2610 Clyde Ave · Solana, FL 33950

$130,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 29 Days on market

Built 2005 8,050 sqft 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This immaculate 2 bedroom, 2 bath double wide mobile home built in 2005 is located in rural community in Punta Gorda and offers open floor plan, blinds throughout, and kitchen that opens to the main living area for easy entertaining. Open kitchen boasts wood cabinetry, pantry, island and snack bar. And laundry area conveniently located just off the kitchen. Master suite has walk in closet and private en suite bath. Other features include brand new washer & dryer in 2018, new roof, new AC system in 2016, and water softener. Extra storage provided by 2 sheds – one 8x10 and the other 8x14. Proximity to waterways, local beaches, dining, shopping, and golf courses makes this property ideal for the Florida lifestyle. Also, easy access to waterfront public parks with bike and walking trails and picnic areas, and boat ramps providing access to many waterways, the Peace and Myakka Rivers, beautiful Charlotte Harbor, and the Gulf of Mexico. It’s a quick drive to historic downtown Punta Gorda and popular Fishermen’s Village with quaint shops and cafes. And easy access to Interstate75. Quiet rural community, yet all conveniences and amenities nearby.

Key facts

• Natural light
• Updated interior
• Crown molding

Tags

• UPDATED INTERIOR
• NEW LUXURY VINYL FLOORING
• OPEN-CONCEPT LAYOUT
• CROWN MOLDING
• NATURAL LIGHT
• CONTEMPORARY CEILING FAN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#287 in FL, #4,731 nationally) — 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 soft (-0.1%/yr); 999 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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 29 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $128,050 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.27%
• DSCR: 1.77
• GRM: 6.1

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: -15.9%
• Equity multiple: 0.46×
• Total profit: $-19,785
• Equity at exit: $19,383

10-year hold

• IRR: -17.5%
• Equity multiple: 0.23×
• Total profit: $-28,179
• Equity at exit: $11,240

Cash invested: $36,400 (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 33950

• Home prices YoY: -29.9%
• Rents YoY: -0.1%
• Active inventory: 999
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$682
• Tax from tax record: −$138 /mo · $1,653/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $97

Break-even live

Break-even rent $1,646

Max offer price $130,000

Occupancy floor 90%

Sensitivity live

Price	-10% $171	-5% $134	+0% $97	+5% $60	+10% $24
Rent	-10% $-43	-5% $27	+0% $97	+5% $167	+10% $237
Rate	-1.0pp $163	-0.5pp $130	base $97	+0.5pp $64	+1.0pp $29

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Drury Ln Unit 520 Punta Gorda, FL	2.0	1.0	860	$1,350	$1.57	21d	1	0.68mi
3111 Riverside Dr Unit A Punta Gorda, FL	2.0	2.0	1112	$1,595	$1.43	14d	1	0.79mi
3615 Dawson Ln Punta Gorda, FL	2.0	2.0	1014	$1,450	$1.43	21d	1	1.10mi
25188 Marion Ave Punta Gorda, FL	1.0–2.0	1.0	1038	$1,800	$1.73	21d	3	1.16mi
340 E Ann St Punta Gorda, FL	1.0–2.0	1.0–2.0	1050	$1,700	$1.62	21d	1	1.46mi
317 E McKenzie St Punta Gorda, FL	2.0	2.0	1160	$1,675	$1.44	14d	1	1.47mi
309 E Virginia Ave Punta Gorda, FL	3.0	3.5	1344	$3,000	$2.23	21d	1	1.49mi

Listing history 7 events

1. 2026-04-04
   status Pending
2. 2026-03-25
   price $130,000
3. 2026-01-28
   listed $139,000 Active
4. 2022-01-31
   soldstatus $125,000
5. 2022-01-21
   soldstatus $125,000 Closed 1181-char remark

   Show marketing remark (1181 chars)

   This immaculate 2 bedroom, 2 bath double wide mobile home built in 2005 is located in rural community in Punta Gorda and offers open floor plan, blinds throughout, and kitchen that opens to the main living area for easy entertaining. Open kitchen boasts wood cabinetry, pantry, island and snack bar. And laundry area conveniently located just off the kitchen. Master suite has walk in closet and private en suite bath. Other features include brand new washer & dryer in 2018, new roof, new AC system in 2016, and water softener. Extra storage provided by 2 sheds – one 8x10 and the other 8x14. Proximity to waterways, local beaches, dining, shopping, and golf courses makes this property ideal for the Florida lifestyle. Also, easy access to waterfront public parks with bike and walking trails and picnic areas, and boat ramps providing access to many waterways, the Peace and Myakka Rivers, beautiful Charlotte Harbor, and the Gulf of Mexico. It’s a quick drive to historic downtown Punta Gorda and popular Fishermen’s Village with quaint shops and cafes. And easy access to Interstate75. Quiet rural community, yet all conveniences and amenities nearby.

6. 2021-12-08
   status Pending 1181-char remark

   Show marketing remark (1181 chars)

   This immaculate 2 bedroom, 2 bath double wide mobile home built in 2005 is located in rural community in Punta Gorda and offers open floor plan, blinds throughout, and kitchen that opens to the main living area for easy entertaining. Open kitchen boasts wood cabinetry, pantry, island and snack bar. And laundry area conveniently located just off the kitchen. Master suite has walk in closet and private en suite bath. Other features include brand new washer & dryer in 2018, new roof, new AC system in 2016, and water softener. Extra storage provided by 2 sheds – one 8x10 and the other 8x14. Proximity to waterways, local beaches, dining, shopping, and golf courses makes this property ideal for the Florida lifestyle. Also, easy access to waterfront public parks with bike and walking trails and picnic areas, and boat ramps providing access to many waterways, the Peace and Myakka Rivers, beautiful Charlotte Harbor, and the Gulf of Mexico. It’s a quick drive to historic downtown Punta Gorda and popular Fishermen’s Village with quaint shops and cafes. And easy access to Interstate75. Quiet rural community, yet all conveniences and amenities nearby.

7. 2021-12-03
   listed $125,000 Active 1181-char remark

   Show marketing remark (1181 chars)

   This immaculate 2 bedroom, 2 bath double wide mobile home built in 2005 is located in rural community in Punta Gorda and offers open floor plan, blinds throughout, and kitchen that opens to the main living area for easy entertaining. Open kitchen boasts wood cabinetry, pantry, island and snack bar. And laundry area conveniently located just off the kitchen. Master suite has walk in closet and private en suite bath. Other features include brand new washer & dryer in 2018, new roof, new AC system in 2016, and water softener. Extra storage provided by 2 sheds – one 8x10 and the other 8x14. Proximity to waterways, local beaches, dining, shopping, and golf courses makes this property ideal for the Florida lifestyle. Also, easy access to waterfront public parks with bike and walking trails and picnic areas, and boat ramps providing access to many waterways, the Peace and Myakka Rivers, beautiful Charlotte Harbor, and the Gulf of Mexico. It’s a quick drive to historic downtown Punta Gorda and popular Fishermen’s Village with quaint shops and cafes. And easy access to Interstate75. Quiet rural community, yet all conveniences and amenities nearby.

ⓘ 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: $1,653 · $138/mo
• Projected year-2 tax: $1,653 · $138/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $21,226
• − Mortgage interest: −$7,282
• − Property taxes: −$1,653
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$3,782
• Taxable loss: −$655
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $1,324/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 — Solana

• Score: 74/100
• State rank: #287
• US rank: #4731

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Solana, FL
• County: Charlotte County · 196,994 people
• 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

+4.0% since first listed

7 events — show timeline

• 2026-04-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-31 Sold (Public Records) $125,000 Public Records
• 2022-01-21 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-03 Listed $125,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+14.3%/yr

Latest (2025): $1,653 · -18.3% YoY. Source: county tax records.