3260 Southshore Dr Unit 65A · Burnt Store Marina, FL 33955

$283,000

3 bd · 2.0 ba · 2,069 sqft · Condo public records · 145 Days on market

Built 1981 $1881/mo HOA · 38% of rent

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Why this score? — see what drove the C- 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 +16.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.1/10.0
• 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

BURNT STORE MARINA:This property is priced to accommodate your desired improvements and personal updates! Resort-Style Waterfront Living on Charlotte Harbor Welcome to the ultimate in Florida living! This well maintained 3-bedroom, 2-bath condo offers an open-concept layout designed for comfort, style, and an active lifestyle. Located in the exclusive, gated Southshore community—nested within the renowned Burnt Store Marina, waterfront community on Charlotte Harbor—this residence provides so many options. Step out onto the expansive screened lanai and take in the tranquil marina views, where you can enjoy morning coffee or evening cocktails while watching the boats come and go. Inside, the spacious living and dining areas flow seamlessly, perfect for entertaining or simply relaxing after a day on the water. The interior boasts tile flooring throughout, a full-sized laundry room for convenience, and ample storage space. The primary suite features private slider access to the lanai, a generous layout, and plenty of closet space. The two guest bedrooms are comfortably sized and share a full guest bathroom—perfect for hosting family and friends. Double-gated security with both community gatekeepers at the main entrance as well as a private gate at Southshore for added peace of mind. Situated at the water’s edge, Southshore offers direct access to the marina, and just a short stroll down the boardwalk leads you to an on-site waterfront restaurant—ideal for casual dining and soaking in harbor sunsets. This vibrant, over 600-acre community is packed with amenities: a 27-hole semi-private golf course, three on-property restaurants, tennis, pickleball, a fitness center, community pool, and a calendar full of social activities. The marina is the largest deep-water marina on Florida’s west coast and features both wet and dry storage, as well as a convenient boat launch ramp—making it a boater’s dream. Located between Punta Gorda and Cape Coral/Fort Myers for quick access both North and South. This home is priced to reflect some needed updating—add your personal touches to create a true waterfront showplace in one of Southwest Florida’s most desirable resort-style communities! See for yourself…. .Click the link for 3D Virtual Tour

Key facts

• Community pool
• $1,881 HOA
• Garage

Tags

• EXPANSIVE SCREENED LANAI
• TRANQUIL MARINA VIEWS
• DOUBLE-GATED SECURITY
• DIRECT ACCESS TO MARINA
• ON-SITE WATERFRONT RESTAURANT
• COMMUNITY POOL

Property features AI

Finance

• Other: Furnished: negotiable; Directions: Burnt Store Marina — US 41 to Burnt Store Rd; marina guard gate on right; South Shore just past restaurant (gate code needed)
• Financial info: Total monthly fees reported as $1,881.17 and total annual fees $22,574; Lease restrictions apply
• HOA & community: HOA required; monthly condo fee $1,750; Association approval required; Association fees include: common area taxes, pool, escrow reserves, insurance, internet, structural and grounds maintenance, management, pest control, private road, sewer, trash, water; Association management: Lisa GATEWAY MANAGEMENT GROUP and ALLIANT PROPERTY MANAGEMENT; Community amenities include clubhouse, fitness center, golf, pool, sidewalks, tennis courts; buyer approval required; deed restrictions; golf carts allowed; Pets allowed (cats and dogs with number and size limits)

Exterior

• Parking: One-car garage (approx. 12 x 23); Guest parking available
• Security: Community gate (guard gate at Burnt Store Marina)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Residential condominium; One-level living; Faces northwest; 3 total stories in building; Unit on floor 1
• Construction: Block and stucco construction; Membrane and metal roof; Built on slab foundation; Building identified as number 6
• Exterior features: Sliding doors; Gunite heated in-ground pool; On waterfront with marina view and water access (bay/harbor, saltwater canal, gulf/ocean, intracoastal, marina, river)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room/dining room combo; Open floorplan; Walk-in closet(s); Window treatments; Building has elevator
• Laundry & utility: Inside laundry room; Washer; Dryer; Great room; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $283k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (16.7% below list).
• Meets the 1% rule at list price ($5k rent vs $283k).
• Recommended offer: $236k (16.7% below list) — sets the bar for cash-flow.
• Cap rate 7.0% 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.
• 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; 19 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 $4,976/mo this rent would consume 78% 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 $8k 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 145 days — a 12% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $27k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; list at $283k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 38% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $235,602 (16.7% 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 145 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.76% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 4.7

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: -22.4%
• Equity multiple: 0.22×
• Total profit: $-61,493
• Equity at exit: $42,196

10-year hold

• IRR: -15.0%
• Equity multiple: 0.12×
• Total profit: $-69,645
• Equity at exit: $24,469

Cash invested: $79,240 (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: 4.7×

Monthly cashflow live

• Estimated rent: $4,976 high
• Mortgage (P&I): −$1,484
• Tax from tax record: −$290 /mo · $3,478/yr
• Insurance: −$118
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,881
• Vacancy / Maint / Mgmt: −$1,045
• Net cashflow: $-268

Break-even live

Break-even rent $5,316

Max offer price $235,602

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: $70,750
• Closing costs: $8,490
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3270 Southshore Dr Unit 72B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	23d	1	0.03mi
3280 Southshore Dr Unit 87A Punta Gorda, FL	3.0	2.0	2069	$4,000	$1.93	23d	1	0.06mi
3250 Southshore Dr Unit 54B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	23d	1	0.06mi
3313 Sunset Key Cir Punta Gorda, FL	3.0	2.0–3.0	2089	$6,750	$3.23	23d	4	0.10mi
3313 Sunset Key Cir Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	2099	$2,750	$1.31	23d	1	0.10mi
3304 Sunset Key Cir Unit D Punta Gorda, FL	3.0	2.0	2255	$5,750	$2.55	23d	1	0.14mi
3471 Sunset Key Cir #102 Punta Gorda, FL	3.0	2.0	1991	$5,750	$2.89	23d	1	0.27mi
3255 Sugarloaf Key Rd Unit 31B Punta Gorda, FL	2.0	2.0	1516	$3,000	$1.98	16d	1	0.34mi
2060 Matecumbe Key Rd Punta Gorda, FL	2.0–3.0	2.0	1271	$5,400	$4.25	23d	3	0.40mi
5 Pirates Ln Unit 54B Punta Gorda, FL	2.0	2.0	1516	$4,600	$3.03	23d	1	0.43mi
17849 Hibiscus Cove Ct #1 Punta Gorda, FL	3.0	2.0	1937	$6,250	$3.23	23d	1	0.54mi
1610 Islamorada Blvd Unit 64A Punta Gorda, FL	2.0	2.0	1516	$2,000	$1.32	23d	1	0.55mi
1010 Islamorada Blvd Punta Gorda, FL	3.0	2.0	1592	$4,700	$2.95	23d	1	0.88mi
4005 Big Pass Ln Punta Gorda, FL	2.0	2.0	1423	$5,500	$3.87	16d	1	1.12mi
24417 Baltic Ave #1102 Punta Gorda, FL	2.0	2.0	1788	$5,250	$2.94	23d	1	1.34mi
2091 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1640	$5,200	$3.17	23d	1	1.37mi
3001 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1734	$5,500	$3.17	23d	1	1.38mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	21d	1	1.39mi
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	13d	1	1.43mi

HOA detail condo

• Monthly dues: $1,881 · $22,572/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-17
   days on market $283,000 Active 145 DOM
2. 2026-06-16
   days on market $283,000 Active 144 DOM
3. 2026-06-15
   days on market $283,000 Active 143 DOM
4. 2026-06-13
   days on market $283,000 Active 141 DOM
5. 2026-06-10
   days on market $283,000 Active 138 DOM
6. 2026-06-09
   days on market $283,000 Active 137 DOM
7. 2026-06-07
   days on market $283,000 Active 135 DOM
8. 2026-06-02
   days on market $283,000 Active 130 DOM
9. 2026-06-01
   days on market $283,000 Active 129 DOM
10. 2026-06-01
    days on market $283,000 Active 128 DOM
11. 2026-05-20
    price $283,000 2325-char remark

    Show marketing remark (2325 chars)

    BURNT STORE MARINA:This property is priced to accommodate your desired improvements and personal updates! Resort-Style Waterfront Living on Charlotte Harbor Welcome to the ultimate in Florida living! This well maintained 3-bedroom, 2-bath condo offers an open-concept layout designed for comfort, style, and an active lifestyle. Located in the exclusive, gated Southshore community—nested within the renowned Burnt Store Marina, waterfront community on Charlotte Harbor—this residence provides so many options. Step out onto the expansive screened lanai and take in the tranquil marina views, where you can enjoy morning coffee or evening cocktails while watching the boats come and go. Inside, the spacious living and dining areas flow seamlessly, perfect for entertaining or simply relaxing after a day on the water. The interior boasts tile flooring throughout, a full-sized laundry room for convenience, and ample storage space. The primary suite features private slider access to the lanai, a generous layout, and plenty of closet space. The two guest bedrooms are comfortably sized and share a full guest bathroom—perfect for hosting family and friends. Double-gated security with both community gatekeepers at the main entrance as well as a private gate at Southshore for added peace of mind. Situated at the water’s edge, Southshore offers direct access to the marina, and just a short stroll down the boardwalk leads you to an on-site waterfront restaurant—ideal for casual dining and soaking in harbor sunsets. This vibrant, over 600-acre community is packed with amenities: a 27-hole semi-private golf course, three on-property restaurants, tennis, pickleball, a fitness center, community pool, and a calendar full of social activities. The marina is the largest deep-water marina on Florida’s west coast and features both wet and dry storage, as well as a convenient boat launch ramp—making it a boater’s dream. Located between Punta Gorda and Cape Coral/Fort Myers for quick access both North and South. This home is priced to reflect some needed updating—add your personal touches to create a true waterfront showplace in one of Southwest Florida’s most desirable resort-style communities! See for yourself…. .Click the link for 3D Virtual Tour

12. 2026-05-20
    price $283,000

    Show marketing remark (2325 chars)

    BURNT STORE MARINA:This property is priced to accommodate your desired improvements and personal updates! Resort-Style Waterfront Living on Charlotte Harbor Welcome to the ultimate in Florida living! This well maintained 3-bedroom, 2-bath condo offers an open-concept layout designed for comfort, style, and an active lifestyle. Located in the exclusive, gated Southshore community—nested within the renowned Burnt Store Marina, waterfront community on Charlotte Harbor—this residence provides so many options. Step out onto the expansive screened lanai and take in the tranquil marina views, where you can enjoy morning coffee or evening cocktails while watching the boats come and go. Inside, the spacious living and dining areas flow seamlessly, perfect for entertaining or simply relaxing after a day on the water. The interior boasts tile flooring throughout, a full-sized laundry room for convenience, and ample storage space. The primary suite features private slider access to the lanai, a generous layout, and plenty of closet space. The two guest bedrooms are comfortably sized and share a full guest bathroom—perfect for hosting family and friends. Double-gated security with both community gatekeepers at the main entrance as well as a private gate at Southshore for added peace of mind. Situated at the water’s edge, Southshore offers direct access to the marina, and just a short stroll down the boardwalk leads you to an on-site waterfront restaurant—ideal for casual dining and soaking in harbor sunsets. This vibrant, over 600-acre community is packed with amenities: a 27-hole semi-private golf course, three on-property restaurants, tennis, pickleball, a fitness center, community pool, and a calendar full of social activities. The marina is the largest deep-water marina on Florida’s west coast and features both wet and dry storage, as well as a convenient boat launch ramp—making it a boater’s dream. Located between Punta Gorda and Cape Coral/Fort Myers for quick access both North and South. This home is priced to reflect some needed updating—add your personal touches to create a true waterfront showplace in one of Southwest Florida’s most desirable resort-style communities! See for yourself…. .Click the link for 3D Virtual Tour

13. 2026-03-16
    price $299,000 2325-char remark

    Show marketing remark (2325 chars)

    BURNT STORE MARINA:This property is priced to accommodate your desired improvements and personal updates! Resort-Style Waterfront Living on Charlotte Harbor Welcome to the ultimate in Florida living! This well maintained 3-bedroom, 2-bath condo offers an open-concept layout designed for comfort, style, and an active lifestyle. Located in the exclusive, gated Southshore community—nested within the renowned Burnt Store Marina, waterfront community on Charlotte Harbor—this residence provides so many options. Step out onto the expansive screened lanai and take in the tranquil marina views, where you can enjoy morning coffee or evening cocktails while watching the boats come and go. Inside, the spacious living and dining areas flow seamlessly, perfect for entertaining or simply relaxing after a day on the water. The interior boasts tile flooring throughout, a full-sized laundry room for convenience, and ample storage space. The primary suite features private slider access to the lanai, a generous layout, and plenty of closet space. The two guest bedrooms are comfortably sized and share a full guest bathroom—perfect for hosting family and friends. Double-gated security with both community gatekeepers at the main entrance as well as a private gate at Southshore for added peace of mind. Situated at the water’s edge, Southshore offers direct access to the marina, and just a short stroll down the boardwalk leads you to an on-site waterfront restaurant—ideal for casual dining and soaking in harbor sunsets. This vibrant, over 600-acre community is packed with amenities: a 27-hole semi-private golf course, three on-property restaurants, tennis, pickleball, a fitness center, community pool, and a calendar full of social activities. The marina is the largest deep-water marina on Florida’s west coast and features both wet and dry storage, as well as a convenient boat launch ramp—making it a boater’s dream. Located between Punta Gorda and Cape Coral/Fort Myers for quick access both North and South. This home is priced to reflect some needed updating—add your personal touches to create a true waterfront showplace in one of Southwest Florida’s most desirable resort-style communities! See for yourself…. .Click the link for 3D Virtual Tour

14. 2026-03-16
    price $299,000

    Show marketing remark (2325 chars)

    BURNT STORE MARINA:This property is priced to accommodate your desired improvements and personal updates! Resort-Style Waterfront Living on Charlotte Harbor Welcome to the ultimate in Florida living! This well maintained 3-bedroom, 2-bath condo offers an open-concept layout designed for comfort, style, and an active lifestyle. Located in the exclusive, gated Southshore community—nested within the renowned Burnt Store Marina, waterfront community on Charlotte Harbor—this residence provides so many options. Step out onto the expansive screened lanai and take in the tranquil marina views, where you can enjoy morning coffee or evening cocktails while watching the boats come and go. Inside, the spacious living and dining areas flow seamlessly, perfect for entertaining or simply relaxing after a day on the water. The interior boasts tile flooring throughout, a full-sized laundry room for convenience, and ample storage space. The primary suite features private slider access to the lanai, a generous layout, and plenty of closet space. The two guest bedrooms are comfortably sized and share a full guest bathroom—perfect for hosting family and friends. Double-gated security with both community gatekeepers at the main entrance as well as a private gate at Southshore for added peace of mind. Situated at the water’s edge, Southshore offers direct access to the marina, and just a short stroll down the boardwalk leads you to an on-site waterfront restaurant—ideal for casual dining and soaking in harbor sunsets. This vibrant, over 600-acre community is packed with amenities: a 27-hole semi-private golf course, three on-property restaurants, tennis, pickleball, a fitness center, community pool, and a calendar full of social activities. The marina is the largest deep-water marina on Florida’s west coast and features both wet and dry storage, as well as a convenient boat launch ramp—making it a boater’s dream. Located between Punta Gorda and Cape Coral/Fort Myers for quick access both North and South. This home is priced to reflect some needed updating—add your personal touches to create a true waterfront showplace in one of Southwest Florida’s most desirable resort-style communities! See for yourself…. .Click the link for 3D Virtual Tour

15. 2026-01-23
    listed $309,900 Active 2325-char remark

    Show marketing remark (2325 chars)

    BURNT STORE MARINA:This property is priced to accommodate your desired improvements and personal updates! Resort-Style Waterfront Living on Charlotte Harbor Welcome to the ultimate in Florida living! This well maintained 3-bedroom, 2-bath condo offers an open-concept layout designed for comfort, style, and an active lifestyle. Located in the exclusive, gated Southshore community—nested within the renowned Burnt Store Marina, waterfront community on Charlotte Harbor—this residence provides so many options. Step out onto the expansive screened lanai and take in the tranquil marina views, where you can enjoy morning coffee or evening cocktails while watching the boats come and go. Inside, the spacious living and dining areas flow seamlessly, perfect for entertaining or simply relaxing after a day on the water. The interior boasts tile flooring throughout, a full-sized laundry room for convenience, and ample storage space. The primary suite features private slider access to the lanai, a generous layout, and plenty of closet space. The two guest bedrooms are comfortably sized and share a full guest bathroom—perfect for hosting family and friends. Double-gated security with both community gatekeepers at the main entrance as well as a private gate at Southshore for added peace of mind. Situated at the water’s edge, Southshore offers direct access to the marina, and just a short stroll down the boardwalk leads you to an on-site waterfront restaurant—ideal for casual dining and soaking in harbor sunsets. This vibrant, over 600-acre community is packed with amenities: a 27-hole semi-private golf course, three on-property restaurants, tennis, pickleball, a fitness center, community pool, and a calendar full of social activities. The marina is the largest deep-water marina on Florida’s west coast and features both wet and dry storage, as well as a convenient boat launch ramp—making it a boater’s dream. Located between Punta Gorda and Cape Coral/Fort Myers for quick access both North and South. This home is priced to reflect some needed updating—add your personal touches to create a true waterfront showplace in one of Southwest Florida’s most desirable resort-style communities! See for yourself…. .Click the link for 3D Virtual Tour

16. 2026-01-23
    listed $309,900 Active

    Show marketing remark (2325 chars)

    BURNT STORE MARINA:This property is priced to accommodate your desired improvements and personal updates! Resort-Style Waterfront Living on Charlotte Harbor Welcome to the ultimate in Florida living! This well maintained 3-bedroom, 2-bath condo offers an open-concept layout designed for comfort, style, and an active lifestyle. Located in the exclusive, gated Southshore community—nested within the renowned Burnt Store Marina, waterfront community on Charlotte Harbor—this residence provides so many options. Step out onto the expansive screened lanai and take in the tranquil marina views, where you can enjoy morning coffee or evening cocktails while watching the boats come and go. Inside, the spacious living and dining areas flow seamlessly, perfect for entertaining or simply relaxing after a day on the water. The interior boasts tile flooring throughout, a full-sized laundry room for convenience, and ample storage space. The primary suite features private slider access to the lanai, a generous layout, and plenty of closet space. The two guest bedrooms are comfortably sized and share a full guest bathroom—perfect for hosting family and friends. Double-gated security with both community gatekeepers at the main entrance as well as a private gate at Southshore for added peace of mind. Situated at the water’s edge, Southshore offers direct access to the marina, and just a short stroll down the boardwalk leads you to an on-site waterfront restaurant—ideal for casual dining and soaking in harbor sunsets. This vibrant, over 600-acre community is packed with amenities: a 27-hole semi-private golf course, three on-property restaurants, tennis, pickleball, a fitness center, community pool, and a calendar full of social activities. The marina is the largest deep-water marina on Florida’s west coast and features both wet and dry storage, as well as a convenient boat launch ramp—making it a boater’s dream. Located between Punta Gorda and Cape Coral/Fort Myers for quick access both North and South. This home is priced to reflect some needed updating—add your personal touches to create a true waterfront showplace in one of Southwest Florida’s most desirable resort-style communities! See for yourself…. .Click the link for 3D Virtual Tour

17. 2025-09-20
    historical
18. 2025-09-20
    historical
19. 2025-09-19
    price $309,000
20. 2025-09-19
    price $309,000
21. 2025-04-19
    listed $349,000 Active
22. 2025-04-17
    listed $349,000 Active
23. 2010-12-30
    historical
24. 2010-08-12
    listed $350,000
25. 2007-11-14
    historical
26. 2007-05-18
    listed $549,000
27. 1983-06-01
    soldstatus $148,000

ⓘ 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: $3,478 · $290/mo
• Projected year-2 tax: $3,478 · $290/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 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,713
• − Mortgage interest: −$15,852
• − Property taxes: −$3,478
• − Insurance: −$6,534
• − Repairs & maintenance: −$4,777
• − Management: −$4,777
• − HOA: −$22,572
• − Depreciation: −$8,233
• Taxable loss: −$6,510
• Est. tax savings @ 24.0%: +$1,562
• After-tax cash flow: $-1,657/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
• City population: 68,831
• 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

+91.2% since first listed

17 events — show timeline

• 2026-05-20 Price Changed $283,000 FORTMLS
• 2026-05-20 Price Changed $283,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $299,000 FORTMLS
• 2026-03-16 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Listed $309,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Listed $309,900 FORTMLS
• 2025-09-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-20 Listing Removed — FORTMLS
• 2025-09-19 Price Changed $309,000 FORTMLS
• 2025-09-19 Price Changed $309,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-19 Listed $349,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-17 Listed $349,000 FORTMLS
• 2010-12-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-08-12 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2007-11-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-05-18 Listed $549,000 Stellar MLS as Distributed by MLS Grid
• 1983-06-01 Sold (Public Records) $148,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,478 · +65.7% YoY. Source: county tax records.