15550 Burnt Store Rd #101 · Burnt Store Marina, FL 33955

$159,500

2 bd · 2.0 ba · 1,446 sqft · Manufactured · 108 Days on market

Built 1988 3,711 sqft lot Est $188k · 15% under $272/mo HOA · 11% of rent ↓ 16% since listing

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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 +28.8/30.0
• ARV discount +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Welcome to Beautiful, Gated, Burnt Store Colony, a true "Slice of Paradise"!!!! Here you find friendly residents, tons of amenities to enjoy AND can bring your loving fur babies! Come and take a look at this wonderful home located "center-view" of one of the many ponds from your private patio & close to all the park has to share! This home is very large with expansive rooms & many updates. The large eat-in kitchen has been COMPLETELY remodeled from top to bottom with stunning granite countertop, new appliances, subway backsplash, a MUST HAVE stainless undermount FARM sink, all wood cabinets/drawers, recessed lighting & pantry. As you enter through the front leaded glass door, the living room/dining room is adorned with numerous windows to let in natural light & has an array of cabinet space for lots of storage along with shelves to display your most loved memories & decor. Both bedrooms are good sized with the master having nice pond views. The master bath & guest baths have been updated. Master bath is quite appealing with skylight, dual comfort height sinks & 1 piece commode, all wood cabinets & drawers, a free-standing bathtub, & a shower to BRAG about. The shower has a built-in seat, is marble & stone & definitely built to perfection. Laundry is inside conveniently located off guest bath w/ new W/ D & storage cabinets. A Florida room is off the kitchen cooled by a mini-split A/C & has 2 exterior doors, one to patio/pond & one to carport shed. MORE UPDATES & extras: Roof & carport (2023), CPVC plumbing, accordion & clear corrugated hurricane shutters, gutters/downspouts, rocker switches, Epoxy driveway, gardens, motion light on carport, Luxury vinyl plank flooring throughout most of home, grab bars, brushed nickel hardware, walk-in closets & 6 panel doors. Make an appointment today to see this home! LAND SHARE is included in listing price & is valued @ $32,000!

Key facts

• Gated community
• Expansive rooms
• Private patio

Tags

• GATED COMMUNITY
• PRIVATE PATIO
• EXPANSIVE ROOMS
• COMPLETELY REMODELED KITCHEN
• GRANITE COUNTERTOP
• STAINLESS UNDERMOUNT FARM SINK

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total annual fees: $3,264
• HOA & community: Has HOA; monthly association fee of $272 (includes pool, escrow reserves, grounds maintenance, management, private road, recreational facilities, security, trash); Association approval required; Association amenities: clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball courts, basketball court, shuffleboard court, recreation facilities, storage; Community features: buyer approval required, dog park, golf carts allowed, street lights; Senior community; Pets allowed (cats and dogs, breed restrictions, number limit, max pet weight 30 lbs)

Exterior

• Parking: Covered driveway; Carport with 2 spaces
• Security: Gated community; Security gate; Community security
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; One story; Crawlspace foundation; Faces west; Located on a pond with water view (30 ft frontage)
• Construction: Vinyl siding; Shingle roof; Built as a manufactured home (double wide)
• Exterior features: Covered, enclosed patio/porch with rear porch; Patio; Sliding doors; Rain gutters; Exterior lighting; Hurricane shutters; Storage shed(s)

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Disposal; Solid surface counters; Solid wood cabinets; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Humidity control; Mini-split unit(s)
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Kitchen/family room combo; Living room/dining room combo; Solid surface counters; Solid wood cabinets; Thermostat; Walk-in closets; Window treatments; Skylights; Blinds; Shutters; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Inside laundry room; Electric water heater; Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: schools C-, cost of living C-, amenities 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.
• Market conditions: 1481 active listings in the ZIP; 29 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 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $145,145 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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: 1.52% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $187,980
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15550 Burnt Store Rd #86	0.18mi	3/2.0 (+1)	1,414 (-2%)	3mo	$184,500	$130	80
15550 Burnt Store Rd #62	0.18mi	2/2.0	1,534 (+6%)	4mo	$195,000	$127	78
15550 Burnt Store Rd #218	0.18mi	2/2.0	1,274 (-12%)	2mo	$170,000	$133	70

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $4,255
• Equity at exit: $23,782

10-year hold

• IRR: 12.2%
• Equity multiple: 1.97×
• Total profit: $43,143
• Equity at exit: $13,791

Cash invested: $44,660 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,417 medium
• Mortgage (P&I): −$836
• Tax est. 1.5%: −$199 /mo · $2,392/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$272
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $469

Break-even live

Break-even rent $1,824

Max offer price $159,500

Occupancy floor 76%

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.23mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.28mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	0.58mi
14040 Heritage Landing Blvd #113 Punta Gorda, FL	2.0	2.0	1438	$6,500	$4.52	21d	1	0.76mi
25324 Lychee Ct Punta Gorda, FL	3.0	2.0	1224	$1,800	$1.47	21d	1	0.81mi
14267 Heritage Landing Blvd #1222 Punta Gorda, FL	2.0	2.0	1569	$4,200	$2.68	21d	1	0.82mi
14271 Heritage Landing Blvd #1527 Punta Gorda, FL	2.0	2.0	1422	$2,800	$1.97	21d	1	0.87mi
14261 Heritage Landing Blvd #1615 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.92mi
14251 Heritage Landing Blvd Unit 1713 Punta Gorda, FL	2.0	2.0	1366	$4,800	$3.51	13d	1	0.96mi
14251 Heritage Landing Blvd Unit 1723 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.96mi
14224 Heritage Landing Blvd Unit 1 Punta Gorda, FL	2.0	2.0	1366	$4,500	$3.29	21d	1	1.00mi
14224 Heritage Landing Blvd #921 Punta Gorda, FL	2.0	2.0	1569	$3,400	$2.17	21d	1	1.00mi
14241 Heritage Landing Blvd #1821 Punta Gorda, FL	2.0	2.0	1569	$6,000	$3.82	21d	1	1.01mi
14184 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1366	$1,947	$1.43	21d	2	1.07mi
14231 Heritage Landing Blvd Unit 1928 Punta Gorda, FL	2.0	2.0	1596	$6,000	$3.76	21d	1	1.07mi
14221 Heritage Landing Blvd Unit 2014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	1.12mi
14194 Heritage Landing Blvd #614 Punta Gorda, FL	2.0	2.0	1366	$1,995	$1.46	21d	1	1.14mi
14201 Heritage Landing Blvd #1312 Punta Gorda, FL	2.0	2.0	1154	$1,750	$1.52	21d	1	1.22mi
14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL	3.0	2.0	1301	$6,000	$4.61	21d	1	1.22mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	1.23mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	1.24mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	21d	1	1.27mi
14191 Heritage Landing Blvd #1214 Punta Gorda, FL	2.0	2.0	1120	$1,585	$1.42	21d	1	1.27mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	21d	1	1.30mi
14161 Heritage Landing Blvd #1118 Punta Gorda, FL	2.0	2.0	1407	$1,800	$1.28	21d	1	1.35mi
14271 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1355	$6,500	$4.80	21d	1	1.40mi
14141 Heritage Landing Blvd #922 Punta Gorda, FL	2.0	2.0	1154	$2,200	$1.91	21d	1	1.41mi
14141 Heritage Landing Blvd #935 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	21d	1	1.41mi
14121 Heritage Landing Blvd #743 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	21d	1	1.49mi

HOA detail

• Monthly dues: $272 · $3,264/yr
• Likely covers: security

Listing history 24 events

1. 2026-06-18
   days on market $159,500 Active 108 DOM
2. 2026-06-17
   days on market $159,500 Active 107 DOM
3. 2026-06-16
   days on market $159,500 Active 106 DOM
4. 2026-06-15
   days on market $159,500 Active 105 DOM
5. 2026-06-14
   days on market $159,500 Active 103 DOM
6. 2026-06-13
   days on market $159,500 Active 102 DOM
7. 2026-06-10
   days on market $159,500 Active 100 DOM
8. 2026-06-09
   days on market $159,500 Active 99 DOM
9. 2026-06-08
   days on market $159,500 Active 98 DOM
10. 2026-06-07
    days on market $159,500 Active 97 DOM
11. 2026-06-05
    days on market $159,500 Active 94 DOM
12. 2026-06-03
    days on market $159,500 Active 93 DOM
13. 2026-06-02
    days on market $159,500 Active 92 DOM
14. 2026-06-01
    days on market $159,500 Active 91 DOM
15. 2026-05-31
    days on market $159,500 Active 90 DOM
16. 2026-05-30
    days on market $159,500 Active 89 DOM
17. 2026-03-02
    listed $159,500 Active
18. 2026-02-28
    listed $159,500 Active 2029-char remark

    Show marketing remark (2029 chars)

    Welcome to Beautiful, Gated, Burnt Store Colony, a true "Slice of Paradise"!!!! Here you find friendly residents, tons of amenities to enjoy AND can bring your loving fur babies! Come and take a look at this wonderful home located "center-view" of one of the many ponds from your private patio & close to all the park has to share! This home is very large with expansive rooms & many updates. The large eat-in kitchen has been COMPLETELY remodeled from top to bottom with stunning granite countertop, new appliances, subway backsplash, a MUST HAVE stainless undermount FARM sink, all wood cabinets/drawers, recessed lighting & pantry. As you enter through the front leaded glass door, the living room/dining room is adorned with numerous windows to let in natural light & has an array of cabinet space for lots of storage along with shelves to display your most loved memories & decor. Both bedrooms are good sized with the master having nice pond views. The master bath & guest baths have been updated. Master bath is quite appealing with skylight, dual comfort height sinks & 1 piece commode, all wood cabinets & drawers, a free-standing bathtub, & a shower to BRAG about. The shower has a built-in seat, is marble & stone & definitely built to perfection. Laundry is inside conveniently located off guest bath w/ new W/ D & storage cabinets. A Florida room is off the kitchen cooled by a mini-split A/C & has 2 exterior doors, one to patio/pond & one to carport shed. MORE UPDATES & extras: Roof & carport (2023), CPVC plumbing, accordion & clear corrugated hurricane shutters, gutters/downspouts, rocker switches, Epoxy driveway, gardens, motion light on carport, Luxury vinyl plank flooring throughout most of home, grab bars, brushed nickel hardware, walk-in closets & 6 panel doors. Make an appointment today to see this home! LAND SHARE is included in listing price & is valued @ $32,000!

19. 2026-02-24
    historical
20. 2025-02-25
    listed $189,900 Active
21. 2022-01-25
    soldstatus $175,000 Closed
22. 2021-12-19
    status Pending
23. 2021-11-06
    price $182,500
24. 2021-10-15
    listed $189,500 Active

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 92% 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: $29,005
• − Mortgage interest: −$8,934
• − Property taxes: −$2,392
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,320
• − Management: −$2,320
• − HOA: −$3,264
• − Depreciation: −$4,640
• Taxable income: $3,538
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $4,776/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

-15.8% since first listed

8 events — show timeline

• 2026-03-02 Listed $159,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Listed $159,500 FORTMLS
• 2026-02-24 Listing Removed — FORTMLS
• 2025-02-25 Listed $189,900 FORTMLS
• 2022-01-25 Sold (MLS) $175,000 FORTMLS
• 2021-12-19 Pending — FORTMLS
• 2021-11-06 Price Changed $182,500 FORTMLS
• 2021-10-15 Listed $189,500 FORTMLS