17370 Cape Horn Blvd · Burnt Store Marina, FL 33955

$313,000

3 bd · 2.0 ba · 2,221 sqft · SingleFamily public records · 307 Days on market

Built 2006 9,598 sqft lot Est $517k · 40% under $34/mo HOA · 1% of rent

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

Located in the beautiful Burnt Storke Marina area, this property has everything you are looking for. The property has been freshly painted interior and exterior. Home has tile flooring throughout the wet areas and luxury vinyl plank flooring in the bedrooms. Kitchen features newly touched up kitchen cabinets, granite counter tops, stainless steel appliances. Bedrooms are a great size with ample closet space. Bathrooms have been freshly tiled for a more modern look.

Key facts

• Tile flooring
• Granite counter tops
• 9,598 sq ft lot

Tags

• FRESHLY PAINTED INTERIOR
• FRESHLY PAINTED EXTERIOR
• TILE FLOORING
• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: HOA: Burnt Store Lakes Property Owners Association; Monthly HOA fee approximately $34 (annual $408); HOA includes grounds maintenance and recreational facilities; Association approval required; Community deed restrictions, park, sidewalks, street lights; Pets allowed

Exterior

• Parking: Driveway; Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Underground utilities; Water connected; Sewer connected
• Home design: Single-family residence; One story; West facing
• Construction: Block and stucco construction; Tile roof; Slab foundation; Built with living area of approximately 2,221 sq ft
• Exterior features: Covered porch; Rear porch; Screened porch; Exterior lighting; Sidewalk; Sliding doors; Irrigation equipment; Mature landscaping with trees

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Kitchen open to family room; Open floor plan; Solid surface countertops; Solid wood cabinets; Walk-in closets
• Laundry & utility: Laundry inside; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $313k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $313k).
• Recommended offer: $275k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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); 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4,846/mo this rent would consume 76% 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 $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $88k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 8 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

• 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; moderate wildfire risk; extreme-heat days projected 8→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.68%
• DSCR: 1.92
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $517,493
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24378 Peppercorn Rd	0.35mi	3/2.0	2,305 (+4%)	9mo	$650,000	$282	70
17261 Naiad Ct	0.23mi	4/3.0 (+1)	2,351 (+6%)	4mo	$373,000	$159	68
17199 Anthem Ln	0.42mi	3/3.0	2,259 (+2%)	16mo	$750,000	$332	60
24228 Peppercorn Rd	0.33mi	3/2.0	2,099 (-6%)	20mo	$465,000	$222	59
17139 Anthem Ln	0.51mi	3/2.0	1,995 (-10%)	1mo	$465,000	$233	58
17313 Muscat Ln	0.38mi	4/2.0 (+1)	1,973 (-11%)	4mo	$432,000	$219	55
17533 Megra Ct	0.43mi	3/2.0	2,094 (-6%)	22mo	$560,000	$267	52
17458 Medillin Ct	0.56mi	3/2.0	2,175 (-2%)	23mo	$433,400	$199	51
17320 Comingo Ln	0.51mi	4/3.0 (+1)	2,351 (+6%)	13mo	$460,000	$196	47
17013 Alpenhorn Ct	0.75mi	4/3.0 (+1)	2,351 (+6%)	5mo	$375,000	$160	42
17122 Barcrest Ln	0.65mi	3/3.0	2,462 (+11%)	8mo	$795,000	$323	41
1040 Matecumbe Key Rd	0.68mi	4/3.5 (+1)	2,359 (+6%)	17mo	$1,030,000	$437	33

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $18,752
• Equity at exit: $46,669

10-year hold

• IRR: 15.0%
• Equity multiple: 2.22×
• Total profit: $106,979
• Equity at exit: $27,063

Cash invested: $87,640 (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: 5.4×

Monthly cashflow live

• Estimated rent: $4,846 high
• Mortgage (P&I): −$1,641
• Tax from tax record: −$512 /mo · $6,148/yr
• Insurance: −$130
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$34
• Vacancy / Maint / Mgmt: −$1,018
• Net cashflow: $1,084

Break-even live

Break-even rent $3,474

Max offer price $313,000

Occupancy floor 73%

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: $78,250
• Closing costs: $9,390
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	13d	1	0.11mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	21d	1	0.19mi
24417 Baltic Ave #1102 Punta Gorda, FL	2.0	2.0	1788	$5,250	$2.94	23d	1	0.45mi
4005 Big Pass Ln Punta Gorda, FL	2.0	2.0	1423	$5,500	$3.87	16d	1	0.61mi
17849 Hibiscus Cove Ct #1 Punta Gorda, FL	3.0	2.0	1937	$6,250	$3.23	23d	1	0.80mi
3001 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1734	$5,500	$3.17	23d	1	0.86mi
2091 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1640	$5,200	$3.17	23d	1	0.87mi
1010 Islamorada Blvd Punta Gorda, FL	3.0	2.0	1592	$4,700	$2.95	23d	1	0.94mi
1610 Islamorada Blvd Unit 64A Punta Gorda, FL	2.0	2.0	1516	$2,000	$1.32	23d	1	0.94mi
2060 Matecumbe Key Rd Punta Gorda, FL	2.0–3.0	2.0	1271	$5,400	$4.25	23d	3	0.94mi
3255 Sugarloaf Key Rd Unit 31B Punta Gorda, FL	2.0	2.0	1516	$3,000	$1.98	16d	1	1.00mi
5 Pirates Ln Unit 54B Punta Gorda, FL	2.0	2.0	1516	$4,600	$3.03	23d	1	1.08mi
3471 Sunset Key Cir #102 Punta Gorda, FL	3.0	2.0	1991	$5,750	$2.89	23d	1	1.09mi
3304 Sunset Key Cir Unit D Punta Gorda, FL	3.0	2.0	2255	$5,750	$2.55	23d	1	1.20mi
3313 Sunset Key Cir Punta Gorda, FL	3.0	2.0–3.0	2089	$6,750	$3.23	23d	4	1.24mi
3313 Sunset Key Cir Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	2099	$2,750	$1.31	23d	1	1.24mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	21d	1	1.34mi
3250 Southshore Dr Unit 54B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	23d	1	1.35mi
3270 Southshore Dr Unit 72B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	23d	1	1.36mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	1.38mi
3280 Southshore Dr Unit 87A Punta Gorda, FL	3.0	2.0	2069	$4,000	$1.93	23d	1	1.40mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	21d	1	1.50mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 39 events

1. 2026-06-18
   days on market $313,000 Active 307 DOM
2. 2026-06-17
   days on market $313,000 Active 306 DOM
3. 2026-06-16
   days on market $313,000 Active 305 DOM
4. 2026-06-15
   days on market $313,000 Active 304 DOM
5. 2026-06-14
   days on market $313,000 Active 302 DOM
6. 2026-06-13
   days on market $313,000 Active 301 DOM
7. 2026-06-10
   days on market $313,000 Active 299 DOM
8. 2026-06-09
   days on market $313,000 Active 298 DOM
9. 2026-06-08
   days on market $313,000 Active 297 DOM
10. 2026-06-05
    days on market $313,000 Active 293 DOM
11. 2026-06-02
    days on market $313,000 Active 291 DOM
12. 2026-06-01
    days on market $313,000 Active 290 DOM
13. 2026-05-31
    days on market $313,000 Active 289 DOM
14. 2026-05-30
    days on market $313,000 Active 288 DOM
15. 2025-08-15
    listed $313,000 Active
16. 2025-08-14
    historical
17. 2025-07-29
    price $313,000
18. 2025-07-10
    price $323,000
19. 2025-05-30
    price $345,000
20. 2025-02-23
    listed $350,000 Active
21. 2025-02-23
    historical
22. 2024-11-13
    listed $425,000 Active
23. 2024-10-31
    historical
24. 2024-10-02
    listed $275,000 Active
25. 2022-12-01
    soldstatus $330,000
26. 2022-11-23
    soldstatus $335,000 Closed
27. 2022-10-19
    status Pending
28. 2022-10-07
    historical
29. 2022-09-19
    status Active
30. 2022-09-15
    status Pending
31. 2022-09-02
    price $369,000
32. 2022-08-16
    price $379,000
33. 2022-08-05
    price $398,000
34. 2022-07-24
    listed $399,000 Active
35. 2007-03-13
    historical
36. 2006-11-02
    listed $259,000
37. 2006-08-03
    historical
38. 2005-07-12
    listed $359,000
39. 2004-01-22
    soldstatus $2,184,000

ⓘ 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: $6,148 · $512/mo
• Projected year-2 tax: $6,148 · $512/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 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,157
• − Mortgage interest: −$17,533
• − Property taxes: −$6,148
• − Insurance: −$6,684
• − Repairs & maintenance: −$4,653
• − Management: −$4,653
• − HOA: −$408
• − Depreciation: −$9,105
• Taxable income: $8,974
• Est. tax owed @ 24.0%: −$2,154
• After-tax cash flow: $10,854/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

-85.7% since first listed

25 events — show timeline

• 2025-08-15 Listed $313,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-29 Price Changed $313,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $323,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-23 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-13 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-02 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-01 Sold (Public Records) $330,000 Public Records
• 2022-11-23 Sold (MLS) $335,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-10-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-09-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-09-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-09-02 Price Changed $369,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-16 Price Changed $379,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-05 Price Changed $398,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-24 Listed $399,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-11-02 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-07-12 Listed $359,000 Stellar MLS as Distributed by MLS Grid
• 2004-01-22 Sold (Public Records) $2,184,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $6,148 · -3.2% YoY. Source: county tax records.