Manufactured Home in 55+
For Sale
$279,900
4300 RIVERSIDE Dr 109, Punta Gorda, FL 33982
Updated double-wide with private backyard dock and Peace River views in a pet-free 55+ community.
Property Size1,100 SF
Days on Market71
Property Features for 4300 RIVERSIDE Dr 109
General Information
Standard status
Active
Size
1,100 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$784
Building Details
Building Size
1,100 SF
Year Built
2005
Listing Agency:
Savvy Avenue, LLC
(888) 490-1268
Listed By:
Moe Mossa · License #496503916
(888) 490-1268
Source:
Elliman
Added: Jun 3
Changed: Aug 9
Last Checked: Aug 11 at 9:01AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Savvy Avenue, LLC
Investment Insights
Based on property information with market context.
This fractional ownership manufactured home is located in River Forest Village, a 55+ community along the Peace River. The home features an open floor plan with kitchen/dining flowing into a double living room and sunroom with six panoramic waterview windows. It has two bedrooms and two full baths across seven total rooms. Recent improvements include an updated metal roof, new AC unit, new flooring throughout, a new deck, reset house pylons, new vapor barrier, new hot water tank, new electrical service, and a complete metal surround with hurricane shutters.
Outside, the property includes a private backyard dock with a short canal ride to open water, supporting boating from your own dock. Residents have access to an on-site pool, clubhouse amenities, and community offerings such as pickleball groups. The home also notes golf-cart use, with a golf cart included.
The community fee of $255 per month (minimal per the remarks) covers grass cutting, water/sewer, pool maintenance, clubhouse amenities, basic cable, and curbside trash pickup. The community is pet free, and the home is described as being approximately five minutes to Punta Gorda Airport.
Outside, the property includes a private backyard dock with a short canal ride to open water, supporting boating from your own dock. Residents have access to an on-site pool, clubhouse amenities, and community offerings such as pickleball groups. The home also notes golf-cart use, with a golf cart included.
The community fee of $255 per month (minimal per the remarks) covers grass cutting, water/sewer, pool maintenance, clubhouse amenities, basic cable, and curbside trash pickup. The community is pet free, and the home is described as being approximately five minutes to Punta Gorda Airport.
Key Highlights
- 2005 double‑wide 24x48 with 2 bedrooms, 2 full baths, and 7 rooms in a 55+ community
- Private backyard dock with Peace River access via a short canal ride to open water
- Waterview sunroom with 6 panoramic windows plus open floor plan connecting kitchen, dining, double living room, and sunroom
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$9,711
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.47%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$194,220
$194.2K
Cap Rate 7%
$138,729
$138.7K
Cap Rate 9%
$107,900
$107.9K
Market Conditions
NOI Build-Up for 1,100 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$22.0K $20.04/SF
− Vacancy
−$4.4K −$3.99/SF
EGI
$17.7K $16.05/SF
− OpEx
−$7.9K −$7.22/SF
NOI
$9.7K $8.83/SF
Area
Charlotte County, FL
Vacancy
19.90%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$194,220
Cap Rate 7%
$138,729
Cap Rate 9%
$107,900
Alternative Uses
Best Use
Apartment 5plus
$138.7K
$121.4K – $161.9K
NOI $9,711 @ 7.0% cap · market cap 3.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$360.2K
$315.2K – $420.2K
NOI $25,212 @ 7.0% cap · market cap 9.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
93
Businesses Nearby
Explore this area
Business Placement
Demographics for 33982, FL
12,404
Population
6,091
Households
2
Avg Household Size
52
Median Age
25%
College-Educated
88%
High-School Grad
407.1 sq mi
ZIP Area
30
Density / Sq Mi
$68,514
Median Household Income
$43,964
Median Earnings
$1,104
Median Rent
$285,400
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Updated double-wide with private backyard dock and Peace River views in a pet-free 55+ community.
Where is this mobile home & rv park located?
The property is located at 4300 RIVERSIDE Dr 109 Punta Gorda, FL.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: 2005 double‑wide 24x48 with 2 bedrooms, 2 full baths, and 7 rooms in a 55+ community; Private backyard dock with Peace River access via a short canal ride to open water; Waterview sunroom with 6 panoramic windows plus open floor plan connecting kitchen, dining, double living room, and sunroom
