184 W Manatee Loop · Punta Gorda, FL 33950

$225,000

3 bd · 2.0 ba · 1,800 sqft · Manufactured public records · 69 Days on market

Built 2005 4,639 sqft lot $298/mo HOA · 14% of rent

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Why this score? — see what drove the D- 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 +10.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

YOU MUST SEE THIS BEAUTIFUL TURN-KEY 2005 FLEETWOOD DOUBLE-WIDE HOME LOCATED IN HIGHLY SOUGHT-AFTER ALLIGATOR PARK! This meticulously maintained 3-bedroom, 2-bathroom home offers over 1,800 square feet of living area, not including the large enclosed lanai. This home is perfectly situated on a corner lot with tranquil lake views. The home boasts an open floor plan featuring a spacious living room with a wood burning fire place, large kitchen, and dining area, ideal for entertaining and everyday living. Additional highlights include a dedicated office area, plenty of storage and closet space throughout, and real cherry wood flooring in the living room with a cozy wood burning fireplace, cre

Key facts

• Tranquil lake views
• Turn key home
• Corner lot

Tags

• TURN KEY HOME
• CORNER LOT
• TRANQUIL LAKE VIEWS
• DEDICATED OFFICE AREA
• REAL CHERRY WOOD FLOORING
• EXPANSIVE SCREENED IN LANAI

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: Monthly association fee of $298; Association amenities include clubhouse, laundry, maintenance, pool, recreation facilities, shuffleboard court, storage; Association fees cover common area taxes, pool, escrow reserves, grounds maintenance, management, private road, recreational facilities, sewer, trash, and water; Association approval required; Senior community; Pets allowed with limits; Community features: clubhouse, community mailbox, golf carts OK, pool, special community restrictions

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Private sewer; Cable available and connected; Electricity available and connected
• Home design: Manufactured double-wide home; Single-story; North-facing
• Construction: Vinyl siding with frame construction; Shingle roof; Crawlspace foundation; Built on one level
• Exterior features: Enclosed patio/porch; Front porch; Rain gutters; Sliding doors; Storage shed(s)

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Walk-in closets; Formal dining room (separate); Fireplace in family room
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Laundry closet; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (3.4% below list).
• Recommended offer: $204k (9.4% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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 21d 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 34% 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 $2k of loan paydown is wiped out by about $7k 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 69 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $203,761 (9.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 8.6

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: -24.1%
• Equity multiple: 0.20×
• Total profit: $-50,281
• Equity at exit: $33,548

10-year hold

• IRR: -34.5%
• Equity multiple: -0.23×
• Total profit: $-77,425
• Equity at exit: $19,454

Cash invested: $63,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$266 /mo · $3,191/yr
• Insurance: −$94
• HOA: −$298
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-120

Break-even live

Break-even rent $2,326

Max offer price $203,761

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	21d	1	0.39mi
9996 Spring Gulch Ln Punta Gorda, FL	4.0	2.0	1950	$1,895	$0.97	21d	1	0.77mi
9984 Spring Gulch Ln Punta Gorda, FL	3.0	2.0	1507	$1,849	$1.23	21d	1	0.83mi
9975 Bishop Creek Way Punta Gorda, FL	3.0	2.0	1899	$2,300	$1.21	21d	1	0.86mi
26162 Stillwater Cir Punta Gorda, FL	2.0	2.0	1266	$2,000	$1.58	21d	1	0.89mi
9489 Turtle Grass Cir Punta Gorda, FL	4.0	2.0	1828	$2,500	$1.37	13d	1	1.19mi
11795 Cloverly Ln Punta Gorda, FL	4.0	2.5	2028	$2,075	$1.02	21d	1	1.41mi
11812 Cloverly Ln Punta Gorda, FL	4.0	2.5	1875	$2,150	$1.15	21d	1	1.45mi

HOA detail

• Monthly dues: $298 · $3,576/yr

Listing history 17 events

1. 2026-06-18
   days on market $225,000 Active 69 DOM
2. 2026-06-17
   days on market $225,000 Active 68 DOM
3. 2026-06-16
   days on market $225,000 Active 67 DOM
4. 2026-06-15
   days on market $225,000 Active 66 DOM
5. 2026-06-14
   days on market $225,000 Active 64 DOM
6. 2026-06-13
   days on market $225,000 Active 63 DOM
7. 2026-06-10
   days on market $225,000 Active 61 DOM
8. 2026-06-09
   days on market $225,000 Active 60 DOM
9. 2026-06-08
   days on market $225,000 Active 59 DOM
10. 2026-06-07
    days on market $225,000 Active 58 DOM
11. 2026-06-05
    days on market $225,000 Active 55 DOM
12. 2026-06-03
    days on market $225,000 Active 54 DOM
13. 2026-06-02
    days on market $225,000 Active 53 DOM
14. 2026-06-01
    days on market $225,000 Active 52 DOM
15. 2026-05-31
    days on market $225,000 Active 51 DOM
16. 2026-05-30
    days on market $225,000 Active 50 DOM
17. 2026-04-10
    listed $225,000 Active

ⓘ 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: $3,191 · $266/mo
• Projected year-2 tax: $3,191 · $266/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 1/10 Low FEMA zone X (unshaded) · 0% 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,086
• − Mortgage interest: −$12,603
• − Property taxes: −$3,191
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − HOA: −$3,576
• − Depreciation: −$6,545
• Taxable loss: −$5,128
• Est. tax savings @ 24.0%: +$1,231
• After-tax cash flow: $-212/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

1 event — show timeline

• 2026-04-10 Listed $225,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.6%/yr

Latest (2025): $3,191 · +5.2% YoY. Source: county tax records.