17200 Acapulco Rd #121 · Burnt Store Marina, FL 33955

$199,000

3 bd · 2.0 ba · 1,644 sqft · Condo public records · 111 Days on market

Built 2008 $891/mo HOA · 20% of rent

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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 +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bedroom 2 bathroom FULLY furnished condo in the community of Burnt Store Lakes. This second floor end unit is being sold completely turn key - just bring your toothbrush and move right in! The fully equipped kitchen has granite countertops and plenty of cabinets for storage. The living room/dining room combination leads out to your very own private lanai. The sliding glass door as well as all windows are impact rated. The spacious master bedroom features a walk in closet and large master bathroom. This unit also has two guest bedrooms and another full bathroom. The condo has a one car garage with plenty of room for storage, as well as outside parking for guests. This community has 11 lakes, a park with a private kayak launch, and direct access to Charlotte Harbor. Schedule your private showing today!

Key facts

• Spa
• Small condo complex
• Pool

Tags

• SMALL CONDO COMPLEX
• POOL
• SPA
• LARGE PARKING AREA
• ROOF REPLACED
• IMPACT RATED WINDOWS

Property features AI

Finance

• Other: Turnkey furnished; Homestead exemption applied; Zoning: RMF15
• Financial info: Total annual fees: $10,692; Lease restrictions apply
• HOA & community: Monthly condo fee: $891 (includes common area taxes, pool, escrow reserves, fidelity bond, insurance, building and grounds maintenance, sewer and water); Association amenities include pool and spa/hot tub; Community features: owned association recreation, community mailbox, deed restrictions, golf carts allowed, reclaimed water irrigation, sidewalks, street lights; Pets allowed (cats and dogs, with number limit); Association name: Star Hospitality

Exterior

• Parking: Attached garage (1 car) with garage door opener; Guest parking and off-street parking
• Security: Association approval required
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; BB/HS internet available; Water connected; Sewer connected
• Home design: Residential condominium; Two-story building; unit on 2nd floor; Faces west; Stair lift present
• Construction: Block and stucco construction; Tile roof; Slab foundation; Building name: ACAPULCO PLACE; Built as part of a multi-unit condominium community
• Exterior features: Enclosed, screened rear porch; Awning(s); Exterior lighting; Shade shutters; Sidewalk; Sliding doors; Landscaped grounds; Near golf course; Near marina; Paved road (publicly maintained)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Stone counters
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Open floorplan with living room/dining room combo; Stone countertops; Thermostat; Walk-in closets; Window treatments (blinds)
• Laundry & utility: Washer and dryer included; Inside laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $963 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $199k).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 4.8% in Burnt Store Marina — 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 72/100 on livability (#354 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, cost of living C-, amenities 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: 1481 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $4,541/mo this rent would consume 71% of the median local household income ($77k/yr) (locally 226% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $158k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.28% ✓
• Cap rate: 14.67%
• Cash-on-cash: 29.92%
• DSCR: 2.33
• GRM: 3.7

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: 13.4%
• Equity multiple: 1.54×
• Total profit: $29,905
• Equity at exit: $29,672

10-year hold

• IRR: 22.5%
• Equity multiple: 2.95×
• Total profit: $108,391
• Equity at exit: $17,206

Cash invested: $55,720 (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: 1481
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $4,541 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$181 /mo · $2,167/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$891
• Vacancy / Maint / Mgmt: −$954
• Net cashflow: $963

Break-even live

Break-even rent $3,322

Max offer price $199,000

Occupancy floor 74%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	13d	1	0.56mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	21d	1	0.79mi
17849 Hibiscus Cove Ct #1 Punta Gorda, FL	3.0	2.0	1937	$6,250	$3.23	23d	1	0.91mi
24417 Baltic Ave #1102 Punta Gorda, FL	2.0	2.0	1788	$5,250	$2.94	23d	1	1.04mi
3255 Sugarloaf Key Rd Unit 31B Punta Gorda, FL	2.0	2.0	1516	$3,000	$1.98	16d	1	1.05mi
2060 Matecumbe Key Rd Punta Gorda, FL	2.0–3.0	2.0	1271	$5,400	$4.25	23d	3	1.06mi
5050 Marianne Key Rd Unit 1B Punta Gorda, FL	2.0	2.0	1347	$4,500	$3.34	16d	1	1.11mi
4005 Big Pass Ln Punta Gorda, FL	2.0	2.0	1423	$5,500	$3.87	16d	1	1.13mi
3020 Matecumbe Key Rd #103 Punta Gorda, FL	2.0	2.0	1148	$5,200	$4.53	23d	1	1.15mi
3471 Sunset Key Cir #102 Punta Gorda, FL	3.0	2.0	1991	$5,750	$2.89	23d	1	1.20mi
1610 Islamorada Blvd Unit 64A Punta Gorda, FL	2.0	2.0	1516	$2,000	$1.32	23d	1	1.20mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	1.28mi
3313 Sunset Key Cir Punta Gorda, FL	3.0	2.0–3.0	2089	$6,750	$3.23	23d	4	1.28mi
3313 Sunset Key Cir Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	2099	$2,750	$1.31	23d	1	1.28mi
1001 Islamorada Blvd Unit 12A Punta Gorda, FL	2.0	2.0	1365	$1,600	$1.17	16d	1	1.31mi
5 Pirates Ln Unit 54B Punta Gorda, FL	2.0	2.0	1516	$4,600	$3.03	23d	1	1.31mi
1010 Islamorada Blvd Punta Gorda, FL	3.0	2.0	1592	$4,700	$2.95	23d	1	1.35mi
3270 Southshore Dr Unit 72B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	23d	1	1.39mi
17947 Courtside Landings Cir Punta Gorda, FL	3.0	2.0	1338	$5,500	$4.11	23d	1	1.39mi
3250 Southshore Dr Unit 54B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	23d	1	1.41mi
3280 Southshore Dr Unit 87A Punta Gorda, FL	3.0	2.0	2069	$4,000	$1.93	23d	1	1.43mi
3001 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1734	$5,500	$3.17	23d	1	1.43mi
2091 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1640	$5,200	$3.17	23d	1	1.44mi
3170 Matecumbe Key Rd #134 Punta Gorda, FL	2.0	2.0	1188	$1,899	$1.60	23d	1	1.44mi

HOA detail condo

• Monthly dues: $891 · $10,692/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-16
   status Pending
2. 2026-04-23
   price $199,000
3. 2026-03-23
   price $229,000
4. 2026-01-25
   listed $239,000 Active
5. 2024-07-31
   listed $265,000 Active
6. 2017-04-25
   soldstatus $157,500
7. 2017-04-24
   soldstatus $157,500 Sold 823-char remark

   Show marketing remark (823 chars)

   Beautiful 3 bedroom 2 bathroom FULLY furnished condo in the community of Burnt Store Lakes. This second floor end unit is being sold completely turn key - just bring your toothbrush and move right in! The fully equipped kitchen has granite countertops and plenty of cabinets for storage. The living room/dining room combination leads out to your very own private lanai. The sliding glass door as well as all windows are impact rated. The spacious master bedroom features a walk in closet and large master bathroom. This unit also has two guest bedrooms and another full bathroom. The condo has a one car garage with plenty of room for storage, as well as outside parking for guests. This community has 11 lakes, a park with a private kayak launch, and direct access to Charlotte Harbor. Schedule your private showing today!

8. 2017-04-09
   status Pending 823-char remark

   Show marketing remark (823 chars)

   Beautiful 3 bedroom 2 bathroom FULLY furnished condo in the community of Burnt Store Lakes. This second floor end unit is being sold completely turn key - just bring your toothbrush and move right in! The fully equipped kitchen has granite countertops and plenty of cabinets for storage. The living room/dining room combination leads out to your very own private lanai. The sliding glass door as well as all windows are impact rated. The spacious master bedroom features a walk in closet and large master bathroom. This unit also has two guest bedrooms and another full bathroom. The condo has a one car garage with plenty of room for storage, as well as outside parking for guests. This community has 11 lakes, a park with a private kayak launch, and direct access to Charlotte Harbor. Schedule your private showing today!

9. 2016-01-15
   listed $175,000 Active 823-char remark

   Show marketing remark (823 chars)

   Beautiful 3 bedroom 2 bathroom FULLY furnished condo in the community of Burnt Store Lakes. This second floor end unit is being sold completely turn key - just bring your toothbrush and move right in! The fully equipped kitchen has granite countertops and plenty of cabinets for storage. The living room/dining room combination leads out to your very own private lanai. The sliding glass door as well as all windows are impact rated. The spacious master bedroom features a walk in closet and large master bathroom. This unit also has two guest bedrooms and another full bathroom. The condo has a one car garage with plenty of room for storage, as well as outside parking for guests. This community has 11 lakes, a park with a private kayak launch, and direct access to Charlotte Harbor. Schedule your private showing today!

ⓘ 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: $2,167 · $181/mo
• Projected year-2 tax: $2,167 · $181/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 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $54,490
• − Mortgage interest: −$11,147
• − Property taxes: −$2,167
• − Insurance: −$6,114
• − Repairs & maintenance: −$4,359
• − Management: −$4,359
• − HOA: −$10,692
• − Depreciation: −$5,789
• Taxable income: $9,864
• Est. tax owed @ 24.0%: −$2,367
• After-tax cash flow: $9,185/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

+13.7% since first listed

9 events — show timeline

• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $229,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-25 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-31 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-25 Sold (Public Records) $157,500 Public Records
• 2017-04-24 Sold (MLS) $157,500 Stellar MLS as Distributed by MLS Grid
• 2017-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-01-15 Listed $175,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2025): $2,167 · -0.4% YoY. Source: county tax records.