16314 Juarez Cir · Burnt Store Marina, FL 33955

$339,990

4 bd · 2.0 ba · 1,808 sqft · Land · 42 Days on market

Built 2026 9,580 sqft lot $2/mo HOA

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bed | 3 bath | 3-bay | 1808 sqft

Key facts

• 9,580 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Total lot approximately 0.22 acres (about 890 m²); Zoned PDR
• Financial info: Lease restrictions apply
• HOA & community: HOA: Burnt Store Village Property Owners Association (annual fee $30.83; monthly equivalent $2.57) — association approval required; Pets allowed

Exterior

• Parking: Attached 2-car garage with 19x20 dimensions; Driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/High-speed internet available; Water and sewer connected
• Home design: Single family residence; One story; Under construction (projected completion: 2026-08-25); South-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction (builder: Century Complete, model: BISCAYNE)
• Exterior features: Paved road with public maintenance; Sidewalk; Exterior lighting

Interior

• Kitchen: Range; Microwave; Dishwasher; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric, heat pump); Central air conditioning
• Interior features: Open floorplan; Stone counters; Thermostat; Walk-in closets; Double pane/insulated/thermal windows; Sliding doors; Interior den/library/office
• Laundry & utility: Indoor laundry room

🏗️ 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 $340k.

Deal economics

• At list price, monthly cash flow is $-326 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (24.6% below list).
• Recommended offer: $256k (24.6% 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: 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; 15 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 40% 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 42 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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.
• Current owner paid $50k; list at $340k implies a 580% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,456 (24.6% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.75% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.10%
• DSCR: 0.82
• GRM: 11.0

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: -23.2%
• Equity multiple: 0.20×
• Total profit: $-75,790
• Equity at exit: $50,694

10-year hold

• IRR: -17.8%
• Equity multiple: 0.03×
• Total profit: $-92,537
• Equity at exit: $29,396

Cash invested: $95,197 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,565 high
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,100/yr
• Insurance: −$142
• HOA: −$2
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-326

Break-even live

Break-even rent $2,977

Max offer price $292,876

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-208	+0% $-326	+5% $-443	+10% $-561
Rent	-10% $-528	-5% $-427	+0% $-326	+5% $-224	+10% $-123
Rate	-1.0pp $-154	-0.5pp $-239	base $-326	+0.5pp $-414	+1.0pp $-503

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: $84,998
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	14d	1	0.36mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	22d	1	0.43mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	22d	1	0.44mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	22d	1	0.48mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	14d	1	0.50mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	22d	1	0.61mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	22d	1	0.69mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	22d	1	0.69mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	22d	1	1.00mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	22d	1	1.12mi
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	22d	1	1.38mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	22d	1	1.38mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	22d	1	1.40mi
14680 Sycamore Ct #3722 Punta Gorda, FL	3.0	2.0	2110	$4,000	$1.90	22d	1	1.42mi
14700 Cherry Blossom Way Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	22d	1	1.49mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 40 events

1. 2026-06-18
   days on market $339,990 Active 42 DOM
2. 2026-06-17
   days on market $339,990 Active 41 DOM
3. 2026-06-16
   remarks 693-char remark
4. 2026-06-16
   days on market $339,990 Active 40 DOM
5. 2026-06-15
   days on market $339,990 Active 39 DOM
6. 2026-06-14
   days on market $339,990 Active 37 DOM
7. 2026-06-13
   days on market $339,990 Active 36 DOM
8. 2026-06-10
   days on market $339,990 Active 34 DOM
9. 2026-06-09
   days on market $339,990 Active 33 DOM
10. 2026-06-08
    days on market $339,990 Active 32 DOM
11. 2026-06-07
    days on market $339,990 Active 31 DOM
12. 2026-06-05
    days on market $339,990 Active 28 DOM
13. 2026-06-03
    days on market $339,990 Active 27 DOM
14. 2026-06-02
    days on market $339,990 Active 26 DOM
15. 2026-06-01
    days on market $339,990 Active 25 DOM
16. 2026-05-31
    days on market $339,990 Active 24 DOM
17. 2026-05-30
    days on market $339,990 Active 23 DOM
18. 2026-05-08
    listed $339,990 Active 34-char remark

    Show marketing remark (34 chars)

    4 bed | 3 bath | 3-bay | 1808 sqft

19. 2026-05-07
    listed $339,990 Active
20. 2025-01-17
    soldstatus $50,000
21. 2023-10-26
    historical
22. 2023-06-28
    listed $549,900 Active
23. 2021-06-09
    soldstatus $16,500
24. 2021-06-03
    soldstatus $16,500 Closed
25. 2021-04-30
    status Pending
26. 2021-04-29
    listed $16,500 Active
27. 2021-01-06
    soldstatus $9,000
28. 2020-12-30
    soldstatus $9,000 Closed
29. 2020-12-03
    status Pending
30. 2020-11-10
    listed $9,900 Active
31. 2020-09-13
    historical
32. 2019-11-15
    price $11,500
33. 2019-03-28
    listed $12,500 Active
34. 2017-08-31
    soldstatus $9,000
35. 2017-08-29
    soldstatus $9,000 Sold
36. 2017-08-13
    status Pending
37. 2017-01-18
    price $9,750
38. 2016-09-21
    listed $10,500 Active
39. 2006-05-09
    listed $65,000
40. 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 4/10 Moderate FEMA zone D · 13% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $30,775
• − Mortgage interest: −$19,045
• − Property taxes: −$5,100
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,462
• − Management: −$2,462
• − HOA: −$24
• − Depreciation: −$9,891
• Taxable loss: −$9,908
• Est. tax savings @ 24.0%: +$2,378
• After-tax cash flow: $-1,529/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

+4149.9% since first listed

23 events — show timeline

• 2026-05-08 Listed $339,990 Zillow
• 2026-05-07 Listed $339,990 Stellar MLS as Distributed by MLS Grid
• 2025-01-17 Sold (Public Records) $50,000 Public Records
• 2023-10-26 Listing Removed — FORTMLS
• 2023-06-28 Listed $549,900 FORTMLS
• 2021-06-09 Sold (Public Records) $16,500 Public Records
• 2021-06-03 Sold (MLS) $16,500 Stellar MLS as Distributed by MLS Grid
• 2021-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-29 Listed $16,500 Stellar MLS as Distributed by MLS Grid
• 2021-01-06 Sold (Public Records) $9,000 Public Records
• 2020-12-30 Sold (MLS) $9,000 FORTMLS
• 2020-12-03 Pending — FORTMLS
• 2020-11-10 Listed $9,900 FORTMLS
• 2020-09-13 Listing Removed — FORTMLS
• 2019-11-15 Price Changed $11,500 FORTMLS
• 2019-03-28 Listed $12,500 FORTMLS
• 2017-08-31 Sold (Public Records) $9,000 Public Records
• 2017-08-29 Sold (MLS) $9,000 FORTMLS
• 2017-08-13 Pending — FORTMLS
• 2017-01-18 Price Changed $9,750 FORTMLS
• 2016-09-21 Listed $10,500 FORTMLS
• 2006-05-09 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 1996-02-02 Sold (Public Records) $8,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $627 · +9.1% YoY. Source: county tax records.