25419 Estrada Cir · Burnt Store Marina, FL 33955

$324,985

4 bd · 2.0 ba · 1,828 sqft · Land · 25 Days on market

Built 2026 9,600 sqft lot $18/mo HOA · 1% of rent

---

Why this score? — see what drove the F 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 +8.8/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Build in paradise. .. consider this vacant lot in Burnt Store Village, a growing deed-restricted community. Located on a quiet street, the property offers county water & sewer. Build your dream home here & start living the Florida lifestyle with access to all the amenities the area offers including golf, boating, fishing, biking & so much more. Located just minutes from Burnt Store Marina, the community is ideally located along the Burnt Store Rd corridor. Reach Punta Gorda, Cape Coral & Ft Myers w/ ease. Neighborhood amenities include a park with playground, gazebo & basketball court plus a picturesque, lakefront walking trail with picnic areas & benches for enjoying the scenery. Adjacent lot #31 for sale separately.

Key facts

• Open-concept design
• Quartz countertops
• Covered lanai

Tags

• OPEN-CONCEPT DESIGN
• WELL-APPOINTED KITCHEN
• LARGE ISLAND
• WALK-IN PANTRY
• QUARTZ COUNTERTOPS
• COVERED LANAI

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (22.3% below list).
• Recommended offer: $253k (22.3% below list) — sets the bar for 1% rule.

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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 39% 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 25 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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: moderate 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 $252,573 (22.3% 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. 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. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 0.78% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 10.7

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: -22.2%
• Equity multiple: 0.23×
• Total profit: $-69,717
• Equity at exit: $48,456

10-year hold

• IRR: -16.2%
• Equity multiple: 0.09×
• Total profit: $-82,534
• Equity at exit: $28,099

Cash invested: $90,996 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,526 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$18
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-269

Break-even live

Break-even rent $2,866

Max offer price $286,123

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-156	+0% $-269	+5% $-381	+10% $-493
Rent	-10% $-468	-5% $-368	+0% $-269	+5% $-169	+10% $-69
Rate	-1.0pp $-105	-0.5pp $-186	base $-269	+0.5pp $-353	+1.0pp $-438

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: $81,246
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	21d	1	0.37mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.38mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	21d	1	0.47mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.50mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	0.53mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.56mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	21d	1	0.62mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	21d	1	0.67mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	14d	1	0.68mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	14d	1	0.68mi
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	14d	1	1.17mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	21d	1	1.27mi

HOA detail

• Monthly dues: $18 · $216/yr
• Likely covers: watersewer

Listing history 14 events

1. 2026-04-06
   status Pending
2. 2026-03-12
   listed $324,985 Active
3. 2025-08-22
   soldstatus $320,000
4. 2025-06-11
   historical
5. 2025-05-29
   price $44,000
6. 2025-04-23
   listed $49,000 Active
7. 2019-11-13
   soldstatus $6,500
8. 2019-11-12
   soldstatus $6,500 Sold 763-char remark

   Show marketing remark (763 chars)

   Build in paradise. .. consider this vacant lot in Burnt Store Village, a growing deed-restricted community. Located on a quiet street, the property offers county water & sewer. Build your dream home here & start living the Florida lifestyle with access to all the amenities the area offers including golf, boating, fishing, biking & so much more. Located just minutes from Burnt Store Marina, the community is ideally located along the Burnt Store Rd corridor. Reach Punta Gorda, Cape Coral & Ft Myers w/ ease. Neighborhood amenities include a park with playground, gazebo & basketball court plus a picturesque, lakefront walking trail with picnic areas & benches for enjoying the scenery. Adjacent lot #31 for sale separately.

9. 2019-10-18
   status Pending 763-char remark

   Show marketing remark (763 chars)

   Build in paradise. .. consider this vacant lot in Burnt Store Village, a growing deed-restricted community. Located on a quiet street, the property offers county water & sewer. Build your dream home here & start living the Florida lifestyle with access to all the amenities the area offers including golf, boating, fishing, biking & so much more. Located just minutes from Burnt Store Marina, the community is ideally located along the Burnt Store Rd corridor. Reach Punta Gorda, Cape Coral & Ft Myers w/ ease. Neighborhood amenities include a park with playground, gazebo & basketball court plus a picturesque, lakefront walking trail with picnic areas & benches for enjoying the scenery. Adjacent lot #31 for sale separately.

10. 2019-10-02
    price $6,900 763-char remark

    Show marketing remark (763 chars)

    Build in paradise. .. consider this vacant lot in Burnt Store Village, a growing deed-restricted community. Located on a quiet street, the property offers county water & sewer. Build your dream home here & start living the Florida lifestyle with access to all the amenities the area offers including golf, boating, fishing, biking & so much more. Located just minutes from Burnt Store Marina, the community is ideally located along the Burnt Store Rd corridor. Reach Punta Gorda, Cape Coral & Ft Myers w/ ease. Neighborhood amenities include a park with playground, gazebo & basketball court plus a picturesque, lakefront walking trail with picnic areas & benches for enjoying the scenery. Adjacent lot #31 for sale separately.

11. 2019-06-18
    listed $8,500 Active 763-char remark

    Show marketing remark (763 chars)

    Build in paradise. .. consider this vacant lot in Burnt Store Village, a growing deed-restricted community. Located on a quiet street, the property offers county water & sewer. Build your dream home here & start living the Florida lifestyle with access to all the amenities the area offers including golf, boating, fishing, biking & so much more. Located just minutes from Burnt Store Marina, the community is ideally located along the Burnt Store Rd corridor. Reach Punta Gorda, Cape Coral & Ft Myers w/ ease. Neighborhood amenities include a park with playground, gazebo & basketball court plus a picturesque, lakefront walking trail with picnic areas & benches for enjoying the scenery. Adjacent lot #31 for sale separately.

12. 2004-05-04
    soldstatus $59,200
13. 2004-02-04
    soldstatus $19,500
14. 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.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone D · 23% 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: $30,309
• − Mortgage interest: −$18,204
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,425
• − Management: −$2,425
• − HOA: −$216
• − Depreciation: −$9,454
• Taxable loss: −$8,915
• Est. tax savings @ 24.0%: +$2,139
• After-tax cash flow: $-1,083/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

+3962.3% since first listed

14 events — show timeline

• 2026-04-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Listed $324,985 Stellar MLS as Distributed by MLS Grid
• 2025-08-22 Sold (Public Records) $320,000 Public Records
• 2025-06-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $44,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-23 Listed $49,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-13 Sold (Public Records) $6,500 Public Records
• 2019-11-12 Sold (MLS) $6,500 Stellar MLS as Distributed by MLS Grid
• 2019-10-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-10-02 Price Changed $6,900 Stellar MLS as Distributed by MLS Grid
• 2019-06-18 Listed $8,500 Stellar MLS as Distributed by MLS Grid
• 2004-05-04 Sold (Public Records) $59,200 Public Records
• 2004-02-04 Sold (Public Records) $19,500 Public Records
• 1996-02-02 Sold (Public Records) $8,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $486 · +9.2% YoY. Source: county tax records.