15550 Burnt Store Rd #89 · Burnt Store Marina, FL 33955

$149,500

2 bd · 1.5 ba · 900 sqft · Manufactured public records · 87 Days on market

Built 1988 Est $210k · 29% under · waterfront $272/mo HOA · 12% of rent

---

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 +28.4/30.0
• 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 MLS

A perfect gem on Florida’s Sunny Gulf Coast! Well-maintained home w/ a BRAND NEW ROOF! Furnished TURNKEY & MOVE IN READY this sweet 2bed/2bath home is perfect for a sunny winter retreat or year'round residency. Lg furnished front screened lanai invites friendly conversation & includes portable room A/C unit. Well-appointed eat-in kitchen has new countertops, wood cabinets, brushed satin nickel handles & includes Whirlpool fridge, GE range, micro & D/W, disposal & toaster oven + extra tall pantry storage! All dinnerware, dishes, kitchen utensils, pots & pans, TV's, stereo & furniture conveys . .. just bring your Jammies! Open concept layout seamlessly connects vaulted living area & dining space to easily entertain family & friends. Carpeted split bedroom plan ensures quiet privacy w/ Queen bed in Owner suite, wall-2-wall mirrored closets, large ensuite bath & step-in shower. Guest room has day bed, dbl closets & 3-piece bath w/ tub/shower combo in hallway. Extended carport for 2 cars creates addl screened lanai area w/ plexi windows & plenty of room for entertaining. Easy access to your workshop & storage area + newer W/ D. Price incl. $32,000 share & LOW HOA of just $252/mo. Enjoy peaceful walks thru the Park with your 2 pets <30 lbs, meeting new friends & joining in all park activities. Our sandy beaches for sunning, shelling & fishing are near by w/ quik access to Punta Airport & Allegiant hub. WELCOME HOME!

Key facts

• Move-in ready
• New carpeting
• Well maintained home

Tags

• MOVE-IN READY
• PROFESSIONALLY CLEANED
• NEW CARPETING
• WELL MAINTAINED HOME
• FURNISHED FRONT SCREENED LANAI
• EAT-IN KITCHEN

Property features AI

Finance

• Financial info: Pets allowed conditionally (maximum 2 pets, up to 30 lbs; non-aggressive, quiet animals preferred)
• HOA & community: Homeowners association with monthly fee; Association fee covers management, cable TV, internet, legal/accounting, grounds maintenance, recreation facilities, road maintenance, sewer, street lights, trash, and water; Community amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball, basketball, bocce, shuffleboard, billiards, hobby room, library, business center, dog park, barbecue/picnic areas, RV/boat storage, storage, sidewalks, and private membership features; Gated community with street lights; Senior community; 238 units in the community

Exterior

• Parking: Attached carport; 2 covered parking spaces; Driveway (paved); Leased parking; RV access/parking
• Security: Gated community with security gate; Key card entry; Phone entry; Security guard; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High speed internet available; Underground utilities
• Home design: Manufactured/brick/vinyl siding construction; Shingle roof; Single-story; Faces southeast; Has view; Resale property
• Construction: Brick and vinyl siding with manufactured components
• Exterior features: Storage; Shutters (manual); Community pool

Interior

• Kitchen: Electric cooktop; Range; Microwave; Dishwasher; Disposal; Freezer; Refrigerator
• Bedrooms: Main level primary
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s); Humidity control
• Interior features: Breakfast bar; Built-in features; Eat-in kitchen; Family/Dining room; Living/Dining room; Main level primary bedroom; Pantry; Shower only in bath; Separate shower; Cable TV available; Vaulted ceilings; Window treatments; High speed internet available; Split bedroom floorplan; Workshop; Furnished
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

🏷️ Possibly a rental listed for sale. The $149,500 price doesn't fit this home's estimated sale value (~$210,195) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 4 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 36% 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 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 $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $140,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.54% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $210,195
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15550 Burnt Store Rd #132	0.18mi	2/2.0	768 (-15%)	12mo	$132,500	$173	55

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,754
• Equity at exit: $22,291

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $37,854
• Equity at exit: $12,926

Cash invested: $41,860 (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: $2,298 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$211 /mo · $2,536/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$272
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $420

Break-even live

Break-even rent $1,767

Max offer price $149,500

Occupancy floor 77%

Sensitivity live

Price	-10% $504	-5% $462	+0% $420	+5% $377	+10% $335
Rent	-10% $238	-5% $329	+0% $420	+5% $510	+10% $601
Rate	-1.0pp $495	-0.5pp $458	base $420	+0.5pp $381	+1.0pp $341

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14191 Heritage Landing Blvd #1214 Punta Gorda, FL	2.0	2.0	1120	$1,585	$1.42	22d	1	1.14mi
14141 Heritage Landing Blvd #935 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	22d	1	1.27mi
14121 Heritage Landing Blvd #743 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	22d	1	1.34mi
14091 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1157	$5,000	$4.32	22d	2	1.42mi

HOA detail

• Monthly dues: $272 · $3,264/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   days on market $149,500 Active 87 DOM
2. 2026-06-17
   days on market $149,500 Active 86 DOM
3. 2026-06-16
   days on market $149,500 Active 85 DOM
4. 2026-06-15
   days on market $149,500 Active 84 DOM
5. 2026-06-14
   days on market $149,500 Active 82 DOM
6. 2026-06-13
   days on market $149,500 Active 81 DOM
7. 2026-06-10
   days on market $149,500 Active 79 DOM
8. 2026-06-09
   days on market $149,500 Active 78 DOM
9. 2026-06-08
   days on market $149,500 Active 77 DOM
10. 2026-06-07
    days on market $149,500 Active 76 DOM
11. 2026-06-05
    days on market $149,500 Active 73 DOM
12. 2026-06-03
    days on market $149,500 Active 72 DOM
13. 2026-06-02
    days on market $149,500 Active 71 DOM
14. 2026-06-01
    days on market $149,500 Active 70 DOM
15. 2026-05-31
    days on market $149,500 Active 69 DOM
16. 2026-05-30
    days on market $149,500 Active 68 DOM
17. 2026-05-14
    price $149,500
18. 2026-02-20
    listed $152,500 Active
19. 2024-11-15
    soldstatus $145,000 Closed 1544-char remark

    Show marketing remark (1544 chars)

    A perfect gem on Florida&rsquo;s Sunny Gulf Coast! Well-maintained home w/ a BRAND NEW ROOF! Furnished TURNKEY &amp; MOVE IN READY this sweet 2bed/2bath home is perfect for a sunny winter retreat or year'round residency. Lg furnished front screened lanai invites friendly conversation &amp; includes portable room A/C unit. Well-appointed eat-in kitchen has new countertops, wood cabinets, brushed satin nickel handles &amp; includes Whirlpool fridge, GE range, micro &amp; D/W, disposal &amp; toaster oven + extra tall pantry storage! All dinnerware, dishes, kitchen utensils, pots &amp; pans, TV's, stereo &amp; furniture conveys . .. just bring your Jammies! Open concept layout seamlessly connects vaulted living area &amp; dining space to easily entertain family &amp; friends. Carpeted split bedroom plan ensures quiet privacy w/ Queen bed in Owner suite, wall-2-wall mirrored closets, large ensuite bath &amp; step-in shower. Guest room has day bed, dbl closets &amp; 3-piece bath w/ tub/shower combo in hallway. Extended carport for 2 cars creates addl screened lanai area w/ plexi windows &amp; plenty of room for entertaining. Easy access to your workshop &amp; storage area + newer W/ D. Price incl. $32,000 share &amp; LOW HOA of just $252/mo. Enjoy peaceful walks thru the Park with your 2 pets &lt;30 lbs, meeting new friends &amp; joining in all park activities. Our sandy beaches for sunning, shelling &amp; fishing are near by w/ quik access to Punta Airport &amp; Allegiant hub. WELCOME HOME!

20. 2024-10-15
    status Pending 1544-char remark

    Show marketing remark (1544 chars)

    A perfect gem on Florida&rsquo;s Sunny Gulf Coast! Well-maintained home w/ a BRAND NEW ROOF! Furnished TURNKEY &amp; MOVE IN READY this sweet 2bed/2bath home is perfect for a sunny winter retreat or year'round residency. Lg furnished front screened lanai invites friendly conversation &amp; includes portable room A/C unit. Well-appointed eat-in kitchen has new countertops, wood cabinets, brushed satin nickel handles &amp; includes Whirlpool fridge, GE range, micro &amp; D/W, disposal &amp; toaster oven + extra tall pantry storage! All dinnerware, dishes, kitchen utensils, pots &amp; pans, TV's, stereo &amp; furniture conveys . .. just bring your Jammies! Open concept layout seamlessly connects vaulted living area &amp; dining space to easily entertain family &amp; friends. Carpeted split bedroom plan ensures quiet privacy w/ Queen bed in Owner suite, wall-2-wall mirrored closets, large ensuite bath &amp; step-in shower. Guest room has day bed, dbl closets &amp; 3-piece bath w/ tub/shower combo in hallway. Extended carport for 2 cars creates addl screened lanai area w/ plexi windows &amp; plenty of room for entertaining. Easy access to your workshop &amp; storage area + newer W/ D. Price incl. $32,000 share &amp; LOW HOA of just $252/mo. Enjoy peaceful walks thru the Park with your 2 pets &lt;30 lbs, meeting new friends &amp; joining in all park activities. Our sandy beaches for sunning, shelling &amp; fishing are near by w/ quik access to Punta Airport &amp; Allegiant hub. WELCOME HOME!

21. 2024-03-03
    listed $169,000 Active 1544-char remark

    Show marketing remark (1544 chars)

    A perfect gem on Florida&rsquo;s Sunny Gulf Coast! Well-maintained home w/ a BRAND NEW ROOF! Furnished TURNKEY &amp; MOVE IN READY this sweet 2bed/2bath home is perfect for a sunny winter retreat or year'round residency. Lg furnished front screened lanai invites friendly conversation &amp; includes portable room A/C unit. Well-appointed eat-in kitchen has new countertops, wood cabinets, brushed satin nickel handles &amp; includes Whirlpool fridge, GE range, micro &amp; D/W, disposal &amp; toaster oven + extra tall pantry storage! All dinnerware, dishes, kitchen utensils, pots &amp; pans, TV's, stereo &amp; furniture conveys . .. just bring your Jammies! Open concept layout seamlessly connects vaulted living area &amp; dining space to easily entertain family &amp; friends. Carpeted split bedroom plan ensures quiet privacy w/ Queen bed in Owner suite, wall-2-wall mirrored closets, large ensuite bath &amp; step-in shower. Guest room has day bed, dbl closets &amp; 3-piece bath w/ tub/shower combo in hallway. Extended carport for 2 cars creates addl screened lanai area w/ plexi windows &amp; plenty of room for entertaining. Easy access to your workshop &amp; storage area + newer W/ D. Price incl. $32,000 share &amp; LOW HOA of just $252/mo. Enjoy peaceful walks thru the Park with your 2 pets &lt;30 lbs, meeting new friends &amp; joining in all park activities. Our sandy beaches for sunning, shelling &amp; fishing are near by w/ quik access to Punta Airport &amp; Allegiant hub. WELCOME HOME!

22. 2004-06-01
    soldstatus $24,500

ⓘ 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: $2,536 · $211/mo
• Projected year-2 tax: $2,536 · $211/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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $27,579
• − Mortgage interest: −$8,374
• − Property taxes: −$2,536
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − HOA: −$3,264
• − Depreciation: −$4,349
• Taxable income: $3,098
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $4,291/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

+510.2% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $149,500 FORTMLS
• 2026-02-20 Listed $152,500 FORTMLS
• 2024-11-15 Sold (MLS) $145,000 FORTMLS
• 2024-10-15 Pending — FORTMLS
• 2024-03-03 Listed $169,000 FORTMLS
• 2004-06-01 Sold (Public Records) $24,500 Public Records

Property tax history

+12.0%/yr

Latest (2025): $2,536 · -4.2% YoY. Source: county tax records.