16323 Navarro Ct · Burnt Store Marina, FL 33955

$329,900

3 bd · 2.0 ba · 2,066 sqft · Land · 714 Days on market

Built 2026 9,550 sqft lot $19/mo HOA · 1% 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 +12.7/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in desirable Punta Gorda surrounded by existing homes, in a very nice neighborhood. The lot is 15 minutes away from the Burnt Store Marina, which features a 27-hole executive golf course and only a short drive to historic downtown Punta Gorda. Close to stores and restaurants. Do not wait and build your dream home. Invest now.

Key facts

• 3 car garage
• 9,550 sq ft lot
• 3 garage spots

Tags

• BRAND NEW CONSTRUCTION
• FULL BUILDER WARRANTIES
• 3 CAR GARAGE

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approx. 0.22 acres); Lot size ~0.22 acres (approximately 887 m²); Builder license CRC 056762
• Financial info: Lease restrictions apply; Home warranty included
• HOA & community: Homeowners association with annual fee ($230 / $19.17 monthly); Association handled in care of Tom Schwartz; Pets allowed

Exterior

• Parking: Attached garage with 3 spaces; Driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electric service
• Home design: Single family residence; One-story; East-facing; New construction (projected completion May 15, 2026); Completed condition
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Maronda Homes (Melody C model)
• Exterior features: Rear screened porch; Sliding doors; Hurricane shutters; Irrigation equipment; Paved lot

Interior

• Kitchen: Dishwasher; Range; Disposal; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Tray ceilings; Thermostat; Walk-in closets; Blinds; ENERGY STAR qualified windows; Thermal windows; Smoke detectors
• Laundry & utility: Inside laundry room with washer and electric dryer hookups; Great room / inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-34 ($-406/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (26.7% below list).
• Recommended offer: $242k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 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); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: 1490 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 38% 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 $2k of loan paydown is wiped out by about $10k 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 714 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $130k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $241,760 (26.7% 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 714 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 11.4

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-55,782
• Equity at exit: $49,189

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-52,038
• Equity at exit: $28,524

Cash invested: $92,372 (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: 1490
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,418 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$137
• HOA: −$19
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-34

Break-even live

Break-even rent $2,460

Max offer price $323,926

Occupancy floor 96%

Sensitivity live

Price	-10% $153	-5% $60	+0% $-34	+5% $-503	+10% $-617
Rent	-10% $-225	-5% $-129	+0% $-34	+5% $62	+10% $157
Rate	-1.0pp $132	-0.5pp $50	base $-34	+0.5pp $-119	+1.0pp $-206

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	22d	1	0.28mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	22d	1	0.28mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	22d	1	0.33mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	15d	1	0.48mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	15d	1	0.50mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	22d	1	0.52mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	22d	1	0.57mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	22d	1	0.59mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	22d	1	0.66mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	22d	1	0.77mi
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	15d	1	1.34mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	22d	1	1.42mi
14040 Heritage Landing Blvd #113 Punta Gorda, FL	2.0	2.0	1438	$6,500	$4.52	22d	1	1.48mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 23 events

1. 2026-06-10
   status $329,900 Pending 714 DOM
2. 2026-06-09
   days on market $329,900 Active 714 DOM
3. 2026-06-08
   days on market $329,900 Active 713 DOM
4. 2026-06-05
   days on market $329,900 Active 709 DOM
5. 2026-06-02
   days on market $329,900 Active 707 DOM
6. 2026-06-01
   days on market $329,900 Active 706 DOM
7. 2026-05-31
   days on market $329,900 Active 705 DOM
8. 2026-05-30
   days on market $329,900 Active 704 DOM
9. 2026-04-24
   price $329,900
10. 2026-01-13
    price $379,900
11. 2025-05-28
    soldstatus $377,214
12. 2025-03-13
    price $399,900
13. 2024-10-25
    price $444,900
14. 2024-06-25
    listed $459,900 Active
15. 2024-05-24
    soldstatus $96,500
16. 2024-05-14
    soldstatus $50,000 Sold 335-char remark

    Show marketing remark (335 chars)

    Located in desirable Punta Gorda surrounded by existing homes, in a very nice neighborhood. The lot is 15 minutes away from the Burnt Store Marina, which features a 27-hole executive golf course and only a short drive to historic downtown Punta Gorda. Close to stores and restaurants. Do not wait and build your dream home. Invest now.

17. 2024-04-09
    status Pending 335-char remark

    Show marketing remark (335 chars)

    Located in desirable Punta Gorda surrounded by existing homes, in a very nice neighborhood. The lot is 15 minutes away from the Burnt Store Marina, which features a 27-hole executive golf course and only a short drive to historic downtown Punta Gorda. Close to stores and restaurants. Do not wait and build your dream home. Invest now.

18. 2024-03-25
    listed $50,000 Active 335-char remark

    Show marketing remark (335 chars)

    Located in desirable Punta Gorda surrounded by existing homes, in a very nice neighborhood. The lot is 15 minutes away from the Burnt Store Marina, which features a 27-hole executive golf course and only a short drive to historic downtown Punta Gorda. Close to stores and restaurants. Do not wait and build your dream home. Invest now.

19. 2024-03-21
    soldstatus $38,000
20. 2012-04-20
    soldstatus $3,500
21. 2011-03-21
    listed $3,800
22. 1996-02-02
    soldstatus $8,000
23. 1986-11-01
    soldstatus $19,800

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $2,738 · $228/mo
• Expected delta: +$2,051/yr (+$171/mo · 298.7%)

ⓘ 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 · 21% 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: $29,011
• − Mortgage interest: −$18,480
• − Property taxes: −$687
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − HOA: −$228
• − Depreciation: −$9,597
• Taxable loss: −$6,271
• Est. tax savings @ 24.0%: +$1,505
• After-tax cash flow: $1,099/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

+1566.2% since first listed

15 events — show timeline

• 2026-04-24 Price Changed $329,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $379,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-28 Sold (Public Records) $377,214 Public Records
• 2025-03-13 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-25 Price Changed $444,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-25 Listed $459,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-24 Sold (Public Records) $96,500 Public Records
• 2024-05-14 Sold (MLS) $50,000 NAPLESMLS
• 2024-04-09 Pending — NAPLESMLS
• 2024-03-25 Listed $50,000 NAPLESMLS
• 2024-03-21 Sold (Public Records) $38,000 Public Records
• 2012-04-20 Sold (MLS) $3,500 Stellar MLS as Distributed by MLS Grid
• 2011-03-21 Listed $3,800 Stellar MLS as Distributed by MLS Grid
• 1996-02-02 Sold (Public Records) $8,000 Public Records
• 1986-11-01 Sold (Public Records) $19,800 Public Records

Property tax history

+6.3%/yr

Latest (2025): $687 · +58.0% YoY. Source: county tax records.