29215 Edgewood St · Harbour Heights, FL 33982

$180,000

2 bd · 2.0 ba · 975 sqft · Manufactured public records · 87 Days on market

Built 2005 8,699 sqft lot

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Why this score? — see what drove the C- 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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.6/10.0
• 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

Welcome to your slice of Southwest Florida paradise! This 2-bedroom, 2-bath home at 29215 Edgewood Street in Punta Gorda offers comfort, functionality, and peace of mind—located in an X flood zone (no flood insurance typically required). Step inside to a bright, open-concept layout perfect for both everyday living and entertaining. The spacious living area flows seamlessly into the dining space and kitchen, which features ample cabinetry and plenty of prep space for home-cooked meals and gatherings. Enjoy the Florida lifestyle outdoors with plenty of space to create your ideal backyard oasis—whether that’s a garden, patio, or entertaining area. Conveniently located near sh

Key facts

• Backyard oasis
• Conveniently located
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• SPLIT-BEDROOM FLOOR PLAN
• GENEROUSLY SIZED PRIMARY SUITE
• BACKYARD OASIS
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot approximately 0.2 acres (60 x 145); Living area about 975 sq ft (building area 1,455 sq ft); Lot paved road access; Zoned MHC (manufactured home community)
• HOA & community: No association reported; No CDD

Exterior

• Utilities: Electricity connected; Water connected; Sewer connected; Public sewer; No water source specified
• Home design: Residential manufactured home (double wide); One story; Faces north
• Construction: Vinyl siding; Metal roof; Slab foundation; Built as double wide
• Exterior features: Storage

Interior

• Kitchen: Range; Range hood; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $161 ($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 $173k (3.9% below list).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: schools F, 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.
• Market conditions: Rents rising fast (+4.1%/yr); 1037 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 87 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 8.7

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: -9.1%
• Equity multiple: 0.66×
• Total profit: $-16,920
• Equity at exit: $26,839

10-year hold

• IRR: 1.8%
• Equity multiple: 1.14×
• Total profit: $6,835
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$187 /mo · $2,242/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $161

Break-even live

Break-even rent $1,526

Max offer price $180,000

Occupancy floor 86%

Sensitivity live

Price	-10% $263	-5% $212	+0% $161	+5% $110	+10% $59
Rent	-10% $24	-5% $93	+0% $161	+5% $229	+10% $298
Rate	-1.0pp $252	-0.5pp $207	base $161	+0.5pp $114	+1.0pp $67

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Organ St Unit A Punta Gorda, FL	2.0	1.0	925	$1,350	$1.46	14d	1	1.10mi
29469 Peace River Shores Blvd Punta Gorda, FL	2.0	2.0	1045	$1,495	$1.43	21d	1	1.17mi
Organ St , FL	2.0	2.0	1000	$1,500	$1.50	21d	1	1.30mi
114 Organ St Punta Gorda, FL	2.0	2.0	1045	$1,495	$1.43	14d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $180,000 Active 87 DOM
2. 2026-06-16
   days on market $180,000 Active 86 DOM
3. 2026-06-15
   days on market $180,000 Active 85 DOM
4. 2026-06-14
   days on market $180,000 Active 83 DOM
5. 2026-06-13
   days on market $180,000 Active 82 DOM
6. 2026-06-10
   days on market $180,000 Active 80 DOM
7. 2026-06-09
   days on market $180,000 Active 79 DOM
8. 2026-06-08
   days on market $180,000 Active 78 DOM
9. 2026-06-07
   days on market $180,000 Active 77 DOM
10. 2026-06-05
    days on market $180,000 Active 74 DOM
11. 2026-06-03
    days on market $180,000 Active 73 DOM
12. 2026-06-02
    days on market $180,000 Active 72 DOM
13. 2026-06-01
    days on market $180,000 Active 71 DOM
14. 2026-05-31
    days on market $180,000 Active 70 DOM
15. 2026-05-30
    days on market $180,000 Active 69 DOM
16. 2026-04-29
    price $180,000
17. 2026-03-22
    listed $190,000 Active
18. 2025-02-21
    historical
19. 2025-02-11
    price $225,000
20. 2024-09-11
    listed $230,000 Active
21. 2024-03-25
    soldstatus $125,000

ⓘ 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: $2,242 · $187/mo
• Projected year-2 tax: $2,242 · $187/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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 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: $20,762
• − Mortgage interest: −$10,083
• − Property taxes: −$2,242
• − Insurance: −$900
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$5,236
• Taxable loss: −$1,022
• Est. tax savings @ 24.0%: +$245
• After-tax cash flow: $2,177/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

+44.0% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-22 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-11 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-11 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-25 Sold (Public Records) $125,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,242 · +11.7% YoY. Source: county tax records.