24406 Nicobar Ln · Burnt Store Marina, FL 33955

$469,000

3 bd · 2.0 ba · 2,181 sqft · SingleFamily public records · 105 Days on market

Built 2005 10,104 sqft lot Est $508k · 8% under $43/mo HOA · 1% 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 +20.2/30.0
• ARV discount +11.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• 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

Under contract-accepting backup offers. Rich in architectural detail, this 4 Bedroom, 2 bathroom, 2005 custom-built Imperial Homes former model home offers timeless Florida style, thoughtful design, and exceptional outdoor living. 2025 NEW ROOF, 3 CAR GARAGE AND NOT IN A FLOOD ZONE, SOLD FURNISHED / TURNKEY that’s just the beginning, From the moment you arrive, the lush Royal Palms, stone mulch with concrete curbing, painted drive, and striking arched front entry door with etched glass and plantation shutters, set the tone for what’s inside. This former Imperial Homes model spans just under 2,200 square feet and blends elegance with everyday comfort. Inside, you are welcomed wit

Key facts

• Community park
• Covered lanai
• French door pantry

Tags

• NEW ROOF
• HEATED POOL
• COVERED LANAI
• GRANITE COUNTERTOPS
• FRENCH DOOR PANTRY
• COMMUNITY PARK

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Burnt Store Lakes Property Owners Association); annual fee required ($518/year; approx. $43.17/month); Association approval required; Association amenities include park, playground; deed and vehicle/fence restrictions; sidewalks; pets allowed; Association fee covers management and other services

Exterior

• Parking: Attached 3-car garage (21 x 33) with garage door opener; driveway; garage faces side
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Broadband/high-speed internet available; Sewer connected; Water connected; Sprinkler meter
• Home design: Single family residence; One-story; Northeast facing; Residential zoning (RSF3.5)
• Construction: Block and stucco construction; Tile roof; Slab foundation; Built by Imperial Homes
• Exterior features: Covered, screened patio/porch; Hurricane shutters; Rain gutters; Sliding doors; Irrigation system; Lake access; Trees and landscaped yard; Cleared, level lot in a cul-de-sac with greenbelt and paved, public-maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Crown molding; High ceilings; Open floorplan with living/dining combo; Split bedroom floorplan; Stone countertops; Tray ceilings; Walk-in closets; Window treatments (blinds)
• Laundry & utility: Laundry room inside; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $469k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $469k).
• Recommended offer: $427k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4,887/mo this rent would consume 76% 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 $14k 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 105 days — a 9% lower offer ($427k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $30k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $229k; list at $469k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $426,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $508,173
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24378 Peppercorn Rd	0.27mi	3/2.0	2,305 (+6%)	9mo	$650,000	$282	70
17261 Naiad Ct	0.19mi	4/3.0 (+1)	2,351 (+8%)	4mo	$373,000	$159	66
17313 Muscat Ln	0.25mi	4/2.0 (+1)	1,973 (-10%)	4mo	$432,000	$219	64
24228 Peppercorn Rd	0.36mi	3/2.0	2,099 (-4%)	20mo	$465,000	$222	60
17139 Anthem Ln	0.56mi	3/2.0	1,995 (-8%)	1mo	$465,000	$233	58
17533 Megra Ct	0.37mi	3/2.0	2,094 (-4%)	22mo	$560,000	$267	57
17199 Anthem Ln	0.47mi	3/3.0	2,259 (+4%)	16mo	$750,000	$332	54
17458 Medillin Ct	0.69mi	3/2.0	2,175 (-0%)	23mo	$433,400	$199	48
17320 Comingo Ln	0.62mi	4/3.0 (+1)	2,351 (+8%)	13mo	$460,000	$196	38
17122 Barcrest Ln	0.70mi	3/3.0	2,462 (+13%)	8mo	$795,000	$323	35
24195 Savory Ln	0.62mi	3/2.5	1,961 (-10%)	23mo	$665,000	$339	34

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-42,347
• Equity at exit: $69,929

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $6,820
• Equity at exit: $40,551

Cash invested: $131,320 (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: 8.0×

Monthly cashflow live

• Estimated rent: $4,887 high
• Mortgage (P&I): −$2,459
• Tax from tax record: −$570 /mo · $6,845/yr
• Insurance: −$195
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$43
• Vacancy / Maint / Mgmt: −$1,026
• Net cashflow: $526

Break-even live

Break-even rent $4,221

Max offer price $469,000

Occupancy floor 84%

Sensitivity live

Price	-10% $792	-5% $659	+0% $526	+5% $394	+10% $261
Rent	-10% $140	-5% $333	+0% $526	+5% $719	+10% $912
Rate	-1.0pp $762	-0.5pp $646	base $526	+0.5pp $405	+1.0pp $281

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: $117,250
• Closing costs: $14,070
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	14d	1	0.11mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	21d	1	0.17mi
24417 Baltic Ave #1102 Punta Gorda, FL	2.0	2.0	1788	$5,250	$2.94	24d	1	0.45mi
4005 Big Pass Ln Punta Gorda, FL	2.0	2.0	1423	$5,500	$3.87	16d	1	0.66mi
3001 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1734	$5,500	$3.17	24d	1	0.87mi
2091 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1640	$5,200	$3.17	24d	1	0.88mi
17849 Hibiscus Cove Ct #1 Punta Gorda, FL	3.0	2.0	1937	$6,250	$3.23	24d	1	0.94mi
1010 Islamorada Blvd Punta Gorda, FL	3.0	2.0	1592	$4,700	$2.95	24d	1	1.02mi
1610 Islamorada Blvd Unit 64A Punta Gorda, FL	2.0	2.0	1516	$2,000	$1.32	24d	1	1.06mi
2060 Matecumbe Key Rd Punta Gorda, FL	2.0–3.0	2.0	1271	$5,400	$4.25	24d	3	1.08mi
3255 Sugarloaf Key Rd Unit 31B Punta Gorda, FL	2.0	2.0	1516	$3,000	$1.98	16d	1	1.14mi
5 Pirates Ln Unit 54B Punta Gorda, FL	2.0	2.0	1516	$4,600	$3.03	24d	1	1.20mi
3471 Sunset Key Cir #102 Punta Gorda, FL	3.0	2.0	1991	$5,750	$2.89	24d	1	1.22mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	21d	1	1.26mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	1.29mi
3304 Sunset Key Cir Unit D Punta Gorda, FL	3.0	2.0	2255	$5,750	$2.55	24d	1	1.34mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	21d	1	1.36mi
3313 Sunset Key Cir Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	2099	$2,750	$1.31	24d	1	1.37mi
3313 Sunset Key Cir Punta Gorda, FL	3.0	2.0–3.0	2089	$6,750	$3.23	24d	4	1.37mi
3250 Southshore Dr Unit 54B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	24d	1	1.48mi
3270 Southshore Dr Unit 72B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	24d	1	1.49mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 13 events

1. 2026-05-14
   status Pending
2. 2026-03-28
   price $469,000
3. 2026-01-29
   listed $499,000 Active
4. 2013-06-18
   soldstatus $229,000
5. 2010-01-26
   soldstatus $248,000
6. 2010-01-26
   soldstatus $225,000
7. 2009-12-21
   listed $249,900
8. 2009-12-18
   historical
9. 2009-08-25
   listed $249,900
10. 2008-07-06
    listed $438,000
11. 2008-01-04
    listed $449,000
12. 2005-03-28
    soldstatus $419,000
13. 2003-11-19
    listed $419,000

ⓘ 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: $6,845 · $570/mo
• Projected year-2 tax: $6,845 · $570/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 8/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $58,649
• − Mortgage interest: −$26,271
• − Property taxes: −$6,845
• − Insurance: −$3,142
• − Repairs & maintenance: −$4,692
• − Management: −$4,692
• − HOA: −$516
• − Depreciation: −$13,644
• Taxable loss: −$1,153
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $6,592/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: 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 (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

+11.9% since first listed

13 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Price Changed $469,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Listed $499,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-18 Sold (Public Records) $229,000 Public Records
• 2010-01-26 Sold (Public Records) $225,000 Public Records
• 2010-01-26 Sold (Public Records) $248,000 Public Records
• 2009-12-21 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2009-12-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-08-25 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2008-07-06 Listed $438,000 Stellar MLS as Distributed by MLS Grid
• 2008-01-04 Listed $449,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-28 Sold (MLS) $419,000 Stellar MLS as Distributed by MLS Grid
• 2003-11-19 Listed $419,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2025): $6,845 · +1.3% YoY. Source: county tax records.