4041 King Tarpon Dr · Burnt Store Marina, FL 33955

$495,000

3 bd · 2.0 ba · 1,601 sqft · Condo public records · 110 Days on market

Built 1994 $639/mo HOA · 14% 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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Feel the warm welcome when you step inside this lovely, and spacious home. Many nice improvements have been done adding to the value of the home. The most recent Update is the large dining room window it has been replaced with a New Wind Resistant Window. The French Doors with built in blinds is a lovely access to the inviting lanai and pool. The wood/Laminate flooring throughout adds a sense warm and cozy comfort, and the Tiled wet areas, the kitchen and bathrooms, lend to easy clean up. In the Kitchen the Wood Cabinetry, Granite Counters, the Tiled Backsplash and the convenient Island will enhance your cooking pleasure. Pretty Plantation Shutters grace the windows allowing you to easily r

Key facts

• Tiled backsplash
• Convenient island
• Wood cabinetry

Tags

• LARGE DINING ROOM WINDOW
• NEW WIND RESISTANT WINDOW
• WOOD CABINETRY
• GRANITE COUNTERS
• TILED BACKSPLASH
• CONVENIENT ISLAND

Property features AI

Finance

• Other: Access to Burnt Store Marina (largest deep water marina on the Gulf Coast) via community marina
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly HOA approx. $99.50; annual association fee listed); Condo/association monthly fee $440 (where applicable); Association approval not required; Pets allowed with breed restrictions and number limits; Association/section: SECTION 22 BURNT STORE MARINA

Exterior

• Parking: Attached 2-car garage (approx. 21' x 20')
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Fiber optics available; High-speed internet/BB/HS available; Sewer connected; Water connected; Underground utilities; Fire hydrant nearby; Sprinkler recycled
• Home design: Single family residence; One story; Northeast facing; Completed condition
• Construction: Block and stucco construction; Tile roof; Block and slab foundation; Built by builder (living area source: builder)
• Exterior features: Covered front porch; Patio; Screened porch; Rain gutters; Irrigation system; Mature landscaping; Located on a cul-de-sac; Level lot; Near marina; On golf course; Paved driveway

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range/Stove; Solid surface counters; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Solid surface counters; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments
• Laundry & utility: Washer; Dryer; Laundry closet; Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $495k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $467k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $469k (5.2% below list).
• Recommended offer: $450k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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: schools C-, cost of living C-, amenities F.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1481 active listings in the ZIP; 25 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; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,691/mo this rent would consume 73% 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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($450k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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: major 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 $450,450 (9.0% 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 110 days. Have you received any prior offers? Is the seller open to a 9% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 8.8

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-89,971
• Equity at exit: $73,806

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-89,960
• Equity at exit: $42,799

Cash invested: $138,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $4,691 high
• Mortgage (P&I): −$2,596
• Tax from tax record: −$423 /mo · $5,077/yr
• Insurance: −$206
• HOA: −$639
• Vacancy / Maint / Mgmt: −$985
• Net cashflow: $-159

Break-even live

Break-even rent $4,891

Max offer price $466,978

Occupancy floor 98%

Sensitivity live

Price	-10% $122	-5% $-19	+0% $-159	+5% $-299	+10% $-439
Rent	-10% $-529	-5% $-344	+0% $-159	+5% $27	+10% $212
Rate	-1.0pp $91	-0.5pp $-33	base $-159	+0.5pp $-287	+1.0pp $-417

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1734	$5,500	$3.17	24d	1	0.13mi
2091 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1640	$5,200	$3.17	24d	1	0.14mi
4005 Big Pass Ln Punta Gorda, FL	2.0	2.0	1423	$5,500	$3.87	16d	1	0.30mi
24417 Baltic Ave #1102 Punta Gorda, FL	2.0	2.0	1788	$5,250	$2.94	24d	1	0.31mi
5050 Marianne Key Rd Unit 1B Punta Gorda, FL	2.0	2.0	1347	$4,500	$3.34	16d	1	0.37mi
1001 Islamorada Blvd Unit 12A Punta Gorda, FL	2.0	2.0	1365	$1,600	$1.17	16d	1	0.52mi
1010 Islamorada Blvd Punta Gorda, FL	3.0	2.0	1592	$4,700	$2.95	24d	1	0.58mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	21d	1	0.59mi
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	14d	1	0.84mi
1610 Islamorada Blvd Unit 64A Punta Gorda, FL	2.0	2.0	1516	$2,000	$1.32	24d	1	0.85mi
5 Pirates Ln Unit 54B Punta Gorda, FL	2.0	2.0	1516	$4,600	$3.03	24d	1	0.99mi
17947 Courtside Landings Cir Punta Gorda, FL	3.0	2.0	1338	$5,500	$4.11	24d	1	1.00mi
17849 Hibiscus Cove Ct #1 Punta Gorda, FL	3.0	2.0	1937	$6,250	$3.23	24d	1	1.00mi
3020 Matecumbe Key Rd #103 Punta Gorda, FL	2.0	2.0	1148	$5,200	$4.53	24d	1	1.01mi
2060 Matecumbe Key Rd Punta Gorda, FL	2.0–3.0	2.0	1271	$5,400	$4.25	24d	3	1.06mi
3471 Sunset Key Cir #102 Punta Gorda, FL	3.0	2.0	1991	$5,750	$2.89	24d	1	1.14mi
3255 Sugarloaf Key Rd Unit 31B Punta Gorda, FL	2.0	2.0	1516	$3,000	$1.98	16d	1	1.16mi
3170 Matecumbe Key Rd #134 Punta Gorda, FL	2.0	2.0	1188	$1,899	$1.60	24d	1	1.22mi
3191 Matecumbe Key Rd #206 Punta Gorda, FL	2.0	2.0	1102	$4,400	$3.99	24d	1	1.29mi
3313 Sunset Key Cir Punta Gorda, FL	3.0	2.0–3.0	2089	$6,750	$3.23	24d	4	1.33mi
3313 Sunset Key Cir Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	2099	$2,750	$1.31	24d	1	1.33mi
3181 Matecumbe Key Rd Punta Gorda, FL	2.0	2.0	1254	$2,450	$1.95	24d	2	1.36mi
3250 Southshore Dr Unit 54B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	24d	1	1.38mi
3270 Southshore Dr Unit 72B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	24d	1	1.43mi
3280 Southshore Dr Unit 87A Punta Gorda, FL	3.0	2.0	2069	$4,000	$1.93	24d	1	1.46mi

HOA detail condo

• Monthly dues: $639 · $7,668/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-17
   days on market $495,000 Active 110 DOM
2. 2026-06-16
   days on market $495,000 Active 109 DOM
3. 2026-06-15
   days on market $495,000 Active 108 DOM
4. 2026-06-13
   days on market $495,000 Active 106 DOM
5. 2026-06-10
   days on market $495,000 Active 103 DOM
6. 2026-06-09
   days on market $495,000 Active 102 DOM
7. 2026-06-07
   days on market $495,000 Active 100 DOM
8. 2026-06-02
   days on market $495,000 Active 95 DOM
9. 2026-06-01
   days on market $495,000 Active 94 DOM
10. 2026-06-01
    days on market $495,000 Active 93 DOM
11. 2026-02-27
    listed $495,000 Active
12. 2024-11-16
    historical
13. 2024-11-16
    historical
14. 2024-05-16
    listed $530,000 Active
15. 2024-05-16
    listed $530,000 Active
16. 2022-01-25
    soldstatus $459,900 Closed
17. 2022-01-24
    soldstatus $459,900 Closed
18. 2022-01-24
    soldstatus $459,900
19. 2021-12-28
    status Pending
20. 2021-12-28
    status Pending
21. 2021-12-23
    price $459,900
22. 2021-12-21
    price $459,900
23. 2021-12-10
    listed $479,900 Active
24. 2021-12-02
    listed $479,900 Active
25. 2013-11-08
    soldstatus $280,000
26. 2013-11-08
    soldstatus $280,000
27. 2013-08-20
    listed $298,000
28. 2004-07-01
    soldstatus $276,500
29. 2004-06-25
    soldstatus $276,500
30. 2004-06-25
    soldstatus $276,500
31. 2004-05-04
    price $279,900
32. 2004-01-22
    listed $279,900
33. 1994-08-01
    soldstatus $177,600

ⓘ 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: $5,077 · $423/mo
• Projected year-2 tax: $5,077 · $423/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 X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $56,286
• − Mortgage interest: −$27,728
• − Property taxes: −$5,077
• − Insurance: −$2,475
• − Repairs & maintenance: −$4,503
• − Management: −$4,503
• − HOA: −$7,668
• − Depreciation: −$14,400
• Taxable loss: −$10,067
• Est. tax savings @ 24.0%: +$2,416
• After-tax cash flow: $513/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: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 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

• Census place: Burnt Store Marina, FL
• 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 (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

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 · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

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

+178.7% since first listed

23 events — show timeline

• 2026-02-27 Listed $495,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-16 Listing Removed — FORTMLS
• 2024-05-16 Listed $530,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-16 Listed $530,000 FORTMLS
• 2022-01-25 Sold (MLS) $459,900 FORTMLS
• 2022-01-24 Sold (Public Records) $459,900 Public Records
• 2022-01-24 Sold (MLS) $459,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-28 Pending — FORTMLS
• 2021-12-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-23 Price Changed $459,900 FORTMLS
• 2021-12-21 Price Changed $459,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-10 Listed $479,900 FORTMLS
• 2021-12-02 Listed $479,900 Stellar MLS as Distributed by MLS Grid
• 2013-11-08 Sold (Public Records) $280,000 Public Records
• 2013-11-08 Sold (MLS) $280,000 Stellar MLS as Distributed by MLS Grid
• 2013-08-20 Listed $298,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-01 Sold (Public Records) $276,500 Public Records
• 2004-06-25 Sold (MLS) $276,500 FORTMLS
• 2004-06-25 Sold (MLS) $276,500 Stellar MLS as Distributed by MLS Grid
• 2004-05-04 Price Changed $279,900 FORTMLS
• 2004-01-22 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 1994-08-01 Sold (Public Records) $177,600 Public Records

Property tax history

+3.5%/yr

Latest (2025): $5,077 · -3.9% YoY. Source: county tax records.