10303 Burnt Store Rd #108 · Punta Gorda, FL 33950

$119,500

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 41 Days on market

Built 1973 $281/mo HOA

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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

Welcome to 10303 Burnt Store Rd #108 in the highly sought-after 55+ co-op community of Eagle Point, where comfort, updates, and Florida lifestyle come together beautifully. This spacious 2-bedroom, 2-bathroom doublewide offers 1,352 square feet of inviting living space with an open-concept design that flows effortlessly from the kitchen into the living room, dining area, and bright Florida room, creating the perfect setting for entertaining or simply relaxing at home. Waterproof laminate flooring runs throughout the entire home, complemented by drywall finishes and updated LED lighting for a clean, modern feel. The kitchen opens seamlessly to the main living areas, making the home feel ligh

Key facts

• Open-concept design
• Walk-in closet
• Updated led lighting

Tags

• OPEN-CONCEPT DESIGN
• WATERPROOF LAMINATE FLOORING
• UPDATED LED LIGHTING
• WALK-IN CLOSET
• PRIVATE ENSUITE BATHROOM
• NEWER MINI-SPLIT SYSTEMS

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Eagle Point HOA - Jasmine; Monthly HOA fee approximately $281.78 (quarterly association fee listed as $845.35); HOA approval required; HOA includes management, pool, sewer, trash and water; Community clubhouse and pool; Shuffleboard court; Senior community; Pets allowed (cats and dogs)

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Phone available; Broadband/High-speed internet available
• Home design: Mobile home (double wide); One story; East-facing entry
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built on a 0.09-acre lot
• Exterior features: Lighting; Rain gutters; Asphalt road access

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Mini-split cooling unit(s)
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Living room/dining room combo; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry located in kitchen

🏢 Co-op / cooperative unit. The $119,500 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: Rents soft (-0.1%/yr); 999 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% 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 $826 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 41 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $120k implies a 199% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,915 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.86% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.24%
• DSCR: 2.12
• GRM: 4.5

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: -6.6%
• Equity multiple: 0.77×
• Total profit: $-7,800
• Equity at exit: $17,818

10-year hold

• IRR: -4.3%
• Equity multiple: 0.78×
• Total profit: $-7,500
• Equity at exit: $10,332

Cash invested: $33,460 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,226 high
• Mortgage (P&I): −$627
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$281
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $277

Break-even live

Break-even rent $1,875

Max offer price $119,500

Occupancy floor 83%

Sensitivity live

Price	-10% $345	-5% $311	+0% $277	+5% $243	+10% $209
Rent	-10% $101	-5% $189	+0% $277	+5% $365	+10% $453
Rate	-1.0pp $337	-0.5pp $308	base $277	+0.5pp $246	+1.0pp $215

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: $29,875
• Closing costs: $3,585
• 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	22d	1	0.56mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	22d	1	0.87mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	22d	1	0.90mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	22d	1	1.13mi
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	22d	1	1.16mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$1,940	$1.75	15d	27	1.18mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	22d	1	1.36mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	22d	1	1.39mi

HOA detail

• Monthly dues: $281 · $3,372/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-18
   days on market $119,500 Active 41 DOM
2. 2026-06-17
   days on market $119,500 Active 40 DOM
3. 2026-06-16
   days on market $119,500 Active 39 DOM
4. 2026-06-15
   days on market $119,500 Active 38 DOM
5. 2026-06-14
   days on market $119,500 Active 36 DOM
6. 2026-06-13
   days on market $119,500 Active 35 DOM
7. 2026-06-10
   days on market $119,500 Active 33 DOM
8. 2026-06-09
   days on market $119,500 Active 32 DOM
9. 2026-06-08
   days on market $119,500 Active 31 DOM
10. 2026-06-07
    days on market $119,500 Active 30 DOM
11. 2026-06-05
    days on market $119,500 Active 27 DOM
12. 2026-06-03
    days on market $119,500 Active 26 DOM
13. 2026-06-03
    price $119,500 Active 25 DOM
14. 2026-06-02
    days on market $124,500 Active 25 DOM
15. 2026-06-01
    days on market $124,500 Active 24 DOM
16. 2026-05-31
    days on market $124,500 Active 23 DOM
17. 2026-05-30
    days on market $124,500 Active 22 DOM
18. 2026-05-08
    listed $124,500 Active
19. 2006-01-23
    soldstatus $39,900
20. 2004-04-01
    soldstatus $57,500

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,165 · $97/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 10/10 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: $26,707
• − Mortgage interest: −$6,694
• − Property taxes: −$1,165
• − Insurance: −$5,716
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − HOA: −$3,372
• − Depreciation: −$3,476
• Taxable income: $2,011
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $2,843/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

• Census place: Punta Gorda, FL
• 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

+116.5% since first listed

3 events — show timeline

• 2026-05-08 Listed $124,500 Stellar MLS as Distributed by MLS Grid
• 2006-01-23 Sold (Public Records) $39,900 Public Records
• 2004-04-01 Sold (Public Records) $57,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,165 · +5.4% YoY. Source: county tax records.