16057 Minorca Dr · Burnt Store Marina, FL 33955

$336,990

4 bd · 2.0 ba · 1,808 sqft · Land · 112 Days on market

Built 2026 9,580 sqft lot $30/mo HOA · 1% of rent

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Why this score? — see what drove the D- 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 +10.4/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover modern living with the Biscayne Plan a charming single-story home. The open design seamlessly connects the Living, Dining, and Kitchen areas. The chef’s dream kitchen features sophisticated cabinetry, elegant quartz countertops, and stainless steel appliances, including a smooth-top range, microwave hood, and dishwasher. The expansive primary suite offers a private bath with dual vanity sinks and a spacious walk-in closet. With three additional bedrooms, a whole secondary bath, and a THREE-CAR GARAGE, this home is perfect. . Energy-efficient Low-E insulated dual-pane vinyl windows and a one-year limited warranty ensure comfort and peace of mind.

Key facts

• Chef's dream kitchen
• Private bath
• Dual vanity sinks

Tags

• CHEF'S DREAM KITCHEN
• SOPHISTICATED CABINETRY
• ELEGANT QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BATH
• DUAL VANITY SINKS

Property features AI

Finance

• Other: Lot approximately 0.22 acres (about 890 sq meters); Zoning: PDR; Lease restrictions apply
• HOA & community: HOA: Burnt Store Village Property Owners Association; HOA approval required; HOA dues $370 annually (approximately $30.83/month); Pets allowed

Exterior

• Parking: Attached 2-car garage (19 x 20) with garage door opener; Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Under construction (projected completion July 17, 2026); South-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction by Century Complete (Builder model: BISCAYNE)
• Exterior features: Lighting; Sidewalk; Sliding doors; Paved public-maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Open floorplan; Stone counters; Programmable thermostat; Walk-in closets; Double-pane, insulated thermal windows; Den/Library/Office
• Laundry & utility: Laundry room inside the home

🏗️ 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/2.0-bath land listed at $337k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (18.0% below list).
• Recommended offer: $276k (18.0% 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); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: 1481 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 43% 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 112 days — a 9% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.
• Current owner paid $50k; list at $337k implies a 574% gain — meaningful room to come down on a strong offer.

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→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,212 (18.0% 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 112 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 10.2

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-65,806
• Equity at exit: $50,246

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-71,557
• Equity at exit: $29,137

Cash invested: $94,357 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,762 high
• Mortgage (P&I): −$1,767
• Tax est. 1.5%: −$421 /mo · $5,055/yr
• Insurance: −$140
• HOA: −$30
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-177

Break-even live

Break-even rent $2,986

Max offer price $311,409

Occupancy floor —

Sensitivity live

Price	-10% $56	-5% $-60	+0% $-177	+5% $-293	+10% $-410
Rent	-10% $-395	-5% $-286	+0% $-177	+5% $-68	+10% $41
Rate	-1.0pp $-7	-0.5pp $-91	base $-177	+0.5pp $-264	+1.0pp $-353

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: $84,248
• Closing costs: $10,110
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	22d	1	0.18mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	22d	1	0.22mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	22d	1	0.23mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	22d	1	0.38mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	22d	1	0.38mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	14d	1	0.58mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	22d	1	0.70mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	14d	1	0.71mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	22d	1	0.72mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	22d	1	0.84mi
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	22d	1	1.23mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	22d	1	1.34mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	22d	1	1.34mi
14700 Cherry Blossom Way Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	22d	1	1.36mi
14680 Sycamore Ct #3722 Punta Gorda, FL	3.0	2.0	2110	$4,000	$1.90	22d	1	1.39mi
14185 Poppy Field Loop #5421 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	22d	1	1.40mi
14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL	3.0	2.0	1301	$6,000	$4.61	22d	1	1.47mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	22d	1	1.47mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 27 events

1. 2026-06-18
   days on market $336,990 Active 112 DOM
2. 2026-06-17
   days on market $336,990 Active 111 DOM
3. 2026-06-16
   remarks 693-char remark
4. 2026-06-16
   days on market $336,990 Active 110 DOM
5. 2026-06-15
   days on market $336,990 Active 109 DOM
6. 2026-06-14
   days on market $336,990 Active 107 DOM
7. 2026-06-13
   days on market $336,990 Active 106 DOM
8. 2026-06-10
   days on market $336,990 Active 104 DOM
9. 2026-06-09
   days on market $336,990 Active 103 DOM
10. 2026-06-08
    days on market $336,990 Active 102 DOM
11. 2026-06-07
    days on market $336,990 Active 101 DOM
12. 2026-06-05
    days on market $336,990 Active 98 DOM
13. 2026-06-03
    days on market $336,990 Active 97 DOM
14. 2026-06-02
    days on market $336,990 Active 96 DOM
15. 2026-06-01
    days on market $336,990 Active 95 DOM
16. 2026-05-31
    days on market $336,990 Active 94 DOM
17. 2026-05-30
    days on market $336,990 Active 93 DOM
18. 2026-04-30
    price $336,990 668-char remark

    Show marketing remark (668 chars)

    Discover modern living with the Biscayne Plan a charming single-story home. The open design seamlessly connects the Living, Dining, and Kitchen areas. The chef’s dream kitchen features sophisticated cabinetry, elegant quartz countertops, and stainless steel appliances, including a smooth-top range, microwave hood, and dishwasher. The expansive primary suite offers a private bath with dual vanity sinks and a spacious walk-in closet. With three additional bedrooms, a whole secondary bath, and a THREE-CAR GARAGE, this home is perfect. . Energy-efficient Low-E insulated dual-pane vinyl windows and a one-year limited warranty ensure comfort and peace of mind.

19. 2026-04-30
    price $336,990

    Show marketing remark (668 chars)

    Discover modern living with the Biscayne Plan a charming single-story home. The open design seamlessly connects the Living, Dining, and Kitchen areas. The chef’s dream kitchen features sophisticated cabinetry, elegant quartz countertops, and stainless steel appliances, including a smooth-top range, microwave hood, and dishwasher. The expansive primary suite offers a private bath with dual vanity sinks and a spacious walk-in closet. With three additional bedrooms, a whole secondary bath, and a THREE-CAR GARAGE, this home is perfect. . Energy-efficient Low-E insulated dual-pane vinyl windows and a one-year limited warranty ensure comfort and peace of mind.

20. 2026-04-24
    price $336,990 34-char remark

    Show marketing remark (34 chars)

    4 bed | 3 bath | 3-bay | 1808 sqft

21. 2026-02-27
    listed $346,990 Active 34-char remark

    Show marketing remark (34 chars)

    4 bed | 3 bath | 3-bay | 1808 sqft

22. 2026-02-26
    listed $346,990 Active 668-char remark

    Show marketing remark (668 chars)

    Discover modern living with the Biscayne Plan a charming single-story home. The open design seamlessly connects the Living, Dining, and Kitchen areas. The chef’s dream kitchen features sophisticated cabinetry, elegant quartz countertops, and stainless steel appliances, including a smooth-top range, microwave hood, and dishwasher. The expansive primary suite offers a private bath with dual vanity sinks and a spacious walk-in closet. With three additional bedrooms, a whole secondary bath, and a THREE-CAR GARAGE, this home is perfect. . Energy-efficient Low-E insulated dual-pane vinyl windows and a one-year limited warranty ensure comfort and peace of mind.

23. 2026-02-26
    listed $346,990 Active

    Show marketing remark (668 chars)

    Discover modern living with the Biscayne Plan a charming single-story home. The open design seamlessly connects the Living, Dining, and Kitchen areas. The chef’s dream kitchen features sophisticated cabinetry, elegant quartz countertops, and stainless steel appliances, including a smooth-top range, microwave hood, and dishwasher. The expansive primary suite offers a private bath with dual vanity sinks and a spacious walk-in closet. With three additional bedrooms, a whole secondary bath, and a THREE-CAR GARAGE, this home is perfect. . Energy-efficient Low-E insulated dual-pane vinyl windows and a one-year limited warranty ensure comfort and peace of mind.

24. 2025-01-14
    soldstatus $50,000
25. 2021-06-22
    soldstatus $64,400
26. 2013-05-11
    soldstatus $5,500
27. 2010-07-14
    listed $7,000

ⓘ 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 · 32 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: $33,145
• − Mortgage interest: −$18,877
• − Property taxes: −$5,055
• − Insurance: −$1,685
• − Repairs & maintenance: −$2,652
• − Management: −$2,652
• − HOA: −$360
• − Depreciation: −$9,803
• Taxable loss: −$7,938
• Est. tax savings @ 24.0%: +$1,905
• After-tax cash flow: $-216/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

+4714.1% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $336,990 FORTMLS
• 2026-04-30 Price Changed $336,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $336,990 Zillow
• 2026-02-27 Listed $346,990 Zillow
• 2026-02-26 Listed $346,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listed $346,990 FORTMLS
• 2025-01-14 Sold (Public Records) $50,000 Public Records
• 2021-06-22 Sold (Public Records) $64,400 Public Records
• 2013-05-11 Sold (MLS) $5,500 Stellar MLS as Distributed by MLS Grid
• 2010-07-14 Listed $7,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+23.6%/yr

Latest (2025): $627 · +9.1% YoY. Source: county tax records.