24004 Vincent Ave · Burnt Store Marina, FL 33955

$399,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 4 Days on market

Built 1999 10,018 sqft lot Est $483k · 17% under · waterfront $43/mo HOA · 1% of rent

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Why this score? — see what drove the C+ 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

New Granite Countertops throughout! This lakefront gem offers stunning views from the living room, lanai, owner’s suite, & guest room. Enjoy a pool, spa, & a metal roof with a recent 4-point & wind mitigation report. Life-proof luxury vinyl flooring in the living room, kitchen, & owner’s suite. Relax on the covered lanai with serene wildlife views. The sprinkler system draws from the lake. The owner’s suite features sliders to the pool & a beautifully upgraded bath with a tiled walk-in shower and double sinks. Golf cart to Burnt Store Marina for dining, or enjoy the nearby park & 27-hole golf course. Upgrades: Granite Countertops 2025, Dishwasher 2022 , A/C 2022, flooring 2024, pool resurfacing/tile, & full interior/exterior paint 2022. Watch the virtual tour!

Key facts

• Waterfront home
• Private pool area
• Refreshed cabinetry

Tags

• WATERFRONT HOME
• MOVE IN READY
• LUXURY VINYL PLANK FLOORING
• REFRESHED CABINETRY
• PRIVATE POOL AREA
• LAKEFRONT VIEWS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with annual fee of $495; Association provides management; Non-gated community

Exterior

• Parking: Attached garage with garage door opener; 2 covered garage spaces (2-car garage)
• Utilities: Public water; Public sewer; Cable available; Municipal irrigation
• Home design: Single-story home; Entry level 1; Faces south; Resale property
• Construction: Block, concrete and stucco construction; Metal roof
• Exterior features: Lanai; Porch; Screened porch; Shutters (manual); Rectangular lot; Pond on lot; Public maintained paved road; North exposures; Lake frontage / waterfront; Has view

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal; Kitchen island; Breakfast bar; Pantry
• Bedrooms: Screened porch (listed as a room type)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Furnished; Breakfast bar; Kitchen island; Pantry; Dual sinks; Separate shower; Shower only; Living/dining room; Split bedrooms; Single hung windows
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).
• Cap rate 8.3% 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: 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4,314/mo this rent would consume 67% 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 $3k of loan paydown is wiped out by about $12k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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.

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 8→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $399,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.08% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $482,803
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17936 Courtside Landings Cir	0.78mi	2/2.0 (-1)	1,338 (-5%)	10mo	$365,000	$273	43
3181 Matecumbe Key Rd #3	0.93mi	2/2.0 (-1)	1,290 (-8%)	14mo	$285,000	$221	34
103 Big Pine Ln	0.80mi	2/2.0 (-1)	1,281 (-9%)	17mo	$325,000	$254	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-49,942
• Equity at exit: $59,492

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-23,638
• Equity at exit: $34,498

Cash invested: $111,720 (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: 1490
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $4,314 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$454 /mo · $5,447/yr
• Insurance: −$166
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$43
• Vacancy / Maint / Mgmt: −$906
• Net cashflow: $226

Break-even live

Break-even rent $4,028

Max offer price $399,000

Occupancy floor 90%

Sensitivity live

Price	-10% $452	-5% $339	+0% $226	+5% $113	+10% $0
Rent	-10% $-115	-5% $55	+0% $226	+5% $396	+10% $567
Rate	-1.0pp $427	-0.5pp $327	base $226	+0.5pp $123	+1.0pp $17

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2060 Matecumbe Key Rd Punta Gorda, FL	2.0–3.0	2.0	1271	$5,400	$4.25	25d	3	0.45mi
3255 Sugarloaf Key Rd Unit 31B Punta Gorda, FL	2.0	2.0	1516	$3,000	$1.98	17d	1	0.47mi
3020 Matecumbe Key Rd #103 Punta Gorda, FL	2.0	2.0	1148	$5,200	$4.53	25d	1	0.54mi
1610 Islamorada Blvd Unit 64A Punta Gorda, FL	2.0	2.0	1516	$2,000	$1.32	25d	1	0.59mi
5050 Marianne Key Rd Unit 1B Punta Gorda, FL	2.0	2.0	1347	$4,500	$3.34	17d	1	0.65mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	22d	1	0.68mi
5 Pirates Ln Unit 54B Punta Gorda, FL	2.0	2.0	1516	$4,600	$3.03	25d	1	0.69mi
4005 Big Pass Ln Punta Gorda, FL	2.0	2.0	1423	$5,500	$3.87	17d	1	0.70mi
3313 Sunset Key Cir Punta Gorda, FL	3.0	2.0–3.0	2089	$6,750	$3.23	25d	4	0.71mi
1001 Islamorada Blvd Unit 12A Punta Gorda, FL	2.0	2.0	1365	$1,600	$1.17	17d	1	0.76mi
24417 Baltic Ave #1102 Punta Gorda, FL	2.0	2.0	1788	$5,250	$2.94	25d	1	0.77mi
17947 Courtside Landings Cir Punta Gorda, FL	3.0	2.0	1338	$5,500	$4.11	25d	1	0.77mi
1010 Islamorada Blvd Punta Gorda, FL	3.0	2.0	1592	$4,700	$2.95	25d	1	0.80mi
3170 Matecumbe Key Rd #134 Punta Gorda, FL	2.0	2.0	1188	$1,899	$1.60	25d	1	0.83mi
3191 Matecumbe Key Rd #206 Punta Gorda, FL	2.0	2.0	1102	$4,400	$3.99	25d	1	0.93mi
3181 Matecumbe Key Rd Punta Gorda, FL	2.0	2.0	1254	$2,450	$1.95	25d	2	0.97mi
2091 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1640	$5,200	$3.17	25d	1	1.04mi
3001 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1734	$5,500	$3.17	25d	1	1.04mi

HOA detail

• Monthly dues: $43 · $516/yr
• Likely covers: pool

Listing history 3 events

1. 2026-06-22
   days on market $399,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $399,000 Active 1 DOM

ⓘ 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: $5,447 · $454/mo
• Projected year-2 tax: $5,447 · $454/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 8 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,767
• − Mortgage interest: −$22,350
• − Property taxes: −$5,447
• − Insurance: −$7,114
• − Repairs & maintenance: −$4,141
• − Management: −$4,141
• − HOA: −$516
• − Depreciation: −$11,607
• Taxable loss: −$3,550
• Est. tax savings @ 24.0%: +$852
• After-tax cash flow: $3,563/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

+2318.2% since first listed

38 events — show timeline

• 2026-06-16 Listed $399,000 FORTMLS
• 2025-11-12 Sold (Public Records) $379,000 Public Records
• 2025-11-07 Sold (MLS) $379,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Sold (MLS) $379,000 FORTMLS
• 2025-11-07 Sold (MLS) $379,000 MARMLS
• 2025-10-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Pending — FORTMLS
• 2025-10-13 Pending — MARMLS
• 2025-08-02 Price Changed $379,500 MARMLS
• 2025-08-02 Price Changed $379,500 Stellar MLS as Distributed by MLS Grid
• 2025-08-02 Price Changed $379,500 FORTMLS
• 2025-07-11 Price Changed $394,900 MARMLS
• 2025-07-11 Price Changed $394,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $394,900 FORTMLS
• 2025-05-30 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Price Changed $399,900 FORTMLS
• 2025-05-08 Price Changed $400,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Price Changed $400,000 FORTMLS
• 2025-03-30 Price Changed $414,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-30 Price Changed $414,000 FORTMLS
• 2025-03-27 Price Changed $424,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-27 Price Changed $424,000 FORTMLS
• 2025-02-28 Price Changed $429,000 FORTMLS
• 2025-02-28 Price Changed $429,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-07 Price Changed $439,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-07 Price Changed $439,000 FORTMLS
• 2025-01-09 Price Changed $449,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-09 Price Changed $449,000 FORTMLS
• 2024-12-03 Price Changed $458,897 Stellar MLS as Distributed by MLS Grid
• 2024-12-03 Price Changed $458,897 FORTMLS
• 2024-11-27 Price Changed $463,897 Stellar MLS as Distributed by MLS Grid
• 2024-11-27 Price Changed $463,897 FORTMLS
• 2024-11-02 Listed $468,897 Stellar MLS as Distributed by MLS Grid
• 2024-11-02 Listed $468,897 FORTMLS
• 2024-10-28 Listed $399,900 MARMLS
• 2022-03-07 Sold (Public Records) $350,000 Public Records
• 1998-12-10 Sold (Public Records) $17,000 Public Records
• 1994-03-03 Sold (Public Records) $16,500 Public Records

Property tax history

+7.5%/yr

Latest (2025): $5,447 · +2.5% YoY. Source: county tax records.