5918 Purdy Ln · Punta Gorda, FL 33950

$90,000

3 bd · 3.0 ba · 1,404 sqft · Manufactured public records · 1 Days on market

Built 2005

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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 MLS

Definitely worth a look! Make it your own or Great investment property or second home. New AC, water heater, roof in great condition. Large manufactured home on a quiet street. NO HOA fees! This would be an awesome rental as well! Excellent value in Punta Gorda!

Key facts

• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 21.7% 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; 11 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 37% 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 $622 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y 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 $57k; list at $90k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $90,000

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 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?
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: 2.58% ✓
• Cap rate: 21.69%
• Cash-on-cash: 54.97%
• DSCR: 3.45
• GRM: 3.2

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: 49.7%
• Equity multiple: 3.07×
• Total profit: $52,198
• Equity at exit: $13,419

10-year hold

• IRR: 53.9%
• Equity multiple: 5.53×
• Total profit: $114,083
• Equity at exit: $7,782

Cash invested: $25,200 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,326 high
• Mortgage (P&I): −$472
• Tax from tax record: −$174 /mo · $2,082/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $1,154

Break-even live

Break-even rent $865

Max offer price $90,000

Occupancy floor 45%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9489 Turtle Grass Cir Punta Gorda, FL	4.0	2.0	1828	$2,500	$1.37	13d	1	0.39mi
26162 Stillwater Cir Punta Gorda, FL	2.0	2.0	1266	$2,000	$1.58	20d	1	0.60mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	20d	1	0.65mi
9984 Spring Gulch Ln Punta Gorda, FL	3.0	2.0	1507	$1,849	$1.23	20d	1	0.70mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$2,275	$2.06	13d	27	0.90mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	20d	1	1.01mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	20d	1	1.02mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	20d	1	1.07mi
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	20d	1	1.08mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	20d	1	1.33mi
27851 Roanoke Cir Punta Gorda, FL	2.0	2.0	904	$1,650	$1.83	13d	1	1.46mi

Listing history 19 events

1. 2026-05-26
   listed $90,000 Active
2. 2017-01-25
   soldstatus $57,000
3. 2017-01-24
   soldstatus $57,000 Sold 264-char remark

   Show marketing remark (264 chars)

   Definitely worth a look! Make it your own or Great investment property or second home. New AC, water heater, roof in great condition. Large manufactured home on a quiet street. NO HOA fees! This would be an awesome rental as well! Excellent value in Punta Gorda!

4. 2017-01-09
   status Pending 264-char remark

   Show marketing remark (264 chars)

   Definitely worth a look! Make it your own or Great investment property or second home. New AC, water heater, roof in great condition. Large manufactured home on a quiet street. NO HOA fees! This would be an awesome rental as well! Excellent value in Punta Gorda!

5. 2017-01-05
   price $70,000 264-char remark

   Show marketing remark (264 chars)

   Definitely worth a look! Make it your own or Great investment property or second home. New AC, water heater, roof in great condition. Large manufactured home on a quiet street. NO HOA fees! This would be an awesome rental as well! Excellent value in Punta Gorda!

6. 2016-12-28
   status Active 264-char remark

   Show marketing remark (264 chars)

   Definitely worth a look! Make it your own or Great investment property or second home. New AC, water heater, roof in great condition. Large manufactured home on a quiet street. NO HOA fees! This would be an awesome rental as well! Excellent value in Punta Gorda!

7. 2016-12-21
   historical 264-char remark

   Show marketing remark (264 chars)

   Definitely worth a look! Make it your own or Great investment property or second home. New AC, water heater, roof in great condition. Large manufactured home on a quiet street. NO HOA fees! This would be an awesome rental as well! Excellent value in Punta Gorda!

8. 2016-12-08
   status Active 264-char remark

   Show marketing remark (264 chars)

   Definitely worth a look! Make it your own or Great investment property or second home. New AC, water heater, roof in great condition. Large manufactured home on a quiet street. NO HOA fees! This would be an awesome rental as well! Excellent value in Punta Gorda!

9. 2016-11-26
   status Pending 264-char remark

   Show marketing remark (264 chars)

   Definitely worth a look! Make it your own or Great investment property or second home. New AC, water heater, roof in great condition. Large manufactured home on a quiet street. NO HOA fees! This would be an awesome rental as well! Excellent value in Punta Gorda!

10. 2016-08-18
    listed $75,000 Active 264-char remark

    Show marketing remark (264 chars)

    Definitely worth a look! Make it your own or Great investment property or second home. New AC, water heater, roof in great condition. Large manufactured home on a quiet street. NO HOA fees! This would be an awesome rental as well! Excellent value in Punta Gorda!

11. 2013-12-27
    soldstatus $45,000
12. 2013-12-26
    soldstatus $45,000 317-char remark

    Show marketing remark (317 chars)

    SUPER Nice, clean, furnished mobile in great community (no HOA) with park and canoe / kayak launch on Alligator Creek. This 3 bed, 2 bath features a large easy to use kitchen, great master bath with duel sinks, garden tub & shower. Home features split floor plan, indoor laundry room and plenty of closet space.

13. 2013-08-26
    listed $49,900 317-char remark

    Show marketing remark (317 chars)

    SUPER Nice, clean, furnished mobile in great community (no HOA) with park and canoe / kayak launch on Alligator Creek. This 3 bed, 2 bath features a large easy to use kitchen, great master bath with duel sinks, garden tub & shower. Home features split floor plan, indoor laundry room and plenty of closet space.

14. 2010-01-26
    listed $54,900
15. 2005-06-14
    historical
16. 2005-05-16
    listed $18,000
17. 2002-07-22
    soldstatus $42,000
18. 1999-05-18
    soldstatus $39,500
19. 1996-02-28
    soldstatus $35,000

ⓘ 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: $2,082 · $174/mo
• Projected year-2 tax: $2,082 · $174/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 6/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $27,910
• − Mortgage interest: −$5,041
• − Property taxes: −$2,082
• − Insurance: −$450
• − Repairs & maintenance: −$2,233
• − Management: −$2,233
• − Depreciation: −$2,618
• Taxable income: $13,253
• Est. tax owed @ 24.0%: −$3,181
• After-tax cash flow: $10,672/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

+157.1% since first listed

19 events — show timeline

• 2026-05-26 Listed $90,000 FSBO.com
• 2017-01-25 Sold (Public Records) $57,000 Public Records
• 2017-01-24 Sold (MLS) $57,000 Stellar MLS as Distributed by MLS Grid
• 2017-01-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-01-05 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2016-12-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-12-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-12-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-11-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-08-18 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2013-12-27 Sold (Public Records) $45,000 Public Records
• 2013-12-26 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2013-08-26 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2010-01-26 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-05-16 Listed $18,000 Stellar MLS as Distributed by MLS Grid
• 2002-07-22 Sold (Public Records) $42,000 Public Records
• 1999-05-18 Sold (Public Records) $39,500 Public Records
• 1996-02-28 Sold (Public Records) $35,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,082 · -14.8% YoY. Source: county tax records.