27760 Bermont Rd · Cleveland, FL 33982

$230,000

4 bd · 2.0 ba · 1,813 sqft · Land · 59 Days on market

Built 2026 0.34 ac 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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.6/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

Pre-Construction. To be built. This oversized corner lot is located in a quiet rural area of Wilson Maze in Punta Gorda and offers over one-third of an acre in a desirable, private setting. A 1,813 square foot, 4-bedroom, 2-bath Champion “Prime” model manufactured home is currently being added to the property, providing spacious, modern living with excellent curb appeal and room to enjoy the outdoors. Stepping inside, you’ll find 8-foot flat ceilings and durable rolled linoleum flooring throughout the home, creating a clean, cohesive look. The home features both a large living room and a separate family room, offering flexible space for entertaining, relaxing, or everyday

Key facts

• Oversized window
• Walk-in closet
• Open-concept kitchen

Tags

• CORNER LOT
• PRIVATE SETTING
• OVERSIZED WINDOW
• WALK-IN CLOSET
• DEDICATED UTILITY ROOM
• OPEN-CONCEPT KITCHEN

Property features AI

Finance

• Other: Property type: Residential (Manufactured Home); Property subtype: Manufactured Home; Body type: Double Wide; Zoned MHC (manufactured home community); Lot size about 0.34 acres (125 x 121 x 125 x 120); Living area reported as 1,813 square feet; Builder: TRANSPORTATION INSTALLATION MH; Model: 2868H42P01 (Builder model CHAMPION PRIME)
• HOA & community: No association; Pets allowed

Exterior

• Parking: Public maintained paved road access
• Utilities: Well water; Septic tank; Electricity available and connected
• Home design: Manufactured double-wide home; One story; New construction (projected completion July 31, 2026); North-facing
• Construction: Vinyl siding; Shingle roof; Built as new construction (builder model CHAMPION PRIME); Crawlspace foundation
• Exterior features: Corner lot; Oversized lot; Paved lot and road; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms (one-level home)
• Flooring: Linoleum; Crawlspace foundation (utility access)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Living room/dining room combo; Walk-in closets; Double pane and insulated windows
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $230k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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, 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 rising fast (+4.1%/yr); 1037 active listings in the ZIP; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,735/mo this rent would consume 45% of the median local household income ($72k/yr) (locally 43% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $64k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($223k) 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.

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; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,100 (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: 1.19% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.99%
• DSCR: 1.67
• GRM: 7.0

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $12,828
• Equity at exit: $34,294

10-year hold

• IRR: 15.4%
• Equity multiple: 2.31×
• Total profit: $84,664
• Equity at exit: $19,886

Cash invested: $64,400 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,735 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$54 /mo · $651/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $738

Break-even live

Break-even rent $1,801

Max offer price $230,000

Occupancy floor 68%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $230,000 Active 59 DOM
2. 2026-06-17
   days on market $230,000 Active 58 DOM
3. 2026-06-16
   days on market $230,000 Active 57 DOM
4. 2026-06-15
   days on market $230,000 Active 56 DOM
5. 2026-06-14
   days on market $230,000 Active 54 DOM
6. 2026-06-13
   days on market $230,000 Active 53 DOM
7. 2026-06-10
   days on market $230,000 Active 51 DOM
8. 2026-06-09
   days on market $230,000 Active 50 DOM
9. 2026-06-08
   days on market $230,000 Active 49 DOM
10. 2026-06-07
    days on market $230,000 Active 48 DOM
11. 2026-06-05
    days on market $230,000 Active 45 DOM
12. 2026-06-03
    days on market $230,000 Active 44 DOM
13. 2026-06-02
    days on market $230,000 Active 43 DOM
14. 2026-06-01
    days on market $230,000 Active 42 DOM
15. 2026-05-31
    days on market $230,000 Active 41 DOM
16. 2026-05-30
    days on market $230,000 Active 40 DOM
17. 2026-04-20
    historical
18. 2026-04-20
    listed $230,000 Active
19. 2024-05-29
    listed $45,000 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: $651 · $54/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$1,258/yr (+$105/mo · 193.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 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: $32,823
• − Mortgage interest: −$12,884
• − Property taxes: −$651
• − Insurance: −$1,948
• − Repairs & maintenance: −$2,626
• − Management: −$2,626
• − Depreciation: −$6,691
• Taxable income: $5,398
• Est. tax owed @ 24.0%: −$1,296
• After-tax cash flow: $7,562/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
• City population: 57,035
• 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

+411.1% since first listed

3 events — show timeline

• 2026-04-20 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-29 Listed $45,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2025): $651 · -19.1% YoY. Source: county tax records.