16531 Becasse Dr · Burnt Store Marina, FL 33955

$325,000

3 bd · 2.0 ba · 2,024 sqft · Land public records · 213 Days on market

Built 2023 0.26 ac 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 +7.7/30.0
• 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
• 1% rule +2.4/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS LOT IS SITUATED ON A CUL-DE-SAC HELPS ASSURE NO DRIVE-THROUGH TRAFFIC IN THE POPULAR DEED RESTRICTED COMMUNITY OF BURNT STORE VILLAGE! Imagine your dream home here! You will enjoy many a day at this Burnt Store Village single family home building lot featuring an WESTERN REAR EXPOSURE allowing you to take in those glorious sunset while sipping a cool drink OR reading a good book from your future lanai. Burnt Store Village is a Deed Restricted community which exemplifies a strong sense of community. Enjoy a walk at the community park featuring tranquil lake with fountain, walking trails and play area! Neighborhood gatherings such as chili cook off and ice cream socials are frequently held here. You will enjoy watching the unique southwest Florida birds and wildlife found in the Burnt Store Village neighborhood area. Public utilities are available. Burnt Store Village is just north of Burnt Store Marina where golf, marina, fitness center and onsite restaurants can be enjoyed. Downtown Punta Gorda is only a mere fifteen- minute drive where there are plenty of restaurants and town activities to partake in.

Key facts

• Modern features
• Gourmet kitchen
• Oversized lot

Tags

• OVERSIZED LOT
• GOURMET KITCHEN
• MODERN FEATURES
• PRIME LOCATION
• MOVE IN READY

Property features AI

Finance

• Other: Total living area reported from public records; Oversized lot approximately 0.26 acres (1/4 to less than 1/2 acre)
• Financial info: Lease restrictions apply
• HOA & community: HOA with annual fee ($220 / $18.33 monthly equivalent); Association requires fees; Pets allowed

Exterior

• Parking: Attached 2-car garage
• 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; Faces east
• Construction: Concrete construction; Shingle roof; Slab foundation; Built on or recorded in public records
• Exterior features: Covered patio/porch; Oversized lot; Paved road access; Irrigation system

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Ice maker; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen open to family room; Open floorplan; Stone counters; Walk-in closets; Window treatments; Den/Library/Office
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (25.5% below list).
• Recommended offer: $242k (25.5% 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; 12 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 38% 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 213 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $70k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $325k implies a 1108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $242,123 (25.5% 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 213 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.93%
• DSCR: 0.78
• GRM: 11.2

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: -24.6%
• Equity multiple: 0.16×
• Total profit: $-76,409
• Equity at exit: $48,459

10-year hold

• IRR: -20.2%
• Equity multiple: -0.07×
• Total profit: $-96,941
• Equity at exit: $28,100

Cash invested: $91,000 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,421 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$429 /mo · $5,146/yr
• Insurance: −$135
• HOA: −$18
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-374

Break-even live

Break-even rent $2,894

Max offer price $258,968

Occupancy floor —

Sensitivity live

Price	-10% $-190	-5% $-282	+0% $-374	+5% $-466	+10% $-558
Rent	-10% $-565	-5% $-469	+0% $-374	+5% $-278	+10% $-183
Rate	-1.0pp $-210	-0.5pp $-291	base $-374	+0.5pp $-458	+1.0pp $-544

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	23d	1	0.14mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	15d	1	0.24mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	15d	1	0.36mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	23d	1	0.69mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	23d	1	0.69mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	23d	1	0.97mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	23d	1	0.97mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	23d	1	1.02mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	23d	1	1.12mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	23d	1	1.21mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	23d	1	1.46mi
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	15d	1	1.46mi

HOA detail

• Monthly dues: $18 · $216/yr
• Likely covers: gym

Listing history 34 events

1. 2026-06-22
   days on market $325,000 Active 213 DOM
2. 2026-06-18
   days on market $325,000 Active 210 DOM
3. 2026-06-17
   days on market $325,000 Active 209 DOM
4. 2026-06-16
   days on market $325,000 Active 208 DOM
5. 2026-06-15
   days on market $325,000 Active 207 DOM
6. 2026-06-14
   days on market $325,000 Active 205 DOM
7. 2026-06-13
   days on market $325,000 Active 204 DOM
8. 2026-06-10
   days on market $325,000 Active 202 DOM
9. 2026-06-09
   days on market $325,000 Active 201 DOM
10. 2026-06-08
    days on market $325,000 Active 200 DOM
11. 2026-06-05
    days on market $325,000 Active 196 DOM
12. 2026-06-02
    days on market $325,000 Active 194 DOM
13. 2026-06-01
    days on market $325,000 Active 193 DOM
14. 2026-05-31
    days on market $325,000 Active 192 DOM
15. 2026-05-30
    days on market $325,000 Active 191 DOM
16. 2026-03-23
    price $325,000
17. 2026-02-19
    price $350,000
18. 2026-01-06
    price $375,000
19. 2025-11-20
    listed $394,680 Active
20. 2025-05-12
    historical
21. 2025-04-29
    price $355,000
22. 2025-03-24
    price $374,000
23. 2025-02-15
    price $389,000
24. 2025-02-05
    price $405,000
25. 2025-01-15
    price $417,000
26. 2024-11-12
    listed $427,707 Active
27. 2021-05-24
    soldstatus $26,900
28. 2021-05-22
    soldstatus $26,900 Closed 1124-char remark

    Show marketing remark (1124 chars)

    THIS LOT IS SITUATED ON A CUL-DE-SAC HELPS ASSURE NO DRIVE-THROUGH TRAFFIC IN THE POPULAR DEED RESTRICTED COMMUNITY OF BURNT STORE VILLAGE! Imagine your dream home here! You will enjoy many a day at this Burnt Store Village single family home building lot featuring an WESTERN REAR EXPOSURE allowing you to take in those glorious sunset while sipping a cool drink OR reading a good book from your future lanai. Burnt Store Village is a Deed Restricted community which exemplifies a strong sense of community. Enjoy a walk at the community park featuring tranquil lake with fountain, walking trails and play area! Neighborhood gatherings such as chili cook off and ice cream socials are frequently held here. You will enjoy watching the unique southwest Florida birds and wildlife found in the Burnt Store Village neighborhood area. Public utilities are available. Burnt Store Village is just north of Burnt Store Marina where golf, marina, fitness center and onsite restaurants can be enjoyed. Downtown Punta Gorda is only a mere fifteen- minute drive where there are plenty of restaurants and town activities to partake in.

29. 2021-05-21
    soldstatus $26,900 Closed
30. 2021-04-25
    status Pending

    Show marketing remark (1124 chars)

    THIS LOT IS SITUATED ON A CUL-DE-SAC HELPS ASSURE NO DRIVE-THROUGH TRAFFIC IN THE POPULAR DEED RESTRICTED COMMUNITY OF BURNT STORE VILLAGE! Imagine your dream home here! You will enjoy many a day at this Burnt Store Village single family home building lot featuring an WESTERN REAR EXPOSURE allowing you to take in those glorious sunset while sipping a cool drink OR reading a good book from your future lanai. Burnt Store Village is a Deed Restricted community which exemplifies a strong sense of community. Enjoy a walk at the community park featuring tranquil lake with fountain, walking trails and play area! Neighborhood gatherings such as chili cook off and ice cream socials are frequently held here. You will enjoy watching the unique southwest Florida birds and wildlife found in the Burnt Store Village neighborhood area. Public utilities are available. Burnt Store Village is just north of Burnt Store Marina where golf, marina, fitness center and onsite restaurants can be enjoyed. Downtown Punta Gorda is only a mere fifteen- minute drive where there are plenty of restaurants and town activities to partake in.

31. 2021-04-25
    status Pending 1124-char remark

    Show marketing remark (1124 chars)

    THIS LOT IS SITUATED ON A CUL-DE-SAC HELPS ASSURE NO DRIVE-THROUGH TRAFFIC IN THE POPULAR DEED RESTRICTED COMMUNITY OF BURNT STORE VILLAGE! Imagine your dream home here! You will enjoy many a day at this Burnt Store Village single family home building lot featuring an WESTERN REAR EXPOSURE allowing you to take in those glorious sunset while sipping a cool drink OR reading a good book from your future lanai. Burnt Store Village is a Deed Restricted community which exemplifies a strong sense of community. Enjoy a walk at the community park featuring tranquil lake with fountain, walking trails and play area! Neighborhood gatherings such as chili cook off and ice cream socials are frequently held here. You will enjoy watching the unique southwest Florida birds and wildlife found in the Burnt Store Village neighborhood area. Public utilities are available. Burnt Store Village is just north of Burnt Store Marina where golf, marina, fitness center and onsite restaurants can be enjoyed. Downtown Punta Gorda is only a mere fifteen- minute drive where there are plenty of restaurants and town activities to partake in.

32. 2021-04-17
    listed $26,900 Active 1124-char remark

    Show marketing remark (1124 chars)

    THIS LOT IS SITUATED ON A CUL-DE-SAC HELPS ASSURE NO DRIVE-THROUGH TRAFFIC IN THE POPULAR DEED RESTRICTED COMMUNITY OF BURNT STORE VILLAGE! Imagine your dream home here! You will enjoy many a day at this Burnt Store Village single family home building lot featuring an WESTERN REAR EXPOSURE allowing you to take in those glorious sunset while sipping a cool drink OR reading a good book from your future lanai. Burnt Store Village is a Deed Restricted community which exemplifies a strong sense of community. Enjoy a walk at the community park featuring tranquil lake with fountain, walking trails and play area! Neighborhood gatherings such as chili cook off and ice cream socials are frequently held here. You will enjoy watching the unique southwest Florida birds and wildlife found in the Burnt Store Village neighborhood area. Public utilities are available. Burnt Store Village is just north of Burnt Store Marina where golf, marina, fitness center and onsite restaurants can be enjoyed. Downtown Punta Gorda is only a mere fifteen- minute drive where there are plenty of restaurants and town activities to partake in.

33. 2021-04-17
    listed $26,900 Active

    Show marketing remark (1124 chars)

    THIS LOT IS SITUATED ON A CUL-DE-SAC HELPS ASSURE NO DRIVE-THROUGH TRAFFIC IN THE POPULAR DEED RESTRICTED COMMUNITY OF BURNT STORE VILLAGE! Imagine your dream home here! You will enjoy many a day at this Burnt Store Village single family home building lot featuring an WESTERN REAR EXPOSURE allowing you to take in those glorious sunset while sipping a cool drink OR reading a good book from your future lanai. Burnt Store Village is a Deed Restricted community which exemplifies a strong sense of community. Enjoy a walk at the community park featuring tranquil lake with fountain, walking trails and play area! Neighborhood gatherings such as chili cook off and ice cream socials are frequently held here. You will enjoy watching the unique southwest Florida birds and wildlife found in the Burnt Store Village neighborhood area. Public utilities are available. Burnt Store Village is just north of Burnt Store Marina where golf, marina, fitness center and onsite restaurants can be enjoyed. Downtown Punta Gorda is only a mere fifteen- minute drive where there are plenty of restaurants and town activities to partake in.

34. 1996-02-02
    soldstatus $8,000

ⓘ 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: $5,146 · $429/mo
• Projected year-2 tax: $5,146 · $429/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 4/10 Moderate FEMA zone D · 13% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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: $29,055
• − Mortgage interest: −$18,205
• − Property taxes: −$5,146
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − HOA: −$216
• − Depreciation: −$9,455
• Taxable loss: −$10,240
• Est. tax savings @ 24.0%: +$2,458
• After-tax cash flow: $-2,028/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

+3962.5% since first listed

19 events — show timeline

• 2026-03-23 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $375,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Listed $394,680 Stellar MLS as Distributed by MLS Grid
• 2025-05-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-29 Price Changed $355,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-24 Price Changed $374,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-15 Price Changed $389,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-05 Price Changed $405,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-15 Price Changed $417,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-12 Listed $427,707 Stellar MLS as Distributed by MLS Grid
• 2021-05-24 Sold (Public Records) $26,900 Public Records
• 2021-05-22 Sold (MLS) $26,900 Stellar MLS as Distributed by MLS Grid
• 2021-05-21 Sold (MLS) $26,900 FORTMLS
• 2021-04-25 Pending — FORTMLS
• 2021-04-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-17 Listed $26,900 FORTMLS
• 2021-04-17 Listed $26,900 Stellar MLS as Distributed by MLS Grid
• 1996-02-02 Sold (Public Records) $8,000 Public Records

Property tax history

+24.1%/yr

Latest (2025): $5,146 · -5.0% YoY. Source: county tax records.