8200 Archie St · Grove City, FL 34224

$112,500

2 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 59 Days on market

Built 1985 1,456 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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BUYER’S FINANCING FELL THROUGH — Don’t miss your second chance to own this beautiful, spacious manufactured home in a great location. Homes like this don’t stay available for long!Ever wanted to relive the charm of the early 2000’s? Here’s your chance. This 2-bedroom, 2-bath home brings back the nostalgic interior style of the era but with the big ticket items already taken care of. The roof, plumbing, and HVAC have all been updated within the last 6 years, giving you peace of mind while you decide whether to keep the retro vibe or add your own modern touch. Sitting on a rare spacious lot in a quiet Englewood neighborhood, the property offers plenty of ou

Key facts

• Spacious lot
• Room for parking
• Updated roof

Tags

• UPDATED ROOF
• UPDATED PLUMBING
• UPDATED HVAC
• SPACIOUS LOT
• OUTDOOR SPACE
• ROOM FOR PARKING

Property features AI

Finance

• Other: Lot approximately 0.29 acres (0.25–0.5 acre range); Zoned MHC; No waterfront; Unfurnished
• HOA & community: Pets allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Manufactured double-wide home; One level; North-facing
• Construction: Vinyl siding; Shingle roof; Other foundation
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Cooktop
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; 3 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $112k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $109k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 2.8% in Grove City — 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 63/100 on livability (#713 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities 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); 734 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% of the median local income ($57k/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 $778 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $112k implies a 125% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,125 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.13%
• DSCR: 2.43
• GRM: 4.7

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,792
• Equity at exit: $16,774

10-year hold

• IRR: 7.8%
• Equity multiple: 1.49×
• Total profit: $15,297
• Equity at exit: $9,727

Cash invested: $31,500 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$590
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$47
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $417

Break-even live

Break-even rent $1,447

Max offer price $112,500

Occupancy floor 74%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4341 Placida Rd #5 Englewood, FL	2.0	2.0	1071	$1,350	$1.26	20d	1	0.17mi
4341 Placida Rd #6 Englewood, FL	2.0	2.0	1071	$1,450	$1.35	20d	1	0.17mi
8146 Saint Kitts Cir Englewood, FL	3.0	2.0	1635	$2,400	$1.47	20d	1	0.33mi
8787 Saint Kitts Cir Englewood, FL	3.0	2.0	1422	$2,300	$1.62	13d	1	0.60mi
8722 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,100	$1.48	20d	1	0.64mi
8716 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,500	$1.76	20d	1	0.64mi
8644 Saint Kitts Cir Englewood, FL	3.0	3.0	1849	$2,095	$1.13	20d	1	0.68mi
8613 Seasalt Loop Englewood, FL	3.0	2.0	1422	$3,650	$2.57	20d	1	0.70mi
3280 Holly Ave Englewood, FL	3.0	2.0	900	$3,300	$3.67	20d	1	0.73mi
1950 Nebraska Ave Englewood, FL	2.0	2.0	1325	$3,536	$2.67	20d	1	0.74mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	13d	1	1.14mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,126	$1.10	13d	1	1.21mi
278 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	1138	$1,625	$1.43	20d	1	1.23mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	20d	1	1.24mi
260 Rotonda Blvd W Unit 2 Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	20d	1	1.28mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	20d	1	1.31mi
284 Rotonda Blvd W Rotonda West, FL	2.0	2.0	897	$1,475	$1.64	20d	1	1.31mi
309 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	960	$1,450	$1.51	20d	1	1.34mi
1915 Pennsylvania Ave Englewood, FL	2.0	2.0	1394	$7,500	$5.38	20d	1	1.47mi

Listing history 25 events

1. 2026-06-18
   days on market $112,500 Active 59 DOM
2. 2026-06-17
   days on market $112,500 Active 58 DOM
3. 2026-06-16
   days on market $112,500 Active 57 DOM
4. 2026-06-15
   days on market $112,500 Active 56 DOM
5. 2026-06-14
   pricedays on market $112,500 Active 54 DOM
6. 2026-06-13
   days on market $117,500 Active 53 DOM
7. 2026-06-10
   days on market $117,500 Active 51 DOM
8. 2026-06-09
   days on market $117,500 Active 50 DOM
9. 2026-06-08
   days on market $117,500 Active 49 DOM
10. 2026-06-07
    days on market $117,500 Active 48 DOM
11. 2026-06-05
    days on market $117,500 Active 45 DOM
12. 2026-06-03
    days on market $117,500 Active 44 DOM
13. 2026-06-03
    price $117,500 Active 43 DOM
14. 2026-06-02
    days on market $125,000 Active 43 DOM
15. 2026-06-01
    days on market $125,000 Active 42 DOM
16. 2026-05-31
    days on market $125,000 Active 41 DOM
17. 2026-05-30
    days on market $125,000 Active 40 DOM
18. 2026-05-18
    status Active
19. 2026-04-17
    status Pending
20. 2026-03-27
    status Active
21. 2026-03-24
    status Pending
22. 2026-03-17
    listed $125,000 Active
23. 2026-03-13
    soldstatus $50,000
24. 2002-03-07
    soldstatus $77,000
25. 2001-06-21
    soldstatus $68,000

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $952 · $79/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,691
• − Mortgage interest: −$6,302
• − Property taxes: −$952
• − Insurance: −$5,681
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$3,273
• Taxable income: $3,693
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $4,117/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 — Grove City

• Score: 63/100
• State rank: #713
• US rank: #15171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grove City, FL
• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 15,536
• Household income: $57,281
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 329.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% 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: ▼ -75.76%
• Current HPI: 325.0345
• Rent YoY: ▼ -0.11%
• 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

+83.8% since first listed

8 events — show timeline

• 2026-05-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Sold (Public Records) $50,000 Public Records
• 2002-03-07 Sold (Public Records) $77,000 Public Records
• 2001-06-21 Sold (Public Records) $68,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $952 · +4.8% YoY. Source: county tax records.