16132 Badalona Dr · Burnt Store Marina, FL 33955

$299,900

3 bd · 2.0 ba · 2,218 sqft · SingleFamily public records · 19 Days on market

Built 2006 9,439 sqft lot Est $415k · 28% under $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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Schools +4.6/10.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• 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

Like new home. Freshly painted with new carpet 2232 sq. ft. home * 3 bedroom plus den or 4 bedrooms * City water and sewer Upgraded kitchen including granite countertops, high quality wood cabinets, upgraded appliances * new range included with purchasetchen, nook, bathrooms * Upgraded master bath * Lanai * Separate living room and family room * Within 1 mile of marina and golf course.

Key facts

• 9,439 sq ft lot
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-66 ($-792/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (12.8% below list).
• Recommended offer: $262k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.8% in Burnt Store Marina — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Deep Creek Elementary School (math 64% / reading 68%, grade B+, #492 of 2,144 statewide, top 23%, 835 students, 47% 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; 18 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 41% 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 $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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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.
• Current owner paid $111k; list at $300k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $261,610 (12.8% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $414,766
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16132 Badalona Dr	0.00mi	3/2.0	2,218 (0%)	1mo	$299,900	$135	99
16456 Cape Horn Blvd	0.70mi	3/3.0	2,217 (-0%)	1mo	$695,000	$313	62
25164 Calusa Dr	0.63mi	3/2.0	2,068 (-7%)	6mo	$455,000	$220	55
24339 Matias Ln	0.61mi	3/2.0	2,102 (-5%)	10mo	$290,000	$138	54
16320 Quesa Dr	0.39mi	3/2.0	1,888 (-15%)	5mo	$390,000	$207	53
16551 San Edmundo Rd	0.70mi	3/2.0	2,047 (-8%)	6mo	$570,000	$278	50
16232 Juarez Cir	0.66mi	4/3.0 (+1)	2,020 (-9%)	6mo	$339,999	$168	40
25245 Delgado Dr	0.53mi	4/2.0 (+1)	1,904 (-14%)	8mo	$349,900	$184	40
25270 Roland Ln	0.74mi	3/2.0	2,418 (+9%)	13mo	$419,000	$173	40
16098 Overdale Ct	0.70mi	4/2.0 (+1)	2,009 (-9%)	12mo	$325,000	$162	37
25204 Calusa Dr	0.63mi	4/3.0 (+1)	2,471 (+11%)	9mo	$462,600	$187	35
16308 Cayman Ln	0.73mi	4/2.0 (+1)	2,424 (+9%)	18mo	$663,200	$274	30

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-52,724
• Equity at exit: $44,716

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-51,014
• Equity at exit: $25,930

Cash invested: $83,972 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,616 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$415 /mo · $4,981/yr
• Insurance: −$125
• HOA: −$20
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-66

Break-even live

Break-even rent $2,700

Max offer price $288,239

Occupancy floor 98%

Sensitivity live

Price	-10% $104	-5% $19	+0% $-66	+5% $-151	+10% $-236
Rent	-10% $-273	-5% $-169	+0% $-66	+5% $37	+10% $141
Rate	-1.0pp $85	-0.5pp $10	base $-66	+0.5pp $-144	+1.0pp $-223

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	22d	1	0.10mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	22d	1	0.15mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	22d	1	0.21mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	22d	1	0.22mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	22d	1	0.30mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	22d	1	0.39mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	22d	1	0.50mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	22d	1	0.74mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	14d	1	0.77mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	14d	1	0.86mi
14040 Heritage Landing Blvd #113 Punta Gorda, FL	2.0	2.0	1438	$6,500	$4.52	22d	1	1.10mi
14267 Heritage Landing Blvd #1222 Punta Gorda, FL	2.0	2.0	1569	$4,200	$2.68	22d	1	1.16mi
14271 Heritage Landing Blvd #1527 Punta Gorda, FL	2.0	2.0	1422	$2,800	$1.97	22d	1	1.21mi
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	22d	1	1.35mi
14224 Heritage Landing Blvd #921 Punta Gorda, FL	2.0	2.0	1569	$3,400	$2.17	22d	1	1.35mi
14241 Heritage Landing Blvd #1821 Punta Gorda, FL	2.0	2.0	1569	$6,000	$3.82	22d	1	1.35mi
14231 Heritage Landing Blvd Unit 1928 Punta Gorda, FL	2.0	2.0	1596	$6,000	$3.76	22d	1	1.42mi
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	14d	1	1.49mi

HOA detail

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

Listing history 8 events

1. 2026-04-27
   status Pending
2. 2026-04-07
   listed $299,900 Active
3. 2012-02-29
   soldstatus $111,000
4. 2012-02-24
   soldstatus $111,000 402-char remark

   Show marketing remark (402 chars)

   Like new home. Freshly painted with new carpet 2232 sq. ft. home * 3 bedroom plus den or 4 bedrooms * City water and sewer Upgraded kitchen including granite countertops, high quality wood cabinets, upgraded appliances * new range included with purchasetchen, nook, bathrooms * Upgraded master bath * Lanai * Separate living room and family room * Within 1 mile of marina and golf course.

5. 2011-11-09
   listed $114,900 402-char remark

   Show marketing remark (402 chars)

   Like new home. Freshly painted with new carpet 2232 sq. ft. home * 3 bedroom plus den or 4 bedrooms * City water and sewer Upgraded kitchen including granite countertops, high quality wood cabinets, upgraded appliances * new range included with purchasetchen, nook, bathrooms * Upgraded master bath * Lanai * Separate living room and family room * Within 1 mile of marina and golf course.

6. 2006-05-14
   historical
7. 2006-02-21
   listed $349,900
8. 2004-01-27
   soldstatus $79,600

ⓘ 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: $4,981 · $415/mo
• Projected year-2 tax: $4,981 · $415/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 6/10 Major FEMA zone D · 58% 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: $31,393
• − Mortgage interest: −$16,799
• − Property taxes: −$4,981
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,511
• − Management: −$2,511
• − HOA: −$240
• − Depreciation: −$8,724
• Taxable loss: −$5,873
• Est. tax savings @ 24.0%: +$1,410
• After-tax cash flow: $618/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
• City population: 217,388
• 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

+276.8% since first listed

8 events — show timeline

• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2012-02-29 Sold (Public Records) $111,000 Public Records
• 2012-02-24 Sold (MLS) $111,000 Stellar MLS as Distributed by MLS Grid
• 2011-11-09 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2006-05-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-02-21 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 2004-01-27 Sold (Public Records) $79,600 Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,981 · -3.0% YoY. Source: county tax records.