1306 Trout · Punta Gorda, FL 33950

$72,000

1 bd · 1.0 ba · 354 sqft · Manufactured public records · 51 Days on market

Built 1997 2,400 sqft lot $298/mo HOA · 23% of rent

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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 +27.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• 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 Alligator Park, a sought-after 55+ resident-owned community in the heart of Punta Gorda, offering an affordable and carefree Florida lifestyle. This well-maintained 5th-wheel residence with sunroom provides comfortable, efficient living with 1 bedroom and 1 bathroom, perfect for seasonal enjoyment or year-round simplicity. The bright sunroom adds valuable living space, ideal for relaxing, entertaining, or enjoying the warm Florida sunshine. A $60,000 land share is included in the sale, adding long-term value and eliminating the uncertainty of lot rent—an excellent opportunity for owners or investors alike. Alligator Park is known for its friendly atmosphere and robust ameni

Key facts

• Clubhouse
• Swimming pool
• Shuffleboard

Tags

• BRIGHT SUNROOM
• CLUBHOUSE
• SWIMMING POOL
• SHUFFLEBOARD
• BEAUTIFULLY MAINTAINED GROUNDS
• MINUTES FROM HISTORIC DOWNTOWN

Property features AI

Finance

• Other: Furnished; Directions: From Taylor Road enter Alligator Park on Alligator Blvd, Left on W Manatee Loop, Right on Trout. Home is on your right.
• Financial info: Total annual association fees: $3,576; No lease restrictions reported
• HOA & community: HOA: Manager Alligator Park; Monthly HOA fee of $298 (includes common area taxes, pool, escrow reserves, insurance, internet, grounds maintenance, management, private road, recreational facilities, sewer, trash, water); Association amenities: clubhouse, pool, recreation facilities, shuffleboard court; Buyer/association approval required; Senior community; Pets allowed with limits; Community features include clubhouse, community mailbox, golf carts allowed, pool, association-owned recreation, and special community restrictions

Exterior

• Parking: No parking details provided
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Other utilities
• Home design: Manufactured home (single wide); One story; North-facing
• Construction: Metal roof; Other construction materials; Slab foundation; Built on single level
• Exterior features: Paved road access

Interior

• Kitchen: Microwave; Refrigerator; Electric water heater; Other kitchen features
• Bedrooms: 1 bedroom
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Storage
• Laundry & utility: Washer; Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k 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 51 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $40k; list at $72k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.77% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 4.7

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: -2.1%
• Equity multiple: 0.93×
• Total profit: $-1,509
• Equity at exit: $10,735

10-year hold

• IRR: 2.3%
• Equity multiple: 1.13×
• Total profit: $2,692
• Equity at exit: $6,225

Cash invested: $20,160 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$30
• HOA: −$298
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $215

Break-even live

Break-even rent $1,003

Max offer price $72,000

Occupancy floor 78%

Sensitivity live

Price	-10% $256	-5% $235	+0% $215	+5% $195	+10% $174
Rent	-10% $114	-5% $165	+0% $215	+5% $265	+10% $316
Rate	-1.0pp $251	-0.5pp $233	base $215	+0.5pp $196	+1.0pp $177

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $298 · $3,576/yr

Listing history 29 events

1. 2026-06-18
   days on market $72,000 Active 51 DOM
2. 2026-06-17
   days on market $72,000 Active 50 DOM
3. 2026-06-16
   days on market $72,000 Active 49 DOM
4. 2026-06-15
   days on market $72,000 Active 48 DOM
5. 2026-06-14
   days on market $72,000 Active 46 DOM
6. 2026-06-13
   days on market $72,000 Active 45 DOM
7. 2026-06-10
   days on market $72,000 Active 43 DOM
8. 2026-06-09
   days on market $72,000 Active 42 DOM
9. 2026-06-08
   days on market $72,000 Active 41 DOM
10. 2026-06-07
    days on market $72,000 Active 40 DOM
11. 2026-06-05
    days on market $72,000 Active 37 DOM
12. 2026-06-03
    days on market $72,000 Active 36 DOM
13. 2026-06-02
    days on market $72,000 Active 35 DOM
14. 2026-06-01
    days on market $72,000 Active 34 DOM
15. 2026-05-31
    days on market $72,000 Active 33 DOM
16. 2026-05-30
    days on market $72,000 Active 32 DOM
17. 2026-04-28
    listed $72,000 Active
18. 2025-04-30
    historical
19. 2025-03-11
    price $71,500
20. 2024-10-17
    listed $76,500 Active
21. 2024-04-29
    historical
22. 2024-02-09
    price $98,500
23. 2023-11-06
    price $112,000
24. 2023-04-29
    listed $119,000 Active
25. 2021-07-02
    soldstatus $40,000 Closed
26. 2021-04-24
    status Pending
27. 2021-03-29
    price $51,500
28. 2020-10-13
    listed $69,900 Active
29. 2004-03-01
    soldstatus $12,500

ⓘ 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: $1,041 · $87/mo
• Projected year-2 tax: $1,041 · $87/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 30 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: $15,301
• − Mortgage interest: −$4,033
• − Property taxes: −$1,041
• − Insurance: −$360
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − HOA: −$3,576
• − Depreciation: −$2,095
• Taxable income: $1,748
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $2,160/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

+476.0% since first listed

13 events — show timeline

• 2026-04-28 Listed $72,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Listing Removed — FORTMLS
• 2025-03-11 Price Changed $71,500 FORTMLS
• 2024-10-17 Listed $76,500 FORTMLS
• 2024-04-29 Listing Removed — FORTMLS
• 2024-02-09 Price Changed $98,500 FORTMLS
• 2023-11-06 Price Changed $112,000 FORTMLS
• 2023-04-29 Listed $119,000 FORTMLS
• 2021-07-02 Sold (MLS) $40,000 FORTMLS
• 2021-04-24 Pending — FORTMLS
• 2021-03-29 Price Changed $51,500 FORTMLS
• 2020-10-13 Listed $69,900 FORTMLS
• 2004-03-01 Sold (Public Records) $12,500 Public Records

Property tax history

+24.7%/yr

Latest (2025): $1,041 · +2.7% YoY. Source: county tax records.