25275 Alcazar Dr · Burnt Store Marina, FL 33955

$399,900

4 bd · 3.0 ba · 2,032 sqft · Land public records · 153 Days on market

Built 2024 9,600 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).

• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. Punta Gorda new address for value is D. R. Horton’s Burnt Store Village; Featuring our Express series of homes. Available this February is our spacious Madison floor plan at 2020 square feet, with 4 bedrooms, 3 bathrooms with a 3-car garage. This home features our new design elements, plank tile throughout except the bedrooms which are carpeted. The kitchen includes all of the stainless-steel appliances including Fridge, dishwasher, range, and microwave…plus washer and dryer. We use matching Quartz countertops in the Kitchen and Bathrooms. Our Bathrooms are now tiled, and our Kitchen Sink is now an undermount sink. 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.

Key facts

• Outdoor recreation
• Peaceful community
• Functional layout

Tags

• PEACEFUL COMMUNITY
• CONVENIENTLY SITUATED
• EASY ACCESS TO DOWNTOWN
• FUNCTIONAL LAYOUT
• SPACIOUS INDOOR AREAS
• OUTDOOR RECREATION

Property features AI

Finance

• Other: Home warranty included
• Financial info: No lease restrictions indicated
• HOA & community: HOA: Burnt Store (annual fee $250 / $20.83 monthly); Association fee required; Deed restrictions; Street lights; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 3-car garage (27x21); Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Fiber optics; Sewer connected; Underground utilities; Irrigation equipment
• Home design: Single family residence; One story; East-facing
• Construction: Block and frame construction; Shingle roof; Slab foundation; New construction (completed); Built by DR Horton (Madison model)
• Exterior features: Covered patio/porch; Sidewalk; Sliding doors; Cul-de-sac lot; Trees and landscaped yard

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (Electric, Heat Pump); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Open floorplan; Solid surface counters; Thermostat; Walk-in closets; Blinds; Storm windows
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $400k.

Deal economics

• At list price, monthly cash flow is $-762 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (33.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (36.9% below list).
• Recommended offer: $252k (36.9% 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: 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: Sallie Jones Elementary School (math 75% / reading 74%, grade A, #230 of 2,144 statewide, top 12%, 694 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; 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 $3k of loan paydown is wiped out by about $12k 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 153 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 7 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 $252,283 (36.9% 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 153 days. Have you received any prior offers? Is the seller open to a 37% 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: 0.63% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.17%
• DSCR: 0.64
• GRM: 13.2

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: -30.7%
• Equity multiple: -0.01×
• Total profit: $-113,293
• Equity at exit: $59,626

10-year hold

• IRR: -33.0%
• Equity multiple: -0.44×
• Total profit: $-161,005
• Equity at exit: $34,576

Cash invested: $111,972 (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: 13.2×

Monthly cashflow live

• Estimated rent: $2,523 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$471 /mo · $5,654/yr
• Insurance: −$167
• HOA: −$20
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-762

Break-even live

Break-even rent $3,487

Max offer price $265,309

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: $99,975
• Closing costs: $11,997
• 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	0.22mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.23mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.40mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.45mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	21d	1	0.47mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	21d	1	0.52mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	0.52mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	13d	1	0.60mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	21d	1	0.63mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	13d	1	0.64mi
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	13d	1	1.32mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	21d	1	1.42mi

HOA detail

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

Listing history 37 events

1. 2026-06-18
   days on market $399,900 Active 153 DOM
2. 2026-06-17
   days on market $399,900 Active 152 DOM
3. 2026-06-16
   days on market $399,900 Active 151 DOM
4. 2026-06-15
   days on market $399,900 Active 150 DOM
5. 2026-06-14
   days on market $399,900 Active 148 DOM
6. 2026-06-13
   days on market $399,900 Active 147 DOM
7. 2026-06-10
   days on market $399,900 Active 145 DOM
8. 2026-06-09
   days on market $399,900 Active 144 DOM
9. 2026-06-08
   days on market $399,900 Active 143 DOM
10. 2026-06-05
    days on market $399,900 Active 139 DOM
11. 2026-06-03
    days on market $399,900 Active 138 DOM
12. 2026-06-02
    days on market $399,900 Active 137 DOM
13. 2026-06-01
    days on market $399,900 Active 136 DOM
14. 2026-05-31
    days on market $399,900 Active 135 DOM
15. 2026-05-30
    days on market $399,900 Active 134 DOM
16. 2026-02-04
    price $399,900
17. 2026-01-16
    listed $415,000 Active
18. 2025-03-11
    soldstatus $376,455 Closed 1046-char remark

    Show marketing remark (1046 chars)

    Under Construction. Punta Gorda new address for value is D. R. Horton’s Burnt Store Village; Featuring our Express series of homes. Available this February is our spacious Madison floor plan at 2020 square feet, with 4 bedrooms, 3 bathrooms with a 3-car garage. This home features our new design elements, plank tile throughout except the bedrooms which are carpeted. The kitchen includes all of the stainless-steel appliances including Fridge, dishwasher, range, and microwave…plus washer and dryer. We use matching Quartz countertops in the Kitchen and Bathrooms. Our Bathrooms are now tiled, and our Kitchen Sink is now an undermount sink. 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.

19. 2025-02-06
    status Pending 1046-char remark

    Show marketing remark (1046 chars)

    Under Construction. Punta Gorda new address for value is D. R. Horton’s Burnt Store Village; Featuring our Express series of homes. Available this February is our spacious Madison floor plan at 2020 square feet, with 4 bedrooms, 3 bathrooms with a 3-car garage. This home features our new design elements, plank tile throughout except the bedrooms which are carpeted. The kitchen includes all of the stainless-steel appliances including Fridge, dishwasher, range, and microwave…plus washer and dryer. We use matching Quartz countertops in the Kitchen and Bathrooms. Our Bathrooms are now tiled, and our Kitchen Sink is now an undermount sink. 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.

20. 2025-01-23
    price $376,455 1046-char remark

    Show marketing remark (1046 chars)

    Under Construction. Punta Gorda new address for value is D. R. Horton’s Burnt Store Village; Featuring our Express series of homes. Available this February is our spacious Madison floor plan at 2020 square feet, with 4 bedrooms, 3 bathrooms with a 3-car garage. This home features our new design elements, plank tile throughout except the bedrooms which are carpeted. The kitchen includes all of the stainless-steel appliances including Fridge, dishwasher, range, and microwave…plus washer and dryer. We use matching Quartz countertops in the Kitchen and Bathrooms. Our Bathrooms are now tiled, and our Kitchen Sink is now an undermount sink. 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.

21. 2024-12-19
    price $379,999 1046-char remark

    Show marketing remark (1046 chars)

    Under Construction. Punta Gorda new address for value is D. R. Horton’s Burnt Store Village; Featuring our Express series of homes. Available this February is our spacious Madison floor plan at 2020 square feet, with 4 bedrooms, 3 bathrooms with a 3-car garage. This home features our new design elements, plank tile throughout except the bedrooms which are carpeted. The kitchen includes all of the stainless-steel appliances including Fridge, dishwasher, range, and microwave…plus washer and dryer. We use matching Quartz countertops in the Kitchen and Bathrooms. Our Bathrooms are now tiled, and our Kitchen Sink is now an undermount sink. 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.

22. 2024-10-02
    listed $383,455 Active 1046-char remark

    Show marketing remark (1046 chars)

    Under Construction. Punta Gorda new address for value is D. R. Horton’s Burnt Store Village; Featuring our Express series of homes. Available this February is our spacious Madison floor plan at 2020 square feet, with 4 bedrooms, 3 bathrooms with a 3-car garage. This home features our new design elements, plank tile throughout except the bedrooms which are carpeted. The kitchen includes all of the stainless-steel appliances including Fridge, dishwasher, range, and microwave…plus washer and dryer. We use matching Quartz countertops in the Kitchen and Bathrooms. Our Bathrooms are now tiled, and our Kitchen Sink is now an undermount sink. 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.

23. 2024-06-21
    soldstatus $42,000
24. 2024-06-20
    soldstatus $42,000 Closed
25. 2024-03-27
    status Pending
26. 2024-03-08
    price $47,000
27. 2024-02-22
    listed $49,000 Active
28. 2021-11-23
    soldstatus $26,450
29. 2021-11-19
    soldstatus $26,450 Closed
30. 2021-10-25
    status Pending
31. 2021-09-27
    listed $29,900 Active
32. 2007-01-24
    listed $69,900
33. 2006-07-03
    listed $69,900
34. 2005-07-19
    soldstatus $68,800
35. 2005-07-11
    soldstatus $68,800
36. 2005-03-18
    listed $68,800
37. 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: $5,654 · $471/mo
• Projected year-2 tax: $5,654 · $471/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 · 23% 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: $30,274
• − Mortgage interest: −$22,401
• − Property taxes: −$5,654
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,422
• − Management: −$2,422
• − HOA: −$240
• − Depreciation: −$11,633
• Taxable loss: −$16,498
• Est. tax savings @ 24.0%: +$3,959
• After-tax cash flow: $-5,183/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

+4898.8% since first listed

22 events — show timeline

• 2026-02-04 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Listed $415,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-11 Sold (MLS) $376,455 Stellar MLS as Distributed by MLS Grid
• 2025-02-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-23 Price Changed $376,455 Stellar MLS as Distributed by MLS Grid
• 2024-12-19 Price Changed $379,999 Stellar MLS as Distributed by MLS Grid
• 2024-10-02 Listed $383,455 Stellar MLS as Distributed by MLS Grid
• 2024-06-21 Sold (Public Records) $42,000 Public Records
• 2024-06-20 Sold (MLS) $42,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-03-08 Price Changed $47,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-22 Listed $49,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-23 Sold (Public Records) $26,450 Public Records
• 2021-11-19 Sold (MLS) $26,450 Stellar MLS as Distributed by MLS Grid
• 2021-10-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-27 Listed $29,900 Stellar MLS as Distributed by MLS Grid
• 2007-01-24 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2006-07-03 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2005-07-19 Sold (Public Records) $68,800 Public Records
• 2005-07-11 Sold (MLS) $68,800 Stellar MLS as Distributed by MLS Grid
• 2005-03-18 Listed $68,800 Stellar MLS as Distributed by MLS Grid
• 1996-02-02 Sold (Public Records) $8,000 Public Records

Property tax history

+25.0%/yr

Latest (2025): $5,654 · +883.8% YoY. Source: county tax records.