6533 Jack St · Cleveland, FL 33982

$255,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 140 Days on market

Built 2004 7,650 sqft lot $2/mo HOA

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Why this score? — see what drove the C 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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

Virtually Staged. Located in the Pine Acres community of Punta Gorda, 6533 Jack Street offers a rare combination of modern updates, lifestyle flexibility, and proximity to downtown — all in a non-flood zone with no HOA restrictions. This fully updated three-bedroom, two-bath home features a bright, open layout with luxury vinyl flooring, crown molding, and updated lighting throughout. The kitchen has been thoughtfully redesigned with quartz countertops, a deep farmhouse sink, newer appliances, and a touchscreen refrigerator, creating a functional and inviting space for everyday living and entertaining. The primary suite includes a fully updated bathroom with an oversized walk-in showe

Key facts

• Quartz countertops
• Non flood zone
• No hoa restrictions

Tags

• NON FLOOD ZONE
• NO HOA RESTRICTIONS
• LUXURY VINYL FLOORING
• CROWN MOLDING
• UPDATED LIGHTING
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Homestead exempt; Lot approximately 0.18 acre (102 x 75, asphalt road); Living area about 1,248 (public records)
• HOA & community: Has HOA (optional fee); HOA fee $30 annually ($2.50 monthly equivalent); Pets allowed

Exterior

• Parking: Boat parking; Driveway; Oversized parking; RV access/parking
• Utilities: Public water; Septic tank; Cable available; Electricity connected
• Home design: Manufactured double-wide home; Residential property; One story; North-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home (double wide)
• Exterior features: Patio; Awnings; Hurricane shutters; Exterior lighting; Private mailbox; Rain gutters; Outdoor storage

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator; Solid surface and stone countertops
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; Solid surface counters; Stone counters; Split bedroom floorplan; Thermostat; Walk-in closet(s); Window treatments (blinds, shades)
• Laundry & utility: Washer and dryer; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (5.1% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.8% in Cleveland — 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 67/100 on livability (#574 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, 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.
• Zoned schools: East Elementary School (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 761 students, 52% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 1037 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 40% 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 $2k of loan paydown is wiped out by about $8k 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 140 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $60k; list at $255k implies a 325% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 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?
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: 0.95% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.8

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-21,484
• Equity at exit: $38,021

10-year hold

• IRR: 2.8%
• Equity multiple: 1.21×
• Total profit: $14,835
• Equity at exit: $22,048

Cash invested: $71,400 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,420 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$106
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$2
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $268

Break-even live

Break-even rent $2,080

Max offer price $255,000

Occupancy floor 84%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2921 Wilson Ave Punta Gorda, FL	2.0	1.0	832	$1,800	$2.16	13d	1	1.32mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 19 events

1. 2026-06-18
   days on market $255,000 Active 140 DOM
2. 2026-06-17
   days on market $255,000 Active 139 DOM
3. 2026-06-16
   days on market $255,000 Active 138 DOM
4. 2026-06-15
   days on market $255,000 Active 137 DOM
5. 2026-06-14
   days on market $255,000 Active 135 DOM
6. 2026-06-13
   days on market $255,000 Active 134 DOM
7. 2026-06-10
   days on market $255,000 Active 132 DOM
8. 2026-06-09
   days on market $255,000 Active 131 DOM
9. 2026-06-08
   days on market $255,000 Active 130 DOM
10. 2026-06-05
    days on market $255,000 Active 126 DOM
11. 2026-06-03
    days on market $255,000 Active 125 DOM
12. 2026-06-02
    days on market $255,000 Active 124 DOM
13. 2026-05-31
    days on market $255,000 Active 123 DOM
14. 2026-05-30
    days on market $255,000 Active 122 DOM
15. 2026-01-28
    listed $255,000 Active
16. 2025-08-12
    historical
17. 2025-03-07
    price $263,000
18. 2024-11-09
    listed $265,000 Active
19. 2023-02-17
    soldstatus $60,000

ⓘ 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: $1,576 · $131/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$540/yr (+$45/mo · 34.3%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 96% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,038
• − Mortgage interest: −$14,284
• − Property taxes: −$1,576
• − Insurance: −$2,072
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − HOA: −$24
• − Depreciation: −$7,418
• Taxable loss: −$983
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $3,456/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 — Cleveland

• Score: 67/100
• State rank: #574
• US rank: #10905

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, FL
• 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

+325.0% since first listed

5 events — show timeline

• 2026-01-28 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-07 Price Changed $263,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-09 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-17 Sold (Public Records) $60,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,576 · -13.6% YoY. Source: county tax records.