,500	$1.50	22d	1	0.99mi
114 Organ St Punta Gorda, FL	2.0	2.0	1045	$1,495	$1.43	14d	1	1.15mi
18 Organ St Unit 18 Punta Gorda, FL	3.0	2.0	1200	$2,400	$2.00	14d	1	1.32mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $125,000 Pending 7 DOM
2. 2026-06-10
   days on market $125,000 Active 5 DOM
3. 2026-06-09
   days on market $125,000 Active 4 DOM
4. 2026-06-08
   days on market $125,000 Active 3 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $125,000 Active 2 DOM

ⓘ 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: $1,018 · $85/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$20/yr (+$2/mo · 2.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 56% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $22,175
• − Mortgage interest: −$7,002
• − Property taxes: −$1,018
• − Insurance: −$625
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$3,636
• Taxable income: $6,346
• Est. tax owed @ 24.0%: −$1,523
• After-tax cash flow: $6,486/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 — Harbour Heights

• Score: 64/100
• State rank: #684
• US rank: #14202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• 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

+66.9% since first listed

2 events — show timeline

• 2026-06-05 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2004-04-17 Listed $74,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $1,018 · -8.9% YoY. Source: county tax records.