25200 Doredo Dr · Burnt Store Marina, FL 33955

$275,000

4 bd · 2.0 ba · 1,786 sqft · Land public records · 4 Days on market

Built 2023 10,065 sqft lot $20/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 +13.6/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• DSCR +4.1/10.0
• 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

Imagine your dream home here! Don’t miss out on the opportunity to purchase this attractively priced Corner lot featuring a southern front exposure and northern rear exposure and is the perfect orientation for enjoyable moments on your future porch or lanai! Public utilities are already in place at this community which makes this lot an exceptional value! 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 a short drive where there are plenty of restaurants and town activities to partake in.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Residential zoning RSF3.5; Unfurnished
• HOA & community: No association indicated

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; One story; Faces south
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built on a 0.23-acre lot
• Exterior features: Private mailbox; Sliding doors; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen open to family room
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $275k.

Deal economics

• At list price, monthly cash flow is $15 ($177/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (8.2% below list).
• Recommended offer: $252k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 39% 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 $8k 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.
• 3 sale attempts since 4y 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: 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 $252,401 (8.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 9.1

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-43,535
• Equity at exit: $41,003

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-36,347
• Equity at exit: $23,777

Cash invested: $77,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,524 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$402 /mo · $4,830/yr
• Insurance: −$115
• HOA: −$20
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $15

Break-even live

Break-even rent $2,505

Max offer price $275,000

Occupancy floor 94%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.35mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	21d	1	0.35mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.35mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.55mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	13d	1	0.56mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	13d	1	0.56mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.60mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	0.64mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	21d	1	0.66mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	21d	1	0.73mi
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	13d	1	1.25mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	21d	1	1.33mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: gym

Listing history 9 events

1. 2026-05-07
   status Pending
2. 2026-05-03
   listed $275,000 Active
3. 2024-07-19
   historical $2,199
4. 2024-01-24
   listed $2,199
5. 2023-12-06
   soldstatus $315,000
6. 2023-05-18
   soldstatus $39,000 Closed 1059-char remark

   Show marketing remark (1059 chars)

   Imagine your dream home here! Don’t miss out on the opportunity to purchase this attractively priced Corner lot featuring a southern front exposure and northern rear exposure and is the perfect orientation for enjoyable moments on your future porch or lanai! Public utilities are already in place at this community which makes this lot an exceptional value! 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 a short drive where there are plenty of restaurants and town activities to partake in.

7. 2023-05-18
   soldstatus $39,000

   Show marketing remark (1059 chars)

   Imagine your dream home here! Don’t miss out on the opportunity to purchase this attractively priced Corner lot featuring a southern front exposure and northern rear exposure and is the perfect orientation for enjoyable moments on your future porch or lanai! Public utilities are already in place at this community which makes this lot an exceptional value! 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 a short drive where there are plenty of restaurants and town activities to partake in.

8. 2023-04-17
   status Pending 1059-char remark

   Show marketing remark (1059 chars)

   Imagine your dream home here! Don’t miss out on the opportunity to purchase this attractively priced Corner lot featuring a southern front exposure and northern rear exposure and is the perfect orientation for enjoyable moments on your future porch or lanai! Public utilities are already in place at this community which makes this lot an exceptional value! 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 a short drive where there are plenty of restaurants and town activities to partake in.

9. 2022-07-21
   listed $45,900 Active 1059-char remark

   Show marketing remark (1059 chars)

   Imagine your dream home here! Don’t miss out on the opportunity to purchase this attractively priced Corner lot featuring a southern front exposure and northern rear exposure and is the perfect orientation for enjoyable moments on your future porch or lanai! Public utilities are already in place at this community which makes this lot an exceptional value! 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 a short drive where there are plenty of restaurants and town activities to partake in.

ⓘ 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: $4,830 · $402/mo
• Projected year-2 tax: $4,830 · $402/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 · 21% 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: $30,288
• − Mortgage interest: −$15,404
• − Property taxes: −$4,830
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − HOA: −$240
• − Depreciation: −$8,000
• Taxable loss: −$4,407
• Est. tax savings @ 24.0%: +$1,058
• After-tax cash flow: $1,235/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

+499.1% since first listed

9 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-19 Rental Removed $2,199 STELLARMLS
• 2024-01-24 Listed for Rent $2,199 STELLARMLS
• 2023-12-06 Sold (Public Records) $315,000 Public Records
• 2023-05-18 Sold (Public Records) $39,000 Public Records
• 2023-05-18 Sold (MLS) $39,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-21 Listed $45,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+23.5%/yr

Latest (2025): $4,830 · -4.9% YoY. Source: county tax records.