29156 Crawford Ave · Harbour Heights, FL 33982

$79,900

3 bd · 2.0 ba · 440 sqft · Manufactured public records · 16 Days on market

Built 1965 9,448 sqft lot

---

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
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

Being sold for lot value only. Seller will pay up to $3000 towards demolition and removal of uninhabitable mobile home. NICE COMMUNITY! Club-with pool + golf is optional. Good sized lot.

Key facts

• Oversized shed
• Open floor plan
• Walk-in closet

Tags

• CERAMIC TILE FLOORING
• FLEXIBLE BONUS ROOM
• OPEN FLOOR PLAN
• WALK-IN CLOSET
• OVERSIZED SHED
• INDOOR LAUNDRY ROOM

Property features AI

Finance

• Other: Zoned MHC (manufactured home community); Total acreage: less than 1/4 acre (approx. 0.22 acres)
• Financial info: No lease restrictions
• HOA & community: Pets allowed; No association approval required

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Residential mobile home (single wide); One level; Faces west
• Construction: Vinyl siding; Membrane roof; Built on foundation appropriate for single wide mobile home
• Exterior features: Private mailbox; Outdoor storage; Asphalt road access; Lot located in county

Interior

• Kitchen: Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Wall/window unit(s) for cooling
• Interior features: Split bedroom layout; Thermostat; Walk-in closet(s); Inside utility room; Smoke detector(s)
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.1% vs local median 4.0% in Harbour Heights — 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 64/100 on livability (#684 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: amenities F, commute F, health & safety D-.
• 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); 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); 1037 active listings in the ZIP; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 35% 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 $552 of loan paydown is wiped out by about $2k 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 + 4.1% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $12k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $80k implies a 1129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.67% ✓
• Cap rate: 23.10%
• Cash-on-cash: 60.03%
• DSCR: 3.67
• GRM: 3.1

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: 60.1%
• Equity multiple: 3.72×
• Total profit: $60,821
• Equity at exit: $11,913

10-year hold

• IRR: 65.2%
• Equity multiple: 7.94×
• Total profit: $155,205
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,134 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $1,119

Break-even live

Break-even rent $717

Max offer price $79,900

Occupancy floor 43%

Sensitivity live

Price	-10% $1,164	-5% $1,142	+0% $1,119	+5% $1,096	+10% $1,074
Rent	-10% $951	-5% $1,035	+0% $1,119	+5% $1,203	+10% $1,288
Rate	-1.0pp $1,159	-0.5pp $1,139	base $1,119	+0.5pp $1,098	+1.0pp $1,077

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $79,900 Active 16 DOM
2. 2026-06-17
   price $79,900 Active 15 DOM
3. 2026-06-17
   days on market $84,500 Active 15 DOM
4. 2026-06-16
   price $84,500 Active 14 DOM
5. 2026-06-16
   days on market $87,500 Active 14 DOM
6. 2026-06-15
   days on market $87,500 Active 13 DOM
7. 2026-06-14
   days on market $87,500 Active 11 DOM
8. 2026-06-13
   pricedays on market $87,500 Active 10 DOM
9. 2026-06-10
   days on market $92,000 Active 8 DOM
10. 2026-06-09
    days on market $92,000 Active 7 DOM
11. 2026-06-08
    days on market $92,000 Active 6 DOM
12. 2026-06-07
    days on market $92,000 Active 5 DOM
13. 2026-06-05
    days on market $92,000 Active 2 DOM
14. 2026-06-03
    remarks 699-char remark
15. 2026-06-03
    listed $92,000 Active 1 DOM

ⓘ 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: $1,370 · $114/mo
• Projected year-2 tax: $1,370 · $114/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 6/10 Major FEMA zone X (shaded) · 55% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,604
• − Mortgage interest: −$4,476
• − Property taxes: −$1,370
• − Insurance: −$400
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$2,324
• Taxable income: $12,937
• Est. tax owed @ 24.0%: −$3,105
• After-tax cash flow: $10,324/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 — Harbour Heights

• Score: 64/100
• State rank: #684
• US rank: #14202

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment B 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

+397.3% since first listed

6 events — show timeline

• 2026-06-02 Listed $92,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-28 Sold (MLS) $6,499 Stellar MLS as Distributed by MLS Grid
• 2017-04-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-04-12 Listed $9,499 Stellar MLS as Distributed by MLS Grid
• 1989-03-01 Sold (Public Records) $15,500 Public Records
• 1980-10-01 Sold (Public Records) $18,500 Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,370 · +4.4% YoY. Source: county tax records.