7507 Acorn Blvd · Cleveland, FL 33982

$350,000

5 bd · 3.0 ba · 2,001 sqft · Land · 8 Days on market

Built 2026 1.25 ac lot

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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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

Very nice wooded 2.5 Acres in nice area with lager homes, able to have horses and other animals. Acreage is selling fast. Don't wait to long.

Key facts

• Horse property
• Horseback trails
• Small farm acreage

Tags

• AGRICULTURALLY ZONED LAND
• OPEN-CONCEPT FLOOR PLAN
• HORSE PROPERTY
• SMALL FARM ACREAGE
• HORSEBACK TRAILS

Property features AI

Finance

• Other: Property is in an agricultural (AG) zone; 1.25-acre lot (approximately 1 to less than 2 acres); One well and one septic on property; Furnished status: Unfurnished
• HOA & community: No HOA/association indicated; Cats and dogs allowed

Exterior

• Utilities: Electricity connected; Water connected; Cable available; No municipal water source listed; No sewer listed
• Home design: Manufactured home (double wide); Single-story; East-facing; Completed condition; Clayton make
• Construction: Tilt-up walls and frame construction; Shingle roof; Crawlspace foundation; New construction
• Exterior features: Sliding doors; Cleared and private lot; Oak trees and wooded vegetation; Pasture; Unpaved (dirt) road access; Irregular, oversized lot; Zoned for horses

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen and family room combo
• Laundry & utility: Washer hookup; Electric dryer hookup; Water softener; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (19.5% below list).
• Recommended offer: $282k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.8% in Cleveland — 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 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, schools F, amenities 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; 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago 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.
• Current owner paid $40k; list at $350k implies a 784% 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 $281,838 (19.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.81% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• 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: -11.7%
• Equity multiple: 0.57×
• Total profit: $-41,866
• Equity at exit: $52,186

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-8,427
• Equity at exit: $30,262

Cash invested: $98,000 (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 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1037
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,818 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $185

Break-even live

Break-even rent $2,584

Max offer price $350,000

Occupancy floor 88%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-20
   listed $350,000 Active
2. 2025-02-03
   historical
3. 2024-11-27
   listed $575,000 Active
4. 2021-11-12
   soldstatus $39,600
5. 2021-11-02
   soldstatus $39,600
6. 2021-10-28
   soldstatus $79,150 Closed 141-char remark

   Show marketing remark (141 chars)

   Very nice wooded 2.5 Acres in nice area with lager homes, able to have horses and other animals. Acreage is selling fast. Don't wait to long.

7. 2021-07-31
   status Pending 141-char remark

   Show marketing remark (141 chars)

   Very nice wooded 2.5 Acres in nice area with lager homes, able to have horses and other animals. Acreage is selling fast. Don't wait to long.

8. 2021-06-25
   listed $82,500 Active 141-char remark

   Show marketing remark (141 chars)

   Very nice wooded 2.5 Acres in nice area with lager homes, able to have horses and other animals. Acreage is selling fast. Don't wait to long.

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$2,185/yr (+$182/mo · 303.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $33,821
• − Mortgage interest: −$19,605
• − Property taxes: −$720
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,706
• − Management: −$2,706
• − Depreciation: −$10,182
• Taxable loss: −$3,848
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $3,146/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

+324.2% since first listed

8 events — show timeline

• 2026-05-20 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-27 Listed $575,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-12 Sold (Public Records) $39,600 Public Records
• 2021-11-02 Sold (Public Records) $39,600 Public Records
• 2021-10-28 Sold (MLS) $79,150 FORTMLS
• 2021-07-31 Pending — FORTMLS
• 2021-06-25 Listed $82,500 FORTMLS

Property tax history

+1.1%/yr

Latest (2025): $720 · +4.6% YoY. Source: county tax records.