15550 Burnt Store Rd #236 · Burnt Store Marina, FL 33955

$169,500

2 bd · 2.0 ba · 936 sqft · Manufactured public records · 114 Days on market

Built 1985 3,690 sqft lot Est $129k · 31% over $272/mo HOA · 12% of rent

---

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 +24.7/30.0
• 1% rule +8.6/10.0
• DSCR +8.0/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! Take a look at this extremely well maintained home being sold by "Mr. & Mrs. Clean"! Located close to amenities/entry in beautiful Burnt Store Colony, one of the "FRIENDLIEST" parks around that has happy residents that welcome your furry babies! This cute home is MOVE-IN ready & is offered furnished/turn-key w/ the land share included in the price(valued @ $32K)! Updates will make your head spin!: A/C(2015), kitch. faucet, refrigerator, stove, s/s sinks & track lighting, 1 c. fan, dryer(2018), lighting in dining/both baths(2017), floors in great room/kitchen/hall, int. paint, ext. trim paint, front door, great room furniture, dining set, lanai set(2017) & MORE! This home has such a nice warm pristine feeling to it, inside & out! Extras: stamped driveway(sealed 2019), side by side covered parking for 2+ vehicles, 2 ext. lights, solid skirting, gutters/downspouts, bay window/ kitchen, private rear screened lanai overlooking "green space" w/ thermal sliders & neat as a pin shed for storage(washer/dryer). Huge master w/ walk-in closet/bath has shower only. Guest is ample size. Whole home is bright & cheerful. .. you will be too, when you see this stunning little piece of "paradise"!

Key facts

• Fully furnished home
• Air conditioner
• 3,690 sq ft lot

Tags

• DOUBLE MANUFACTURED HOME
• FULLY FURNISHED HOME
• AIR CONDITIONER
• HURRICANE IMPACT SLIDING DOOR

Property features AI

Finance

• Other: Furnished; Buyer approval required for community
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $272) — includes cable TV, pool, escrow reserves, fidelity bond, internet, grounds maintenance, management, private road, recreational facilities, trash; Association approval required; Association name: Rebecca fiend; Community amenities: clubhouse, dog park, fitness center, pool, racquetball, tennis courts, golf carts allowed; Senior community; Pets allowed (cats and dogs; size limit)

Exterior

• Parking: Carport with 2 spaces; Asphalt road access
• Utilities: Public water; Public sewer; Cable available and connected; Electricity connected; Sewer connected; Water connected; Fire hydrant nearby
• Home design: Manufactured double-wide home; One level; Faces east
• Construction: Vinyl siding; Membrane roof; Slab foundation; Built on a lot of approximately 0.08 acres
• Exterior features: Hurricane shutters; Exterior lighting; Outdoor grill; Rain gutters; Shade shutters; Sliding doors; Storage

Interior

• Kitchen: Disposal; Microwave; Range; Refrigerator; Stone counters; Solid wood cabinets; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Thermostat
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Solid wood cabinets; Stone counters; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Electric water heater; Laundry inside and in garage; Exhaust fan

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 4 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 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 $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.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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; 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 $154,245 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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. 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: 1.36% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $129,168
• 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 (+13%)	11mo	$146,000	$138	69

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-8,882
• Equity at exit: $25,273

10-year hold

• IRR: 4.8%
• Equity multiple: 1.36×
• Total profit: $16,919
• Equity at exit: $14,655

Cash invested: $47,460 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,313 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$241 /mo · $2,895/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$272
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $288

Break-even live

Break-even rent $1,948

Max offer price $169,500

Occupancy floor 83%

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: $42,375
• Closing costs: $5,085
• 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	20d	1	1.14mi
14141 Heritage Landing Blvd #935 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	20d	1	1.27mi
14121 Heritage Landing Blvd #743 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	20d	1	1.34mi
14091 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1157	$5,000	$4.32	20d	2	1.42mi

HOA detail

• Monthly dues: $272 · $3,264/yr

Listing history 25 events

1. 2026-06-18
   days on market $169,500 Active 114 DOM
2. 2026-06-17
   days on market $169,500 Active 113 DOM
3. 2026-06-16
   days on market $169,500 Active 112 DOM
4. 2026-06-15
   days on market $169,500 Active 111 DOM
5. 2026-06-14
   days on market $169,500 Active 109 DOM
6. 2026-06-13
   days on market $169,500 Active 108 DOM
7. 2026-06-10
   days on market $169,500 Active 106 DOM
8. 2026-06-09
   days on market $169,500 Active 105 DOM
9. 2026-06-08
   days on market $169,500 Active 104 DOM
10. 2026-06-07
    days on market $169,500 Active 103 DOM
11. 2026-06-05
    days on market $169,500 Active 100 DOM
12. 2026-06-03
    days on market $169,500 Active 99 DOM
13. 2026-06-02
    days on market $169,500 Active 98 DOM
14. 2026-06-01
    days on market $169,500 Active 97 DOM
15. 2026-05-31
    days on market $169,500 Active 96 DOM
16. 2026-05-30
    days on market $169,500 Active 95 DOM
17. 2026-02-24
    listed $169,500 Active
18. 2022-08-24
    soldstatus $175,000
19. 2020-03-09
    soldstatus $112,500 Closed 1283-char remark

    Show marketing remark (1283 chars)

    WOW! Take a look at this extremely well maintained home being sold by "Mr. & Mrs. Clean"! Located close to amenities/entry in beautiful Burnt Store Colony, one of the "FRIENDLIEST" parks around that has happy residents that welcome your furry babies! This cute home is MOVE-IN ready & is offered furnished/turn-key w/ the land share included in the price(valued @ $32K)! Updates will make your head spin!: A/C(2015), kitch. faucet, refrigerator, stove, s/s sinks & track lighting, 1 c. fan, dryer(2018), lighting in dining/both baths(2017), floors in great room/kitchen/hall, int. paint, ext. trim paint, front door, great room furniture, dining set, lanai set(2017) & MORE! This home has such a nice warm pristine feeling to it, inside & out! Extras: stamped driveway(sealed 2019), side by side covered parking for 2+ vehicles, 2 ext. lights, solid skirting, gutters/downspouts, bay window/ kitchen, private rear screened lanai overlooking "green space" w/ thermal sliders & neat as a pin shed for storage(washer/dryer). Huge master w/ walk-in closet/bath has shower only. Guest is ample size. Whole home is bright & cheerful. .. you will be too, when you see this stunning little piece of "paradise"!

20. 2020-01-26
    status Pending 1283-char remark

    Show marketing remark (1283 chars)

    WOW! Take a look at this extremely well maintained home being sold by "Mr. & Mrs. Clean"! Located close to amenities/entry in beautiful Burnt Store Colony, one of the "FRIENDLIEST" parks around that has happy residents that welcome your furry babies! This cute home is MOVE-IN ready & is offered furnished/turn-key w/ the land share included in the price(valued @ $32K)! Updates will make your head spin!: A/C(2015), kitch. faucet, refrigerator, stove, s/s sinks & track lighting, 1 c. fan, dryer(2018), lighting in dining/both baths(2017), floors in great room/kitchen/hall, int. paint, ext. trim paint, front door, great room furniture, dining set, lanai set(2017) & MORE! This home has such a nice warm pristine feeling to it, inside & out! Extras: stamped driveway(sealed 2019), side by side covered parking for 2+ vehicles, 2 ext. lights, solid skirting, gutters/downspouts, bay window/ kitchen, private rear screened lanai overlooking "green space" w/ thermal sliders & neat as a pin shed for storage(washer/dryer). Huge master w/ walk-in closet/bath has shower only. Guest is ample size. Whole home is bright & cheerful. .. you will be too, when you see this stunning little piece of "paradise"!

21. 2020-01-22
    listed $112,500 Active 1283-char remark

    Show marketing remark (1283 chars)

    WOW! Take a look at this extremely well maintained home being sold by "Mr. & Mrs. Clean"! Located close to amenities/entry in beautiful Burnt Store Colony, one of the "FRIENDLIEST" parks around that has happy residents that welcome your furry babies! This cute home is MOVE-IN ready & is offered furnished/turn-key w/ the land share included in the price(valued @ $32K)! Updates will make your head spin!: A/C(2015), kitch. faucet, refrigerator, stove, s/s sinks & track lighting, 1 c. fan, dryer(2018), lighting in dining/both baths(2017), floors in great room/kitchen/hall, int. paint, ext. trim paint, front door, great room furniture, dining set, lanai set(2017) & MORE! This home has such a nice warm pristine feeling to it, inside & out! Extras: stamped driveway(sealed 2019), side by side covered parking for 2+ vehicles, 2 ext. lights, solid skirting, gutters/downspouts, bay window/ kitchen, private rear screened lanai overlooking "green space" w/ thermal sliders & neat as a pin shed for storage(washer/dryer). Huge master w/ walk-in closet/bath has shower only. Guest is ample size. Whole home is bright & cheerful. .. you will be too, when you see this stunning little piece of "paradise"!

22. 2014-10-01
    price $69,900 1081-char remark

    Show marketing remark (1081 chars)

    Stunning move-in ready, tastefully furnished/turn-key home with the SHARE included!!!Mr. & Mrs. Clean live here, it is immaculate & very well maintained!!Enjoy your winter retreat or make it your full time home! Located in Beautiful GATED Burnt Store Colony, this community offers the best of everything! Huge, heated & screened community pool & spa, billiards, tennis, shuffleboard, 2 Club houses, library & much more. The community has a regular monthly agenda for those who want to participate! There is PLENTY to do here! Home has a complete newer roof, newer sinks & faucets in both baths, newer wood-like flooring in the kitchen(gorgeous), newer beautiful light fixture in dining room, plumbing/electrics & A/C all in great working order. Carport has appealing stamped concrete w/ curbing. Per seller…floors have 3/4 inch plywood thru-out instead of pressed part. board, master walls & ceiling have all been updated with sheet rock & new siding all around! Home is located CLOSE to everything the park has to offer!

23. 2014-10-01
    soldstatus $61,000 1081-char remark

    Show marketing remark (1081 chars)

    Stunning move-in ready, tastefully furnished/turn-key home with the SHARE included!!!Mr. & Mrs. Clean live here, it is immaculate & very well maintained!!Enjoy your winter retreat or make it your full time home! Located in Beautiful GATED Burnt Store Colony, this community offers the best of everything! Huge, heated & screened community pool & spa, billiards, tennis, shuffleboard, 2 Club houses, library & much more. The community has a regular monthly agenda for those who want to participate! There is PLENTY to do here! Home has a complete newer roof, newer sinks & faucets in both baths, newer wood-like flooring in the kitchen(gorgeous), newer beautiful light fixture in dining room, plumbing/electrics & A/C all in great working order. Carport has appealing stamped concrete w/ curbing. Per seller…floors have 3/4 inch plywood thru-out instead of pressed part. board, master walls & ceiling have all been updated with sheet rock & new siding all around! Home is located CLOSE to everything the park has to offer!

24. 2014-05-12
    listed $61,000 1081-char remark

    Show marketing remark (1081 chars)

    Stunning move-in ready, tastefully furnished/turn-key home with the SHARE included!!!Mr. & Mrs. Clean live here, it is immaculate & very well maintained!!Enjoy your winter retreat or make it your full time home! Located in Beautiful GATED Burnt Store Colony, this community offers the best of everything! Huge, heated & screened community pool & spa, billiards, tennis, shuffleboard, 2 Club houses, library & much more. The community has a regular monthly agenda for those who want to participate! There is PLENTY to do here! Home has a complete newer roof, newer sinks & faucets in both baths, newer wood-like flooring in the kitchen(gorgeous), newer beautiful light fixture in dining room, plumbing/electrics & A/C all in great working order. Carport has appealing stamped concrete w/ curbing. Per seller…floors have 3/4 inch plywood thru-out instead of pressed part. board, master walls & ceiling have all been updated with sheet rock & new siding all around! Home is located CLOSE to everything the park has to offer!

25. 2001-09-01
    soldstatus $37,500

ⓘ 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: $2,895 · $241/mo
• Projected year-2 tax: $2,895 · $241/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: −$9,495
• − Property taxes: −$2,895
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − HOA: −$3,264
• − Depreciation: −$4,931
• Taxable income: $1,081
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $3,193/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

+352.0% since first listed

9 events — show timeline

• 2026-02-24 Listed $169,500 Stellar MLS as Distributed by MLS Grid
• 2022-08-24 Sold (Public Records) $175,000 Public Records
• 2020-03-09 Sold (MLS) $112,500 FORTMLS
• 2020-01-26 Pending — FORTMLS
• 2020-01-22 Listed $112,500 FORTMLS
• 2014-10-01 Sold (MLS) $61,000 FORTMLS
• 2014-10-01 Price Changed $69,900 FORTMLS
• 2014-05-12 Listed $61,000 FORTMLS
• 2001-09-01 Sold (Public Records) $37,500 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,895 · -7.5% YoY. Source: county tax records.