25444 Alicante Dr · Burnt Store Marina, FL 33955

$264,900

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 43 Days on market

Built 1999 9,643 sqft lot $20/mo HOA

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Nestled in the tranquil, deed-restricted community of Burnt Store Village, this charming 3-bedroom, 2-bath home offers over 1,350 square feet of comfortable Florida living on a quiet, beautifully maintained street. With lush landscaping, mature trees, a spacious driveway, and 2-car garage, the home makes a welcoming first impression. Recent updates, including a newer 2023 roof, add valuable peace of mind. Inside, cathedral ceilings throughout and the freshly painted interior create a clean, open, airy feel. The functional split-bedroom floor plan offers privacy for both owners and guests, with new carpeting in all bedrooms. The primary suite features a vaulted ceiling and private bath with a walk-in shower, while the two additional bedrooms share a separate full bath. The bright kitchen is both stylish and practical, featuring crisp white cabinetry and a versatile layout. The combined dining and living areas are well-suited for everyday living and entertaining, while the separate, cozy breakfast nook provides the perfect spot for casual meals or morning coffee. Step outside to the all-season's tiled lanai, where you can enjoy Florida sunshine, peaceful greenbelt views, and the privacy of an oversized lot. There is plenty of room to add a pool, offering future outdoor living potential. With a low annual fee, Burnt Store Village offers a relaxed Southwest Florida lifestyle with spacious areas to walk and bike, as well as a community park. Ideally located near Burnt Store Marina, residents enjoy convenient access to golf, resort-style amenities, waterfront dining, entertainment, boating, and world-class fishing. Just a short drive to downtown Punta Gorda, Fort Myers, area airports, restaurants, shopping, and Gulf beaches, this home offers comfort, convenience, and the opportunity to enjoy the best of coastal Florida living. Please enjoy the 3D interactive virtual tour associated with this listing.

Key facts

• 9,643 sq ft lot
• 2 garage spots
• Built 1999

Property features AI

Finance

• Other: Living area approximately 1,352 sq ft (per public records); Building area reported as 2,016 sq ft; Lot approximately 0.22 acres; Zoned RSF3.5
• HOA & community: Burnt Store Village POA; HOA required with annual fee of $250 (about $20.83/month); Deed restrictions; Playground and street lights in community; Pets allowed (cats and dogs)

Exterior

• Parking: Covered, deeded garage with garage door opener; 2-car garage; Ground-level parking; Off-street parking and guest parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Cable available; Broadband/high-speed internet available
• Home design: Single-family residence; One story; Home faces west; Homestead exempt
• Construction: Block construction with stucco exterior; Shingle roof; Block foundation; Built on one level
• Exterior features: Enclosed, screened rear porch/Florida room; Sliding doors; Storage; Private mailbox; Mature landscaping with oak trees; Level, cleared and landscaped lot; Oversized paved lot; Public maintained asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Eat-in kitchen; High ceilings; Living room/dining room combo; Open floorplan; Solid surface counters; Split bedroom floorplan; Thermostat; Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry room; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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: 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: East Elementary School (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 761 students, 52% 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; 27 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).
• At $4,276/mo this rent would consume 67% 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.
• 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 $74k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $117k; list at $265k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $256,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.61% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.41%
• DSCR: 2.26
• GRM: 5.2

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: 22.6%
• Equity multiple: 1.93×
• Total profit: $68,850
• Equity at exit: $39,497

10-year hold

• IRR: 30.6%
• Equity multiple: 3.75×
• Total profit: $203,706
• Equity at exit: $22,904

Cash invested: $74,172 (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: 5.2×

Monthly cashflow live

• Estimated rent: $4,276 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$110
• HOA: −$20
• Vacancy / Maint / Mgmt: −$898
• Net cashflow: $1,756

Break-even live

Break-even rent $2,054

Max offer price $264,900

Occupancy floor 54%

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	21d	1	0.51mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.58mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.59mi
25324 Lychee Ct Punta Gorda, FL	3.0	2.0	1224	$1,800	$1.47	21d	1	0.67mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.76mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.78mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	1.12mi
14040 Heritage Landing Blvd #113 Punta Gorda, FL	2.0	2.0	1438	$6,500	$4.52	21d	1	1.13mi
14267 Heritage Landing Blvd #1222 Punta Gorda, FL	2.0	2.0	1569	$4,200	$2.68	21d	1	1.17mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	1.18mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	1.20mi
14271 Heritage Landing Blvd #1527 Punta Gorda, FL	2.0	2.0	1422	$2,800	$1.97	21d	1	1.22mi
14261 Heritage Landing Blvd #1615 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	1.26mi
14271 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1355	$6,500	$4.80	21d	1	1.27mi
14251 Heritage Landing Blvd Unit 1723 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	1.28mi
14251 Heritage Landing Blvd Unit 1713 Punta Gorda, FL	2.0	2.0	1366	$4,800	$3.51	13d	1	1.28mi
14224 Heritage Landing Blvd #921 Punta Gorda, FL	2.0	2.0	1569	$3,400	$2.17	21d	1	1.29mi
14224 Heritage Landing Blvd Unit 1 Punta Gorda, FL	2.0	2.0	1366	$4,500	$3.29	21d	1	1.29mi
14241 Heritage Landing Blvd #1821 Punta Gorda, FL	2.0	2.0	1569	$6,000	$3.82	21d	1	1.32mi
14184 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1366	$1,947	$1.43	21d	2	1.33mi
14231 Heritage Landing Blvd Unit 1928 Punta Gorda, FL	2.0	2.0	1596	$6,000	$3.76	21d	1	1.37mi
14194 Heritage Landing Blvd #614 Punta Gorda, FL	2.0	2.0	1366	$1,995	$1.46	21d	1	1.38mi
14221 Heritage Landing Blvd Unit 2014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	1.40mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	21d	1	1.42mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	21d	1	1.46mi
14201 Heritage Landing Blvd #1312 Punta Gorda, FL	2.0	2.0	1154	$1,750	$1.52	21d	1	1.47mi
14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL	3.0	2.0	1301	$6,000	$4.61	21d	1	1.47mi

HOA detail

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

Listing history 15 events

1. 2026-06-13
   statusdays on market $264,900 Pending 43 DOM
2. 2026-06-10
   days on market $264,900 Active 41 DOM
3. 2026-06-09
   days on market $264,900 Active 40 DOM
4. 2026-06-08
   days on market $264,900 Active 39 DOM
5. 2026-06-07
   days on market $264,900 Active 38 DOM
6. 2026-06-05
   days on market $264,900 Active 35 DOM
7. 2026-06-03
   days on market $264,900 Active 34 DOM
8. 2026-06-02
   days on market $264,900 Active 33 DOM
9. 2026-06-01
   days on market $264,900 Active 32 DOM
10. 2026-05-31
    days on market $264,900 Active 31 DOM
11. 2026-05-30
    days on market $264,900 Active 30 DOM
12. 2026-05-07
    listed $264,900 Active 1927-char remark

    Show marketing remark (1927 chars)

    Nestled in the tranquil, deed-restricted community of Burnt Store Village, this charming 3-bedroom, 2-bath home offers over 1,350 square feet of comfortable Florida living on a quiet, beautifully maintained street. With lush landscaping, mature trees, a spacious driveway, and 2-car garage, the home makes a welcoming first impression. Recent updates, including a newer 2023 roof, add valuable peace of mind. Inside, cathedral ceilings throughout and the freshly painted interior create a clean, open, airy feel. The functional split-bedroom floor plan offers privacy for both owners and guests, with new carpeting in all bedrooms. The primary suite features a vaulted ceiling and private bath with a walk-in shower, while the two additional bedrooms share a separate full bath. The bright kitchen is both stylish and practical, featuring crisp white cabinetry and a versatile layout. The combined dining and living areas are well-suited for everyday living and entertaining, while the separate, cozy breakfast nook provides the perfect spot for casual meals or morning coffee. Step outside to the all-season's tiled lanai, where you can enjoy Florida sunshine, peaceful greenbelt views, and the privacy of an oversized lot. There is plenty of room to add a pool, offering future outdoor living potential. With a low annual fee, Burnt Store Village offers a relaxed Southwest Florida lifestyle with spacious areas to walk and bike, as well as a community park. Ideally located near Burnt Store Marina, residents enjoy convenient access to golf, resort-style amenities, waterfront dining, entertainment, boating, and world-class fishing. Just a short drive to downtown Punta Gorda, Fort Myers, area airports, restaurants, shopping, and Gulf beaches, this home offers comfort, convenience, and the opportunity to enjoy the best of coastal Florida living. Please enjoy the 3D interactive virtual tour associated with this listing.

13. 2026-04-30
    listed $264,900 Active
14. 2002-05-28
    soldstatus $117,000
15. 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: $1,233 · $103/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: +$965/yr (+$80/mo · 78.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone D · 13% 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: $51,316
• − Mortgage interest: −$14,839
• − Property taxes: −$1,233
• − Insurance: −$1,324
• − Repairs & maintenance: −$4,105
• − Management: −$4,105
• − HOA: −$240
• − Depreciation: −$7,706
• Taxable income: $17,763
• Est. tax owed @ 24.0%: −$4,263
• After-tax cash flow: $16,809/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

+3211.2% since first listed

4 events — show timeline

• 2026-05-07 Listed $264,900 FORTMLS
• 2026-04-30 Listed $264,900 Stellar MLS as Distributed by MLS Grid
• 2002-05-28 Sold (Public Records) $117,000 Public Records
• 1996-02-02 Sold (Public Records) $8,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,233 · +4.3% YoY. Source: county tax records.