7523 Acorn Blvd · Cleveland, FL 33982

$347,000

5 bd · 3.0 ba · 2,001 sqft · Manufactured · 250 Days on market

Built 2025 1.25 ac lot ↓ 5% since listing

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Why this score? — see what drove the D 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 +10.6/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to country living in the Charlotte County Ranchettes. Seller concessions are available!! This 1.25-acre property offers the freedom and space so many are searching for in Southwest Florida. Surrounded by wide-open skies and quiet gravel roads, this manufactured home floor plan provides five bedrooms and three bathrooms, giving plenty of room for family, guests, or a home office. The open layout creates an easy flow between the living spaces, with a spacious kitchen and dining area designed for gatherings and everyday living. Step outside and experience the lifestyle that makes the Ranchettes so unique. With agricultural zoning, you can enjoy t

Key facts

• Agricultural zoning
• Raise livestock
• Small farm

Tags

• AGRICULTURAL ZONING
• RAISE LIVESTOCK
• KEEP HORSES
• SMALL FARM
• HORSEBACK TRAILS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $347k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (18.8% below list).
• Recommended offer: $282k (18.8% below list) — sets the bar for 1% rule.

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, 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: East Elementary School (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 761 students, 52% FRL); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 1044 active listings in the ZIP; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,818/mo this rent would consume 47% 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 $10k 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 250 days — a 12% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,838 (18.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 10.3

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: -18.5%
• Equity multiple: 0.34×
• Total profit: $-63,870
• Equity at exit: $51,739

10-year hold

• IRR: -8.8%
• Equity multiple: 0.42×
• Total profit: $-55,905
• Equity at exit: $30,002

Cash invested: $97,160 (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 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1044
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,818 medium
• Mortgage (P&I): −$1,820
• Tax est. 1.5%: −$434 /mo · $5,205/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $-172

Break-even live

Break-even rent $3,035

Max offer price $322,181

Occupancy floor —

Sensitivity live

Price	-10% $68	-5% $-52	+0% $-172	+5% $-291	+10% $-411
Rent	-10% $-394	-5% $-283	+0% $-172	+5% $-60	+10% $51
Rate	-1.0pp $3	-0.5pp $-83	base $-172	+0.5pp $-261	+1.0pp $-353

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: $86,750
• Closing costs: $10,410
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-27
   status Pending
2. 2026-02-20
   status Active
3. 2026-02-19
   historical
4. 2026-02-11
   price $347,000
5. 2025-12-17
   price $349,000
6. 2025-12-04
   price $351,000
7. 2025-11-19
   price $353,000
8. 2025-09-16
   price $355,000
9. 2025-09-08
   price $360,000
10. 2025-08-19
    listed $365,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $33,821
• − Mortgage interest: −$19,437
• − Property taxes: −$5,205
• − Insurance: −$1,735
• − Repairs & maintenance: −$2,706
• − Management: −$2,706
• − Depreciation: −$10,095
• Taxable loss: −$8,063
• Est. tax savings @ 24.0%: +$1,935
• After-tax cash flow: $-123/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

• County: Charlotte County · 196,994 people
• 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

-4.9% since first listed

10 events — show timeline

• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $347,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Price Changed $349,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $351,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $353,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-16 Price Changed $355,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Price Changed $360,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Listed $365,000 Stellar MLS as Distributed by MLS Grid