10100 Burnt Store Rd #118 · Punta Gorda, FL 33950

$98,000

2 bd · 1.5 ba · 672 sqft · Manufactured public records · 83 Days on market

Built 1970 3,333 sqft lot $250/mo HOA · 15% of rent ↓ 27% since listing

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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

Fabulous LAKEFRONT WITH FOUNTAIN VIEWS from this FURNISHED and MOVE IN READY home in popular 55+ River Haven Park! Close to ALL amenities including Publix grocery, Home Depot, Walmart and more (1-3 minutes by car)! 2-bedroom, 1.5 bath home is nicely updated with inside laundry, BRAND NEW CARPORT/SCREENED LANAI with BRAND NEW VINYL WINDOWS, UPDATED INTERIOR including BEAUTIFULLY UPDATED kitchen with plenty of cabinet and countertop space (CORIAN COUNTERTOPS), updated master bathroom, laminate floors (no carpet in here) plus it is CLEAN AND MOVE IN READY! Could be your ideal for winter escape or full-time residence! This community is situated along the popular Alligator Creek offering res

Key facts

• Lakefront
• Fountain views
• New carport

Tags

• LAKEFRONT
• FOUNTAIN VIEWS
• INSIDE LAUNDRY
• NEW CARPORT
• SCREENED LANAI
• NEW VINYL WINDOWS

Property features AI

Finance

• Other: Furnished; Unit located on waterfront with pond view and 60 feet of pond frontage; Water extras: fishing pier and concrete seawall; Property type: residential mobile home in MHP zoning; Lot vegetation: mature landscaping and trees; Lot acreage: less than 1/4 acre (approximately 0.08 acres)
• Financial info: Total annual fees reported $3,000; Total monthly fees reported $250
• HOA & community: River Haven MHP association (monthly fee required); Monthly association fee $250; Association amenities: clubhouse, park, pool, recreation facilities, shuffleboard court, storage; Association fee includes pool, structure maintenance, grounds maintenance, management, private road, recreational facilities, sewer, trash and water; Senior community; Pets allowed (cats and dogs, size limit up to 100 lbs); Buyer approval required; Community features include community mailbox, dog park, golf carts OK

Exterior

• Parking: Covered parking; Driveway parking; Golf cart parking; Ground-level; Guest parking; On-street parking; 1-car carport
• Utilities: Public water; Public sewer; Electricity connected; Cable available and connected; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Mobile home (single wide); One story; Faces southwest; Completed condition
• Construction: Vinyl siding; Metal roof; Built on crawlspace
• Exterior features: Covered screened side porch; Patio/porch is covered and screened; Storage structure on property; Mature landscaping with trees; Near golf course and marina; Paved, private-maintained road

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Crawlspace foundation
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $25 ($304/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $678 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.72% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.76%
• DSCR: 1.88
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $55,776
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10100 Burnt Store Rd #77	0.03mi	1/1.0 (-1)	660 (-2%)	11mo	$55,000	$83	80

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.32×
• Total profit: $-18,786
• Equity at exit: $14,612

10-year hold

• IRR: -41.5%
• Equity multiple: -0.15×
• Total profit: $-31,657
• Equity at exit: $8,473

Cash invested: $27,440 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,681 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$250
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $25

Break-even live

Break-even rent $1,649

Max offer price $98,000

Occupancy floor 94%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$1,940	$1.75	13d	27	0.71mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 24 events

1. 2026-06-18
   days on market $98,000 Active 83 DOM
2. 2026-06-17
   days on market $98,000 Active 82 DOM
3. 2026-06-16
   days on market $98,000 Active 81 DOM
4. 2026-06-15
   days on market $98,000 Active 80 DOM
5. 2026-06-14
   days on market $98,000 Active 78 DOM
6. 2026-06-13
   days on market $98,000 Active 77 DOM
7. 2026-06-10
   days on market $98,000 Active 75 DOM
8. 2026-06-09
   days on market $98,000 Active 74 DOM
9. 2026-06-08
   days on market $98,000 Active 73 DOM
10. 2026-06-07
    days on market $98,000 Active 72 DOM
11. 2026-06-05
    days on market $98,000 Active 69 DOM
12. 2026-06-03
    days on market $98,000 Active 68 DOM
13. 2026-06-02
    days on market $98,000 Active 67 DOM
14. 2026-06-01
    days on market $98,000 Active 66 DOM
15. 2026-05-31
    days on market $98,000 Active 65 DOM
16. 2026-05-30
    days on market $98,000 Active 64 DOM
17. 2026-03-27
    listed $98,000 Active
18. 2025-07-31
    historical
19. 2024-11-15
    price $126,900
20. 2024-10-11
    status Active
21. 2024-10-09
    historical
22. 2024-04-30
    status Active
23. 2024-04-29
    status Pending
24. 2024-04-12
    listed $134,900 Active

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $856 · $71/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $20,171
• − Mortgage interest: −$5,490
• − Property taxes: −$856
• − Insurance: −$5,608
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − HOA: −$3,000
• − Depreciation: −$2,851
• Taxable loss: −$861
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $510/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

• 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

-27.4% since first listed

8 events — show timeline

• 2026-03-27 Listed $98,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-15 Price Changed $126,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-10-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-04-12 Listed $134,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $856 · +5.3% YoY. Source: county tax records.