25416 Jubal St · Burnt Store Marina, FL 33955

$309,900

5 bd · 2.0 ba · 2,052 sqft · Land · 415 Days on market

Built 2026 10,000 sqft lot $19/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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +4.6/10.0
• 1% rule +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

Vacant lot in Burnt Store Village, a deed-restricted community. Build your dream home here. Lot is located on a quiet street in a growing neighborhood ideally located along the Burnt Store Rd corridor w/ easy access to Punta Gorda, Cape Coral and Ft Myers. Neighborhood is just minutes from Burnt Store Marina. Adjacent lot #2 is for sale separately. Neighborhood amenities include a park with playground, gazebo & basketball court plus a picturesque, lakefront walking trail with picnic areas & benches for enjoying the scenery. Lot has county water & sewer available.

Key facts

• Open-concept kitchen
• Willow floorplan
• Split-bedroom design

Tags

• BURNT STORE VILLAGE
• WILLOW FLOORPLAN
• SPLIT-BEDROOM DESIGN
• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• WALK-IN PANTRY

Property features AI

Finance

• Other: Zoned RSF3.5; Lot approximately 0.23 acres; Permit number: 20250517896; Living area based on builder: 2,052 (building area 2,300); Association contact: C/O Maronda Homes
• HOA & community: HOA managed by C/O Maronda Homes; Monthly HOA fee: $19 (required); Pets allowed

Exterior

• Parking: Attached 2-car garage (19x19) with garage door opener; Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Southwest facing; New construction (projected completion April 30, 2026); Property condition: Completed
• Construction: Block, stone and stucco construction; Shingle/other roof; Block foundation; Built by Maronda Homes (Willow F model)
• Exterior features: Covered front porch; Patio; Landscaped, level lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric water heater
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Open floorplan; Split bedroom layout; Stone counters; Programmable thermostat; Walk-in closets; Sliding doors
• Laundry & utility: Laundry room with washer and electric dryer hookups; Inside utility; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath land listed at $310k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (8.5% below list).
• Recommended offer: $273k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 6 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).
• This rent runs 44% 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 $9k 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 415 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $310k implies a 2999% gain — meaningful room to come down on a strong offer.

Recommended offer $272,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 415 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 9.1

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-24,325
• Equity at exit: $46,207

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $11,746
• Equity at exit: $26,794

Cash invested: $86,772 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,835 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$129
• HOA: −$19
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $409

Break-even live

Break-even rent $2,317

Max offer price $309,900

Occupancy floor 81%

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	13d	1	0.24mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.32mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.33mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	21d	1	0.33mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	21d	1	0.56mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	21d	1	0.99mi

HOA detail

• Monthly dues: $19 · $228/yr
• Likely covers: watersewer

Listing history 19 events

1. 2026-06-18
   days on market $309,900 Active 415 DOM
2. 2026-06-17
   days on market $309,900 Active 414 DOM
3. 2026-06-16
   days on market $309,900 Active 413 DOM
4. 2026-06-15
   days on market $309,900 Active 412 DOM
5. 2026-06-14
   days on market $309,900 Active 410 DOM
6. 2026-06-13
   days on market $309,900 Active 409 DOM
7. 2026-06-10
   days on market $309,900 Active 407 DOM
8. 2026-06-09
   days on market $309,900 Active 406 DOM
9. 2026-06-08
   days on market $309,900 Active 405 DOM
10. 2026-06-05
    days on market $309,900 Active 401 DOM
11. 2026-06-02
    days on market $309,900 Active 399 DOM
12. 2026-06-01
    days on market $309,900 Active 398 DOM
13. 2026-05-31
    days on market $309,900 Active 397 DOM
14. 2026-05-30
    days on market $309,900 Active 396 DOM
15. 2026-04-24
    price $309,900
16. 2025-04-29
    listed $359,900 Active
17. 2016-01-19
    soldstatus $10,000 Sold 587-char remark

    Show marketing remark (587 chars)

    Vacant lot in Burnt Store Village, a deed-restricted community. Build your dream home here. Lot is located on a quiet street in a growing neighborhood ideally located along the Burnt Store Rd corridor w/ easy access to Punta Gorda, Cape Coral and Ft Myers. Neighborhood is just minutes from Burnt Store Marina. Adjacent lot #2 is for sale separately. Neighborhood amenities include a park with playground, gazebo & basketball court plus a picturesque, lakefront walking trail with picnic areas & benches for enjoying the scenery. Lot has county water & sewer available.

18. 2016-01-04
    status Pending 587-char remark

    Show marketing remark (587 chars)

    Vacant lot in Burnt Store Village, a deed-restricted community. Build your dream home here. Lot is located on a quiet street in a growing neighborhood ideally located along the Burnt Store Rd corridor w/ easy access to Punta Gorda, Cape Coral and Ft Myers. Neighborhood is just minutes from Burnt Store Marina. Adjacent lot #2 is for sale separately. Neighborhood amenities include a park with playground, gazebo & basketball court plus a picturesque, lakefront walking trail with picnic areas & benches for enjoying the scenery. Lot has county water & sewer available.

19. 2015-03-26
    listed $10,500 Active 587-char remark

    Show marketing remark (587 chars)

    Vacant lot in Burnt Store Village, a deed-restricted community. Build your dream home here. Lot is located on a quiet street in a growing neighborhood ideally located along the Burnt Store Rd corridor w/ easy access to Punta Gorda, Cape Coral and Ft Myers. Neighborhood is just minutes from Burnt Store Marina. Adjacent lot #2 is for sale separately. Neighborhood amenities include a park with playground, gazebo & basketball court plus a picturesque, lakefront walking trail with picnic areas & benches for enjoying the scenery. Lot has county water & sewer available.

ⓘ 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: $2,572 · $214/mo
• Expected delta: +$1,885/yr (+$157/mo · 274.1%)

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

Taxation est. · year 1

• Rental income: $34,017
• − Mortgage interest: −$17,359
• − Property taxes: −$687
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,721
• − Management: −$2,721
• − HOA: −$228
• − Depreciation: −$9,015
• Taxable loss: −$266
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $4,970/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

+2851.4% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $309,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-29 Listed $359,900 Stellar MLS as Distributed by MLS Grid
• 2016-01-19 Sold (MLS) $10,000 Stellar MLS as Distributed by MLS Grid
• 2016-01-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-03-26 Listed $10,500 Stellar MLS as Distributed by MLS Grid