9347/9355 Boots St · Punta Gorda, FL 33982

$199,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 104 Days on market

Built 1978 0.38 ac lot

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Why this score? — see what drove the C 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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

HUGE PRICE REDUCTION! Two for one - Full hookup RV site & manufactured home! Welcome to 9347/9355 Boots St!! Discover the perfect blend of privacy, flexibility, and Florida charm with this beautifully updated manufactured home on . 38 acres of owned land. AND A BONUS: The property features a concrete RV pad with 50-amp full-service hookup, perfect for RV owners or accommodating visiting guests. Tucked away on a quiet street on the outskirts of town, this property offers the freedom of no HOA and no flood zone, making it an ideal option for a full-time residence, seasonal getaway, or investment opportunity. The fenced rear yard provides a secure space for pets to roam, while the 12

Key facts

• Quartz countertops
• Concrete rv pad
• Updated cabinetry

Tags

• CONCRETE RV PAD
• 50-AMP FULL-SERVICE HOOKUP
• FENCED REAR YARD
• 12 X 16 STEEL-FRAME LARK SHED
• UPDATED CABINETRY
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee reported

Exterior

• Parking: Attached carport; Covered parking (2 spaces); Deeded parking; Driveway (paved)
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story manufactured home; Entry level 1; Faces east; Resale property
• Construction: Aluminum siding; Rolled/Hot Mop roof
• Exterior features: Fence; Storage; Oversized lot; Paved road access; West exposure

Interior

• Kitchen: Range; Microwave; Refrigerator; Freezer; Eat-in kitchen
• Bedrooms: Primary bedroom on main level; At least one bedroom on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fans
• Interior features: Built-in features; Eat-in kitchen; Tub with shower; Unfurnished; Shutters; Thermal windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 rising fast (+4.1%/yr); 1037 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 33% of the median local income ($72k/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 $6k 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 104 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $200k implies a 299% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 8.2

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-8,453
• Equity at exit: $29,806

10-year hold

• IRR: 6.8%
• Equity multiple: 1.54×
• Total profit: $30,107
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,022 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $340

Break-even live

Break-even rent $1,592

Max offer price $199,900

Occupancy floor 78%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27851 Roanoke Cir Punta Gorda, FL	2.0	2.0	904	$1,650	$1.83	13d	1	1.10mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	21d	1	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $199,900 Active 104 DOM
2. 2026-06-17
   days on market $199,900 Active 103 DOM
3. 2026-06-16
   days on market $199,900 Active 102 DOM
4. 2026-06-15
   days on market $199,900 Active 101 DOM
5. 2026-06-14
   days on market $199,900 Active 99 DOM
6. 2026-06-13
   days on market $199,900 Active 98 DOM
7. 2026-06-10
   days on market $199,900 Active 96 DOM
8. 2026-06-09
   days on market $199,900 Active 95 DOM
9. 2026-06-08
   days on market $199,900 Active 94 DOM
10. 2026-06-07
    days on market $199,900 Active 93 DOM
11. 2026-06-05
    days on market $199,900 Active 90 DOM
12. 2026-06-03
    days on market $199,900 Active 89 DOM
13. 2026-06-02
    days on market $199,900 Active 88 DOM
14. 2026-06-01
    days on market $199,900 Active 87 DOM
15. 2026-05-31
    days on market $199,900 Active 86 DOM
16. 2026-05-30
    days on market $199,900 Active 85 DOM
17. 2026-03-23
    price $199,900
18. 2026-03-06
    listed $215,000 Active
19. 2005-08-08
    soldstatus $50,100
20. 1986-12-01
    soldstatus $30,000

ⓘ 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: $1,509 · $126/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$150/yr (+$13/mo · 9.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $24,265
• − Mortgage interest: −$11,198
• − Property taxes: −$1,509
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$5,815
• Taxable income: $861
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $3,874/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): 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

+566.3% since first listed

4 events — show timeline

• 2026-03-23 Price Changed $199,900 FORTMLS
• 2026-03-06 Listed $215,000 FORTMLS
• 2005-08-08 Sold (Public Records) $50,100 Public Records
• 1986-12-01 Sold (Public Records) $30,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,509 · +3.7% YoY. Source: county tax records.