17258 Acapulco Rd #121 · Burnt Store Marina, FL 33955

$250,000

3 bd · 2.0 ba · 1,644 sqft · Condo public records · 262 Days on market

Built 2008 $673/mo HOA · 15% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Tucked inside the quiet and well-maintained Acapulco Lakes community, this southeast-facing 3-bedroom, 2-bath corner unit offers low-maintenance living with stylish upgrades and thoughtful details throughout. Enjoy the peace of mind that comes with a brand-new 2024 roof and hurricane-impact doors and windows, while the open-concept layout and volume ceilings create a bright, airy space that lives large. The heart of the home features crown molding, a spacious living and dining area, and direct access to a private screened lanai—the perfect spot to enjoy your morning coffee or unwind in the evening breeze. Designed with everyday ease in mind, the attached 1-car garage includes a workbe

Key facts

• Attached garage
• Brand-new roof
• Workbench area

Tags

• BRAND-NEW ROOF
• HURRICANE-IMPACT DOORS
• PRIVATE SCREENED LANAI
• ATTACHED GARAGE
• WORKBENCH AREA
• GENEROUS CLOSET SPACE

Property features AI

Finance

• Other: Has freshwater lake waterfront
• Financial info: Multi-unit property: 2 units per floor, 2 floors, 6 units in building, 18 units in complex
• HOA & community: Mandatory HOA with professional management; Monthly HOA fee; HOA maintains insurance, lawn/land maintenance, management, reserves, sewer and trash removal; Community amenities include boat ramp, community pool, and internet access; Non-gated community; Total annual recurring HOA fees listed

Exterior

• Parking: Attached garage (1 garage space); Additional paved parking for 2+ vehicles and guest parking
• Security: Impact resistant doors; Impact resistant windows; Smoke detectors
• Utilities: Central water; Central sewer; Cable available; Power: Central electric
• Home design: Residential carriage/coach end-unit; Low rise (1-3) building design; Rear exposure facing SE
• Construction: Concrete block construction; Stucco exterior finish; Tile roof; Built in 2008; Foundation information not specified
• Exterior features: Screened lanai/porch; Patio; Landscaped area view; Zero lot line; City-maintained paved public road access

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Refrigerator/Freezer; Self-cleaning oven; Breakfast bar; Dining (living) area
• Bedrooms: 3 bedrooms; Split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with combo tub/shower and dual sinks; Guest bathroom
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Closet cabinets; Foyer; Pantry; Smoke detectors; Volume ceiling; Walk-in closet; Furnished; 8 total rooms
• Laundry & utility: Washer and dryer in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $833 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $4,477/mo this rent would consume 70% of the median local household income ($77k/yr) (locally 226% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.79% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.60%
• DSCR: 1.96
• GRM: 4.7

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $13,233
• Equity at exit: $37,276

10-year hold

• IRR: 14.5%
• Equity multiple: 2.18×
• Total profit: $82,577
• Equity at exit: $21,615

Cash invested: $70,000 (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: 4.7×

Monthly cashflow live

• Estimated rent: $4,477 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$188 /mo · $2,262/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$673
• Vacancy / Maint / Mgmt: −$940
• Net cashflow: $833

Break-even live

Break-even rent $3,422

Max offer price $250,000

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	13d	1	0.58mi
17849 Hibiscus Cove Ct #1 Punta Gorda, FL	3.0	2.0	1937	$6,250	$3.23	23d	1	0.77mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	21d	1	0.78mi
3255 Sugarloaf Key Rd Unit 31B Punta Gorda, FL	2.0	2.0	1516	$3,000	$1.98	16d	1	0.91mi
2060 Matecumbe Key Rd Punta Gorda, FL	2.0–3.0	2.0	1271	$5,400	$4.25	23d	3	0.91mi
24417 Baltic Ave #1102 Punta Gorda, FL	2.0	2.0	1788	$5,250	$2.94	23d	1	1.00mi
3020 Matecumbe Key Rd #103 Punta Gorda, FL	2.0	2.0	1148	$5,200	$4.53	23d	1	1.02mi
5050 Marianne Key Rd Unit 1B Punta Gorda, FL	2.0	2.0	1347	$4,500	$3.34	16d	1	1.03mi
4005 Big Pass Ln Punta Gorda, FL	2.0	2.0	1423	$5,500	$3.87	16d	1	1.06mi
3471 Sunset Key Cir #102 Punta Gorda, FL	3.0	2.0	1991	$5,750	$2.89	23d	1	1.06mi
1610 Islamorada Blvd Unit 64A Punta Gorda, FL	2.0	2.0	1516	$2,000	$1.32	23d	1	1.08mi
3313 Sunset Key Cir Punta Gorda, FL	3.0	2.0–3.0	2089	$6,750	$3.23	23d	4	1.13mi
3313 Sunset Key Cir Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	2099	$2,750	$1.31	23d	1	1.13mi
5 Pirates Ln Unit 54B Punta Gorda, FL	2.0	2.0	1516	$4,600	$3.03	23d	1	1.17mi
1001 Islamorada Blvd Unit 12A Punta Gorda, FL	2.0	2.0	1365	$1,600	$1.17	16d	1	1.20mi
3270 Southshore Dr Unit 72B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	23d	1	1.24mi
1010 Islamorada Blvd Punta Gorda, FL	3.0	2.0	1592	$4,700	$2.95	23d	1	1.25mi
17947 Courtside Landings Cir Punta Gorda, FL	3.0	2.0	1338	$5,500	$4.11	23d	1	1.26mi
3250 Southshore Dr Unit 54B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	23d	1	1.26mi
3280 Southshore Dr Unit 87A Punta Gorda, FL	3.0	2.0	2069	$4,000	$1.93	23d	1	1.28mi
3170 Matecumbe Key Rd #134 Punta Gorda, FL	2.0	2.0	1188	$1,899	$1.60	23d	1	1.30mi
3001 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1734	$5,500	$3.17	23d	1	1.38mi
2091 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1640	$5,200	$3.17	23d	1	1.38mi
3191 Matecumbe Key Rd #206 Punta Gorda, FL	2.0	2.0	1102	$4,400	$3.99	23d	1	1.39mi
3181 Matecumbe Key Rd Punta Gorda, FL	2.0	2.0	1254	$2,450	$1.95	23d	2	1.42mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	1.43mi

HOA detail condo

• Monthly dues: $673 · $8,076/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $250,000 Active 262 DOM
2. 2026-06-17
   days on market $250,000 Active 261 DOM
3. 2026-06-16
   days on market $250,000 Active 260 DOM
4. 2026-06-15
   days on market $250,000 Active 259 DOM
5. 2026-06-14
   days on market $250,000 Active 257 DOM
6. 2026-06-13
   days on market $250,000 Active 256 DOM
7. 2026-06-10
   days on market $250,000 Active 254 DOM
8. 2026-06-09
   days on market $250,000 Active 253 DOM
9. 2026-06-08
   days on market $250,000 Active 252 DOM
10. 2026-06-05
    days on market $250,000 Active 248 DOM
11. 2026-06-02
    days on market $250,000 Active 246 DOM
12. 2026-06-01
    days on market $250,000 Active 245 DOM
13. 2026-05-31
    days on market $250,000 Active 244 DOM
14. 2026-05-30
    days on market $250,000 Active 243 DOM
15. 2025-09-29
    listed $250,000 Active
16. 2012-01-06
    soldstatus $2,492,200

ⓘ 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: $2,262 · $188/mo
• Projected year-2 tax: $2,262 · $188/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 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,720
• − Mortgage interest: −$14,004
• − Property taxes: −$2,262
• − Insurance: −$6,368
• − Repairs & maintenance: −$4,298
• − Management: −$4,298
• − HOA: −$8,076
• − Depreciation: −$7,273
• Taxable income: $7,142
• Est. tax owed @ 24.0%: −$1,714
• After-tax cash flow: $8,286/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

-90.0% since first listed

2 events — show timeline

• 2025-09-29 Listed $250,000 NAPLESMLS
• 2012-01-06 Sold (Public Records) $2,492,200 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,262 · +3.1% YoY. Source: county tax records.