25230 Cadiz Dr · Burnt Store Marina, FL 33955

$349,999

4 bd · 3.0 ba · 2,020 sqft · Land · 95 Days on market

Built 2026 9,600 sqft lot $18/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. The Madison floorplan at Burnt Store Village is a 2,020 square foot home with four bedrooms, three full bathrooms and a three-car garage. Entering the home, a long foyer divides the home into two sides, with bedrooms on each end. Two bedrooms share a bathroom on one side, with another bedroom, bathroom and laundry room on the opposite side. At the end of the foyer, the home showcases the expansive open-concept floorplan, including the kitchen with quartz counter tops, living room and dining room. The living room overlooks a covered patio, perfect for outside dining or entertaining in the beautiful Florida weather and impact storm windows throughout. The spacious primary

Key facts

• En suite bathroom
• Impact storm windows
• Covered patio

Tags

• OPEN-CONCEPT FLOORPLAN
• QUARTZ COUNTER TOPS
• COVERED PATIO
• IMPACT STORM WINDOWS
• EN SUITE BATHROOM
• DUAL SINK VANITY

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (24.3% below list).
• Recommended offer: $265k (24.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#354 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, 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.
• Zoned schools: East Elementary School (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 761 students, 52% FRL); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: 1490 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 41% of the median local income ($77k/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 $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

• It's been on market 95 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $23k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,809 (24.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -23.4%
• Equity multiple: 0.20×
• Total profit: $-78,623
• Equity at exit: $52,186

10-year hold

• IRR: -18.1%
• Equity multiple: 0.01×
• Total profit: $-96,531
• 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 33955

• Home prices YoY: -24.5%
• Active inventory: 1490
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,648 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$18
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-345

Break-even live

Break-even rent $3,085

Max offer price $300,110

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-224	+0% $-345	+5% $-466	+10% $-587
Rent	-10% $-554	-5% $-449	+0% $-345	+5% $-240	+10% $-136
Rate	-1.0pp $-169	-0.5pp $-256	base $-345	+0.5pp $-435	+1.0pp $-528

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: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	22d	1	0.03mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	22d	1	0.05mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	22d	1	0.32mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	22d	1	0.35mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	22d	1	0.37mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	15d	1	0.52mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	22d	1	0.54mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	15d	1	0.61mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	22d	1	0.62mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	22d	1	0.74mi
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	22d	1	1.42mi

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 11 events

1. 2026-04-13
   status Pending
2. 2026-03-13
   price $349,999
3. 2026-02-06
   price $369,999
4. 2026-01-29
   price $376,999
5. 2026-01-19
   price $369,999
6. 2026-01-08
   listed $373,455 Active
7. 2025-08-22
   soldstatus $320,000
8. 2020-10-19
   soldstatus $10,000
9. 2020-04-08
   historical
10. 2019-04-08
    listed $12,500 Active
11. 2004-04-07
    soldstatus $56,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone D · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,777
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,542
• − Management: −$2,542
• − HOA: −$216
• − Depreciation: −$10,182
• Taxable loss: −$10,310
• Est. tax savings @ 24.0%: +$2,474
• After-tax cash flow: $-1,663/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 — Burnt Store Marina

• Score: 72/100
• State rank: #354
• US rank: #6145

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A+ 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): 12,399
• Household income: $76,943
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 226.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 5% Italian 3% Serbian 3%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -78.71%
• Current HPI: 242.9043
• Rent YoY: —
• 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

+525.0% since first listed

11 events — show timeline

• 2026-04-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $349,999 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $369,999 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $376,999 Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Price Changed $369,999 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Listed $373,455 Stellar MLS as Distributed by MLS Grid
• 2025-08-22 Sold (Public Records) $320,000 Public Records
• 2020-10-19 Sold (Public Records) $10,000 Public Records
• 2020-04-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-04-08 Listed $12,500 Stellar MLS as Distributed by MLS Grid
• 2004-04-07 Sold (Public Records) $56,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $486 · +9.2% YoY. Source: county tax records.