8319 Roosevelt St · Grove City, FL 34224

$85,000

2 bd · 1.0 ba · 564 sqft · Manufactured public records · 25 Days on market

Built 1971 0.31 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity 13,300 sq ft. just over 1/3 of an acre lot. Located close to shopping, dining, golf, fishing and nearby parks. Water , sewer and electric on property. Mobil home is buyers responsibility.

Key facts

• Screened-in lanai
• New wall a/c unit
• Updated flooring

Tags

• OVERSIZED LOT
• UPDATED FLOORING
• WALK-IN SHOWER
• SCREENED-IN LANAI
• RECENTLY CLEARED LAND
• NEW WALL A/C UNIT

Property features AI

Finance

• Other: Lot approximately 0.31 acres (1/4 to less than 1/2 acre)
• Financial info: No investor or income/expense details provided
• HOA & community: No association noted; Pets allowed

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential mobile home; Single wide; One level; East-facing entry
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as a single-wide mobile home
• Exterior features: Screened patio/porch; Outdoor lighting; Private mailbox; Asphalt road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window cooling unit(s)
• Interior features: Open floorplan
• Laundry & utility: No laundry hookups/features indicated

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 2.8% in Grove City — 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 63/100 on livability (#713 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, 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: Vineland Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 579 students, 45% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 37% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $85k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.73% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.08%
• DSCR: 2.25
• GRM: 4.8

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: 14.5%
• Equity multiple: 1.56×
• Total profit: $13,232
• Equity at exit: $12,674

10-year hold

• IRR: 20.7%
• Equity multiple: 2.49×
• Total profit: $35,388
• Equity at exit: $7,349

Cash invested: $23,800 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $491

Break-even live

Break-even rent $851

Max offer price $85,000

Occupancy floor 62%

Sensitivity live

Price	-10% $539	-5% $515	+0% $491	+5% $467	+10% $442
Rent	-10% $374	-5% $432	+0% $491	+5% $549	+10% $607
Rate	-1.0pp $533	-0.5pp $512	base $491	+0.5pp $469	+1.0pp $446

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-19
   status Pending
2. 2026-05-19
   price $85,000
3. 2026-05-11
   price $89,995
4. 2026-05-05
   price $92,500
5. 2026-04-25
   listed $95,000 Active
6. 2026-02-13
   soldstatus $30,000
7. 2024-03-15
   soldstatus $40,000 Closed 205-char remark

   Show marketing remark (205 chars)

   Great opportunity 13,300 sq ft. just over 1/3 of an acre lot. Located close to shopping, dining, golf, fishing and nearby parks. Water , sewer and electric on property. Mobil home is buyers responsibility.

8. 2024-01-11
   status Pending 205-char remark

   Show marketing remark (205 chars)

   Great opportunity 13,300 sq ft. just over 1/3 of an acre lot. Located close to shopping, dining, golf, fishing and nearby parks. Water , sewer and electric on property. Mobil home is buyers responsibility.

9. 2024-01-09
   listed $44,000 Active 205-char remark

   Show marketing remark (205 chars)

   Great opportunity 13,300 sq ft. just over 1/3 of an acre lot. Located close to shopping, dining, golf, fishing and nearby parks. Water , sewer and electric on property. Mobil home is buyers responsibility.

ⓘ 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: $1,492 · $124/mo
• Projected year-2 tax: $1,492 · $124/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 7/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,659
• − Mortgage interest: −$4,761
• − Property taxes: −$1,492
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$2,473
• Taxable income: $4,885
• Est. tax owed @ 24.0%: −$1,172
• After-tax cash flow: $4,714/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 — Grove City

• Score: 63/100
• State rank: #713
• US rank: #15171

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- 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): 15,536
• Household income: $57,281
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 329.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% 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: ▼ -75.76%
• Current HPI: 325.0345
• Rent YoY: ▼ -0.11%
• 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

+93.2% since first listed

9 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $89,995 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $92,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Sold (Public Records) $30,000 Public Records
• 2024-03-15 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-01-09 Listed $44,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $1,492 · -16.7% YoY. Source: county tax records.