2722 Carl Ave · Solana, FL 33950

$169,200

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 5 Days on market

Built 2005 7,500 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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

Under contract-accepting backup offers. WOW! What a find. Tucked away on a quiet one-way private street in beautiful Punta Gorda, this spacious 3-bedroom, 2-bath manufactured home offers approximately 1,500 square feet of comfortable living and is fully ADA compliant, thoughtfully designed for accessibility and ease of living. This well-maintained home features a bright and open floor plan with a spacious living room, dining room, and sunroom, creating the perfect setting for both relaxing and entertaining. The kitchen is truly a standout with its beautiful hardwood cherry butcher block countertops, adding warmth and charm to the heart of the home. The primary bathroom features a walk-in Bo

Key facts

• New septic system
• Fully fenced yard
• 7,500 sq ft lot

Tags

• ONE-WAY PRIVATE STREET
• WALK-IN BOCA JETTED TUB
• FULLY AIR-CONDITIONED SHED
• TANKLESS HOT WATER HEATER
• NEW SEPTIC SYSTEM
• FULLY FENCED YARD

Property features AI

Finance

• Other: Partially furnished; Other structures on site including shed(s) and workshop; Home warranty included
• Financial info: No additional financial details provided
• HOA & community: No HOA/association

Exterior

• Parking: No specific parking information provided
• Security: No specific security features provided
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Electricity connected
• Home design: Residential manufactured double-wide; Single-story (one level); South-facing; Accessible approach with ramp; Entry on main level
• Construction: Metal frame with vinyl siding; Shingle roof; Slab foundation; Year built not provided
• Exterior features: Covered, enclosed and screened porch/patio; Private mailbox; Rain gutters; Sliding doors; Mature landscaping; Landscaped, private lot on an asphalt street (one-way)

Interior

• Kitchen: Dishwasher; Ice maker; Kitchen reverse osmosis system; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Kitchen/family room combo; Open floorplan; Split bedroom layout; Vaulted ceilings; Blinds, drapes and shades on windows
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry; Laundry closet; Washer and dryer included; Electric water heater; Tankless water heater; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).

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+, amenities F, 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.
• Zoned schools: Sallie Jones Elementary School (math 75% / reading 74%, grade A, #230 of 2,144 statewide, top 12%, 694 students, 47% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents soft (-0.1%/yr); 999 active listings in the ZIP; 6 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 32% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $169,200

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: 1.21% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.68%
• DSCR: 1.61
• GRM: 6.9

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: -16.0%
• Equity multiple: 0.45×
• Total profit: $-25,938
• Equity at exit: $25,228

10-year hold

• IRR: -16.1%
• Equity multiple: 0.25×
• Total profit: $-35,459
• Equity at exit: $14,629

Cash invested: $47,376 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$887
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $114

Break-even live

Break-even rent $1,899

Max offer price $169,200

Occupancy floor 89%

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: $42,300
• Closing costs: $5,076
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3111 Riverside Dr Unit A Punta Gorda, FL	2.0	2.0	1112	$1,595	$1.43	13d	1	0.70mi
26591 Fairway Dr Unit B Punta Gorda, FL	2.0	2.0	1800	$1,400	$0.78	20d	1	0.85mi
3722 Rosemary Dr Unit B Punta Gorda, FL	2.0	1.0	1676	$1,500	$0.89	20d	1	0.94mi
3615 Dawson Ln Punta Gorda, FL	2.0	2.0	1014	$1,450	$1.43	20d	1	1.01mi
25188 Marion Ave Punta Gorda, FL	1.0–2.0	1.0	1038	$1,800	$1.73	20d	3	1.16mi
900 E Marion Ave #1213 Punta Gorda, FL	3.0	2.0	1647	$4,000	$2.43	20d	1	1.31mi

Listing history 2 events

1. 2026-05-22
   status Pending
2. 2026-05-17
   listed $169,200 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: $1,393 · $116/mo
• Projected year-2 tax: $1,404 · $117/mo
• Expected delta: +$11/yr (+$1/mo · 0.8%)

ⓘ 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: $24,517
• − Mortgage interest: −$9,478
• − Property taxes: −$1,393
• − Insurance: −$5,964
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$4,922
• Taxable loss: −$1,164
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $1,642/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

2 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-17 Listed $169,200 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $1,393 · -11.8% YoY. Source: county tax records.