10303 Burnt Store Rd #203 · Punta Gorda, FL 33950

$125,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 104 Days on market

Built 2006 3,911 sqft lot $281/mo HOA · 12% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

CHARMING 55+ FLORIDA RETREAT • EAGLE POINT • PUNTA GORDA Live the Florida lifestyle in this charming partially furnished manufactured home located in the welcoming 55+ community of Eagle Point in beautiful Punta Gorda. Offering a bright open layout, spacious rooms, and comfortable living spaces, this home is ideal for enjoying relaxed Southwest Florida living. With community amenities, boating access to Alligator Creek, and a convenient location near local attractions, this property offers the perfect combination of comfort and lifestyle. HOME OVERVIEW: • 2 Bedrooms • 2 Bathrooms • Partially furnished – living room and dining room furniture included &bu

Key facts

• Large windows
• Walk-in closet
• Private boat ramp

Tags

• CUSTOM-BUILT CENTER ISLAND
• LARGE WINDOWS
• WALK-IN CLOSET
• PRIVATE BOAT RAMP
• EASY ACCESS TO LOCAL PARKS

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Eagle Point HOA (buyer approval required); Monthly HOA fee approximately $281.80; Quarterly association fee listed; Association covers pool, grounds maintenance, sewer, trash, water; Association amenities include recreation facilities and shuffleboard court; Senior community; Pets allowed (max ~30 lbs); Deed restrictions, community mailbox, golf carts OK, pool

Exterior

• Parking: Driveway; Carport with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/High-speed internet available; Sewer connected; Water connected
• Home design: Manufactured double-wide home; One story; Faces east
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Front porch; Outdoor lighting; Storage shed(s); Landscaped with trees; Paved surfaces

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Thermostat; Walk-in closet(s); Inside utility room
• Laundry & utility: Washer; Dryer; Laundry room inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 8 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 36% 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 $864 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 104 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $38k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $125k implies a 525% gain — meaningful room to come down on a strong offer.

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; moderate 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 $113,750 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.81% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.10%
• DSCR: 1.98
• GRM: 4.6

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: -10.3%
• Equity multiple: 0.64×
• Total profit: $-12,538
• Equity at exit: $18,638

10-year hold

• IRR: -10.2%
• Equity multiple: 0.52×
• Total profit: $-16,785
• Equity at exit: $10,808

Cash invested: $35,000 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$281
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $218

Break-even live

Break-even rent $1,989

Max offer price $125,000

Occupancy floor 85%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26162 Stillwater Cir Punta Gorda, FL	2.0	2.0	1266	$2,000	$1.58	21d	1	0.62mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	21d	1	0.73mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	21d	1	0.77mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	21d	1	1.00mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$1,940	$1.75	13d	27	1.05mi
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	21d	1	1.25mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	21d	1	1.37mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	21d	1	1.45mi

HOA detail

• Monthly dues: $281 · $3,372/yr

Listing history 42 events

1. 2026-06-18
   days on market $125,000 Active 104 DOM
2. 2026-06-17
   days on market $125,000 Active 103 DOM
3. 2026-06-16
   pricedays on market $125,000 Active 102 DOM
4. 2026-06-15
   days on market $133,000 Active 101 DOM
5. 2026-06-14
   days on market $133,000 Active 99 DOM
6. 2026-06-13
   days on market $133,000 Active 98 DOM
7. 2026-06-10
   days on market $133,000 Active 96 DOM
8. 2026-06-09
   days on market $133,000 Active 95 DOM
9. 2026-06-08
   days on market $133,000 Active 94 DOM
10. 2026-06-07
    days on market $133,000 Active 93 DOM
11. 2026-06-05
    days on market $133,000 Active 90 DOM
12. 2026-06-03
    days on market $133,000 Active 89 DOM
13. 2026-06-02
    days on market $133,000 Active 88 DOM
14. 2026-06-01
    days on market $133,000 Active 87 DOM
15. 2026-05-31
    days on market $133,000 Active 86 DOM
16. 2026-05-30
    days on market $133,000 Active 85 DOM
17. 2026-05-12
    price $133,000
18. 2026-04-28
    price $142,500
19. 2026-04-07
    price $154,500
20. 2026-03-06
    listed $162,500 Active
21. 2026-02-11
    historical
22. 2026-01-07
    price $129,999
23. 2025-12-17
    price $134,750
24. 2025-12-05
    price $137,999
25. 2025-10-15
    price $139,000
26. 2025-08-29
    price $149,000
27. 2025-08-07
    price $152,000
28. 2025-06-10
    price $154,500
29. 2025-05-18
    listed $159,000 Active
30. 2021-02-05
    historical
31. 2020-12-23
    status Active
32. 2020-11-25
    historical
33. 2020-10-20
    price $129,500
34. 2020-09-22
    status Active
35. 2020-08-31
    historical
36. 2020-08-31
    price $130,500
37. 2020-08-31
    historical
38. 2020-08-31
    listed $130,500
39. 2020-03-24
    historical
40. 2020-02-11
    price $127,500
41. 2020-01-20
    listed $130,000 Active
42. 2006-02-20
    soldstatus $20,000

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $27,181
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$5,744
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − HOA: −$3,372
• − Depreciation: −$3,636
• Taxable income: $1,203
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $2,328/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

• Census place: Punta Gorda, FL
• 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

+565.0% since first listed

26 events — show timeline

• 2026-05-12 Price Changed $133,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $142,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $154,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $162,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $129,999 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Price Changed $134,750 Stellar MLS as Distributed by MLS Grid
• 2025-12-05 Price Changed $137,999 Stellar MLS as Distributed by MLS Grid
• 2025-10-15 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-07 Price Changed $152,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-10 Price Changed $154,500 Stellar MLS as Distributed by MLS Grid
• 2025-05-18 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-12-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-11-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-10-20 Price Changed $129,500 Stellar MLS as Distributed by MLS Grid
• 2020-09-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-08-31 Listed $130,500 Stellar MLS as Distributed by MLS Grid
• 2020-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-08-31 Price Changed $130,500 Stellar MLS as Distributed by MLS Grid
• 2020-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-03-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-02-11 Price Changed $127,500 Stellar MLS as Distributed by MLS Grid
• 2020-01-20 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-20 Sold (Public Records) $20,000 Public Records

Property tax history

-11.9%/yr

Latest (2025): $140 · +9.0% YoY. Source: county tax records.