15550 Burnt Store Rd #60 · Burnt Store Marina, FL 33955

$149,900

2 bd · 2.0 ba · 925 sqft · Manufactured public records · 69 Days on market

Built 1984 4,100 sqft lot Est $172k · 13% under · waterfront $272/mo HOA · 12% of rent

---

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 +30.0/30.0
• ARV discount +13.4/15.0
• 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

This cute beachy style home is fully furnished with a great air conditioned 4 seasons lanai on the creek side of the park. That means plenty of privacy in the back with an old Florida view of live oaks and palmettos. It even has a stairway down to the creek below but is not part of the property. The home is very close to all the amenities and facilities of the Burnt Store Colony, a resident owned, 55+ gated community of only 236 manufactured homes located on Burnt Store Road, in Punta Gorda, Florida. In 2022 the Southwest Gulf Coast Community Association Institute voted Burnt Store Colony one of the top three South West Gulf Coast communities in which to live. In addition to all the ameniti

Key facts

• Gated community
• Privacy in the back
• Close to amenities

Tags

• AIR CONDITIONED LANAI
• PRIVACY IN THE BACK
• STAIRWAY DOWN TO THE CREEK
• CLOSE TO AMENITIES
• GATED COMMUNITY
• POOL SPA EXERCISE FACILITY

Property features AI

Finance

• Financial info: Total monthly HOA/fees: $272; Total annual fees: $3,264; Lease restrictions apply
• HOA & community: Has HOA (Star Management) with required association approval; Monthly association fee of $272; Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, shuffleboard court, recreation facilities, maintenance, management, private road, trash, internet and common area taxes; Association fee includes pool, maintenance of grounds, management, recreational facilities, trash, internet, escrow reserves fund and private road; Community features: association recreation (lease), fitness center, pool, sidewalks, street lights, golf carts allowed; Senior community; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community; Security gate; Smoke detector(s)
• Utilities: Public water; Public sewer; BB/HS internet available; Sewer connected; Public utilities
• Home design: Manufactured home (single wide); One story; South facing; Completed condition
• Construction: Metal siding; Membrane roof; Crawlspace foundation; Built as single wide manufactured home
• Exterior features: Enclosed patio/porch; Hurricane shutters; Exterior lighting; Outdoor grill; Rain gutters; Shed(s); Mature landscaping with oak trees; Drainage canal; Private lot; Planned unit development

Interior

• Kitchen: Convection oven; Disposal; Ice maker; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Electric heating; Central air; Wall/window unit(s)
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Open floorplan; Thermostat; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

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 ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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); 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; 4 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 36% 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 $4k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

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; moderate 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.54% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.94%
• DSCR: 1.75
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $172,328
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15550 Burnt Store Rd #199	0.00mi	2/2.0	1,056 (+14%)	11mo	$146,000	$138	67

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: 5.8%
• Equity multiple: 1.22×
• Total profit: $9,413
• Equity at exit: $22,351

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $52,144
• Equity at exit: $12,961

Cash invested: $41,972 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,313 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$272
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $526

Break-even live

Break-even rent $1,647

Max offer price $149,900

Occupancy floor 72%

Sensitivity live

Price	-10% $611	-5% $568	+0% $526	+5% $484	+10% $441
Rent	-10% $343	-5% $435	+0% $526	+5% $617	+10% $709
Rate	-1.0pp $602	-0.5pp $564	base $526	+0.5pp $487	+1.0pp $448

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14191 Heritage Landing Blvd #1214 Punta Gorda, FL	2.0	2.0	1120	$1,585	$1.42	22d	1	1.14mi
14141 Heritage Landing Blvd #935 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	22d	1	1.27mi
14121 Heritage Landing Blvd #743 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	22d	1	1.34mi
14091 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1157	$5,000	$4.32	22d	2	1.42mi

HOA detail

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

Listing history 18 events

1. 2026-06-22
   days on market $149,900 Active 69 DOM
2. 2026-06-18
   days on market $149,900 Active 66 DOM
3. 2026-06-17
   days on market $149,900 Active 65 DOM
4. 2026-06-16
   days on market $149,900 Active 64 DOM
5. 2026-06-15
   days on market $149,900 Active 63 DOM
6. 2026-06-14
   days on market $149,900 Active 61 DOM
7. 2026-06-13
   days on market $149,900 Active 60 DOM
8. 2026-06-10
   days on market $149,900 Active 58 DOM
9. 2026-06-09
   days on market $149,900 Active 57 DOM
10. 2026-06-08
    days on market $149,900 Active 56 DOM
11. 2026-06-07
    days on market $149,900 Active 55 DOM
12. 2026-06-05
    days on market $149,900 Active 52 DOM
13. 2026-06-03
    days on market $149,900 Active 51 DOM
14. 2026-06-02
    days on market $149,900 Active 50 DOM
15. 2026-06-01
    days on market $149,900 Active 49 DOM
16. 2026-05-31
    days on market $149,900 Active 48 DOM
17. 2026-05-30
    days on market $149,900 Active 47 DOM
18. 2026-04-13
    listed $149,900 Active

ⓘ 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: $1,366 · $114/mo
• Projected year-2 tax: $1,366 · $114/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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $27,751
• − Mortgage interest: −$8,397
• − Property taxes: −$1,366
• − Insurance: −$1,547
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − HOA: −$3,264
• − Depreciation: −$4,361
• Taxable income: $4,376
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $5,263/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

1 event — show timeline

• 2026-04-13 Listed $149,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2025): $1,366 · +42.4% YoY. Source: county tax records.