25118 Doredo Dr · Burnt Store Marina, FL 33955

$325,000

3 bd · 2.0 ba · 1,791 sqft · Land public records · 68 Days on market

Built 2023 9,594 sqft lot $20/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 +7.9/30.0
• 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 +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DR HORTON CALI FLOOR PLAN!!! This Very Popular 4 bedroom 2 Bath Home features Tile Floors in the main living areas, Quartz counters, Stainless Steel Appliances, Washer+Dryer -- IMPACT GLASS WINDOWS AND DOORS!! Brick Paver Driveway. Home also features a covered Lanai and a 2 car garage. Recently repainted on the Interior!!! Low HOA fees -- $250 per year. Home is ready for a new Owner.

Key facts

• Quartz counters
• Tile floors
• Covered lanai

Tags

• TILE FLOORS
• QUARTZ COUNTERS
• STAINLESS STEEL APPLIANCES
• IMPACT GLASS WINDOWS AND DOORS
• BRICK PAVER DRIVEWAY
• COVERED LANAI

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Monthly association equivalent fees noted ($20.83 / $250 annually)
• HOA & community: Association: WatersEdge Realty Group, LLC; Secondary association: Burnt Store Village (annual fee $250; association approval required); Pets allowed (cats and dogs), max pet weight 40 lbs

Exterior

• Parking: Attached 2-car garage (20x20) with garage door opener
• Security: Underground utilities
• Utilities: Public water; Public sewer / sewer connected; Water connected; Cable available; BB/HS internet available; Underground utilities
• Home design: Single family residence; One story; New construction; Faces south
• Construction: Stucco exterior; Shingle roof; Slab foundation; Completed condition; Built as new construction
• Exterior features: Covered patio/porch; Landscaped lot; Public maintained asphalt road; Irrigation equipment; Sprinkler recycled

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Solid surface counters
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Solid surface counters; Walk-in closets; Window treatments; Storm windows
• Laundry & utility: Washer; Dryer; Inside laundry; Inside utility

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 $-346 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (25.8% below list).
• Recommended offer: $241k (25.8% 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: 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; 13 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 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 68 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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

• 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 $241,167 (25.8% 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 68 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: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• 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: -24.0%
• Equity multiple: 0.18×
• Total profit: $-74,658
• Equity at exit: $48,459

10-year hold

• IRR: -19.1%
• Equity multiple: -0.02×
• Total profit: $-93,222
• 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: 1481
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,412 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$391 /mo · $4,697/yr
• Insurance: −$135
• HOA: −$20
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-346

Break-even live

Break-even rent $2,850

Max offer price $263,886

Occupancy floor —

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.37mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.38mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	21d	1	0.47mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.50mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	0.53mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.56mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	21d	1	0.62mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	21d	1	0.67mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	13d	1	0.68mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	13d	1	0.68mi
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	13d	1	1.17mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	21d	1	1.27mi
24417 Baltic Ave #1102 Punta Gorda, FL	2.0	2.0	1788	$5,250	$2.94	24d	1	1.47mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 46 events

1. 2026-06-18
   days on market $325,000 Active 68 DOM
2. 2026-06-17
   days on market $325,000 Active 67 DOM
3. 2026-06-16
   days on market $325,000 Active 66 DOM
4. 2026-06-15
   days on market $325,000 Active 65 DOM
5. 2026-06-14
   days on market $325,000 Active 63 DOM
6. 2026-06-13
   days on market $325,000 Active 62 DOM
7. 2026-06-10
   days on market $325,000 Active 60 DOM
8. 2026-06-09
   days on market $325,000 Active 59 DOM
9. 2026-06-08
   remarks 436-char remark
10. 2026-06-08
    pricedays on market $325,000 Active 58 DOM
11. 2026-06-07
    days on market $334,750 Active 57 DOM
12. 2026-06-05
    days on market $334,750 Active 54 DOM
13. 2026-06-03
    days on market $334,750 Active 53 DOM
14. 2026-06-02
    days on market $334,750 Active 52 DOM
15. 2026-06-01
    days on market $334,750 Active 51 DOM
16. 2026-05-31
    days on market $334,750 Active 50 DOM
17. 2026-05-30
    days on market $334,750 Active 49 DOM
18. 2026-04-11
    listed $334,750 Active

    Show marketing remark (390 chars)

    DR HORTON CALI FLOOR PLAN!!! This Very Popular 4 bedroom 2 Bath Home features Tile Floors in the main living areas, Quartz counters, Stainless Steel Appliances, Washer+Dryer -- IMPACT GLASS WINDOWS AND DOORS!! Brick Paver Driveway. Home also features a covered Lanai and a 2 car garage. Recently repainted on the Interior!!! Low HOA fees -- $250 per year. Home is ready for a new Owner.

19. 2026-04-11
    listed $334,750 Active 390-char remark

    Show marketing remark (390 chars)

    DR HORTON CALI FLOOR PLAN!!! This Very Popular 4 bedroom 2 Bath Home features Tile Floors in the main living areas, Quartz counters, Stainless Steel Appliances, Washer+Dryer -- IMPACT GLASS WINDOWS AND DOORS!! Brick Paver Driveway. Home also features a covered Lanai and a 2 car garage. Recently repainted on the Interior!!! Low HOA fees -- $250 per year. Home is ready for a new Owner.

20. 2025-12-01
    historical $1,950
21. 2025-11-02
    listed $1,950
22. 2025-11-02
    historical $2,000
23. 2025-10-08
    listed $2,000
24. 2025-10-08
    historical $2,150
25. 2025-09-08
    listed $2,150
26. 2025-09-08
    historical $2,150
27. 2025-07-29
    listed $2,150
28. 2025-07-29
    historical $2,150
29. 2025-07-16
    listed $2,150
30. 2025-07-16
    historical $2,200
31. 2025-06-05
    listed $2,200
32. 2025-06-05
    historical $2,200
33. 2025-06-05
    listed $2,200
34. 2023-07-14
    historical
35. 2023-05-25
    soldstatus $324,999 Closed 875-char remark

    Show marketing remark (875 chars)

    Under Construction. Express Homes at Burnt Store Village is open for business. Available now is our beautifully designed Cali C floor plan at 1828 square feet. This home features 18” tile throughout except the bedrooms which are carpeted. The kitchen includes all of the stainless steel appliances including refrigerator, dishwasher, range, and microwave…plus washer and dryer. In the secluded Primary suite you will find a large Primary bathroom with an expansive walk in closet. Also included are impact windows are standard, blinds on all windows except for slider, full irrigation system, electric garage door with opener, and full builder’s warranty. This is why owning a brand new home from America’s largest builder is going to be your best option. This is a very private Cul-de-sac lot. Both the home as well as the community are a must see!

36. 2023-01-20
    status Pending 875-char remark

    Show marketing remark (875 chars)

    Under Construction. Express Homes at Burnt Store Village is open for business. Available now is our beautifully designed Cali C floor plan at 1828 square feet. This home features 18” tile throughout except the bedrooms which are carpeted. The kitchen includes all of the stainless steel appliances including refrigerator, dishwasher, range, and microwave…plus washer and dryer. In the secluded Primary suite you will find a large Primary bathroom with an expansive walk in closet. Also included are impact windows are standard, blinds on all windows except for slider, full irrigation system, electric garage door with opener, and full builder’s warranty. This is why owning a brand new home from America’s largest builder is going to be your best option. This is a very private Cul-de-sac lot. Both the home as well as the community are a must see!

37. 2022-11-30
    price $324,999 875-char remark

    Show marketing remark (875 chars)

    Under Construction. Express Homes at Burnt Store Village is open for business. Available now is our beautifully designed Cali C floor plan at 1828 square feet. This home features 18” tile throughout except the bedrooms which are carpeted. The kitchen includes all of the stainless steel appliances including refrigerator, dishwasher, range, and microwave…plus washer and dryer. In the secluded Primary suite you will find a large Primary bathroom with an expansive walk in closet. Also included are impact windows are standard, blinds on all windows except for slider, full irrigation system, electric garage door with opener, and full builder’s warranty. This is why owning a brand new home from America’s largest builder is going to be your best option. This is a very private Cul-de-sac lot. Both the home as well as the community are a must see!

38. 2022-11-10
    price $331,465 875-char remark

    Show marketing remark (875 chars)

    Under Construction. Express Homes at Burnt Store Village is open for business. Available now is our beautifully designed Cali C floor plan at 1828 square feet. This home features 18” tile throughout except the bedrooms which are carpeted. The kitchen includes all of the stainless steel appliances including refrigerator, dishwasher, range, and microwave…plus washer and dryer. In the secluded Primary suite you will find a large Primary bathroom with an expansive walk in closet. Also included are impact windows are standard, blinds on all windows except for slider, full irrigation system, electric garage door with opener, and full builder’s warranty. This is why owning a brand new home from America’s largest builder is going to be your best option. This is a very private Cul-de-sac lot. Both the home as well as the community are a must see!

39. 2022-09-01
    listed $351,295 Active 875-char remark

    Show marketing remark (875 chars)

    Under Construction. Express Homes at Burnt Store Village is open for business. Available now is our beautifully designed Cali C floor plan at 1828 square feet. This home features 18” tile throughout except the bedrooms which are carpeted. The kitchen includes all of the stainless steel appliances including refrigerator, dishwasher, range, and microwave…plus washer and dryer. In the secluded Primary suite you will find a large Primary bathroom with an expansive walk in closet. Also included are impact windows are standard, blinds on all windows except for slider, full irrigation system, electric garage door with opener, and full builder’s warranty. This is why owning a brand new home from America’s largest builder is going to be your best option. This is a very private Cul-de-sac lot. Both the home as well as the community are a must see!

40. 2022-05-26
    soldstatus $28,000
41. 2005-07-14
    soldstatus $61,900
42. 2005-07-08
    soldstatus $61,900
43. 2005-07-08
    soldstatus $61,900
44. 2005-03-08
    listed $61,900
45. 2004-06-17
    soldstatus $30,900
46. 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: $4,697 · $391/mo
• Projected year-2 tax: $4,697 · $391/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 5/10 Major FEMA zone D · 33% 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: $28,940
• − Mortgage interest: −$18,205
• − Property taxes: −$4,697
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − HOA: −$240
• − Depreciation: −$9,455
• Taxable loss: −$9,912
• Est. tax savings @ 24.0%: +$2,379
• After-tax cash flow: $-1,773/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

+4084.4% since first listed

29 events — show timeline

• 2026-04-11 Listed $334,750 FORTMLS
• 2026-04-11 Listed $334,750 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Rental Removed $1,950 STELLARMLS
• 2025-11-02 Listed for Rent $1,950 STELLARMLS
• 2025-11-02 Rental Removed $2,000 FORTMLS
• 2025-10-08 Listed for Rent $2,000 FORTMLS
• 2025-10-08 Rental Removed $2,150 NAPLESMLS
• 2025-09-08 Listed for Rent $2,150 NAPLESMLS
• 2025-09-08 Rental Removed $2,150 STELLARMLS
• 2025-07-29 Listed for Rent $2,150 STELLARMLS
• 2025-07-29 Rental Removed $2,150 FORTMLS
• 2025-07-16 Listed for Rent $2,150 FORTMLS
• 2025-07-16 Rental Removed $2,200 STELLARMLS
• 2025-06-05 Listed for Rent $2,200 STELLARMLS
• 2025-06-05 Rental Removed $2,200 NAPLESMLS
• 2025-06-05 Listed for Rent $2,200 NAPLESMLS
• 2023-07-14 Rental Removed — STELLARMLS
• 2023-05-25 Sold (MLS) $324,999 Stellar MLS as Distributed by MLS Grid
• 2023-01-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-11-30 Price Changed $324,999 Stellar MLS as Distributed by MLS Grid
• 2022-11-10 Price Changed $331,465 Stellar MLS as Distributed by MLS Grid
• 2022-09-01 Listed $351,295 Stellar MLS as Distributed by MLS Grid
• 2022-05-26 Sold (Public Records) $28,000 Public Records
• 2005-07-14 Sold (Public Records) $61,900 Public Records
• 2005-07-08 Sold (MLS) $61,900 FORTMLS
• 2005-07-08 Sold (MLS) $61,900 Stellar MLS as Distributed by MLS Grid
• 2005-03-08 Listed $61,900 Stellar MLS as Distributed by MLS Grid
• 2004-06-17 Sold (Public Records) $30,900 Public Records
• 1996-02-02 Sold (Public Records) $8,000 Public Records

Property tax history

+23.2%/yr

Latest (2025): $4,697 · -4.6% YoY. Source: county tax records.