2060 Matecumbe Key Rd #2106 · Burnt Store Marina, FL 33955

$419,900

3 bd · 2.0 ba · 1,402 sqft · Condo public records · 416 Days on market

Built 2000 $769/mo HOA · 18% of rent

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Why this score? — see what drove the D- 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 +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful ground floor end-unit Condo with 3 Bedrooms 2 Baths + Lanai overlooking the Marina, Docks, Dolphins, Manatees & fish jumping at World Famous, Deed Restricted, Gated Burnt Store Marina. (Keep your boat in front of your condo at the leased dock space. ) Just a few minutes out to Charlotte Harbor & 10 Nautical Miles to Boca Grande Pass, the Gulf of Mexico & then anywhere you want to go by water in the world. Comfortable condo with great room floor plan, split bedrooms, large master suite w/ walkin closet, master bath with high vanity including dual sinks, soaking tub, large shower & private commode room. The Kitchen is open to the great room has lots of cabinets & a long breakfast bar plus with it being an end unit windows on the side for natural light. If you plan to purchase & then rent out this condo it is an easy rental with 7 day minimum lease plus renters can have small pets. The resort style heated pool has plenty of places to enjoy the sun, plus a spa, barbecue area & cabana house, all overlooking the water. The gated community has 24 hour security, fitness center, clay tennis courts, 2 restaurants, executive golf course, wet & dry slips for boats & boat ramp. If you are a boater, wanting to live in a community that you can use as a home base for travel or just a snowbird looking for a place to land -- this is it!!!

Key facts

• Natural light
• Open kitchen
• Private lanai

Tags

• WATERFRONT CORNER RESIDENCE
• PRIVATE LANAI
• NATURAL LIGHT
• OPEN KITCHEN
• SOUTH FACING SCREENED LANAI
• SEPARATE GUEST WING

Property features AI

Finance

• Other: Directions: From Burnt Store Rd take Vincent Ave, left on Matecumbe Key Rd, property is on the right
• Financial info: Total monthly fees: $769.50 (combined); Total annual fees: $9,234; Lease restrictions apply
• HOA & community: Association: Alliant Property; second association: Sec 22 Burnt Store Marina; Monthly condo fee $670; Annual association fee listed ($1,194) for second association; Association amenities include pool, spa/hot tub, storage, cable TV, maintenance; Association fee covers 24-hour guard, cable TV, pool, escrow reserves, insurance, internet, structure and grounds maintenance, management, pest control, private road, sewer, trash and water; Association approval required; Turnkey (furnished); Community features: fitness center, golf, tennis courts, sidewalks, street lights, golf carts allowed, deed restrictions, irrigation with reclaimed water, buyer approval required, special community restrictions; Pets allowed with limits (max pet weight 100 lbs)

Exterior

• Parking: No assigned parking listed
• Security: Gated community; Smoke detectors
• Utilities: Public water; Public sewer; Cable connected; Broadband/High-speed internet available; Electricity connected; Sprinkler recycled (irrigation equipment)
• Home design: Residential condominium; One level; Faces north; Part of Harbor Towers II
• Construction: Block and stucco construction; Metal roof; Slab foundation; Building has 8 stories (unit on floor 1)
• Exterior features: Patio; Rear screened porch; Balcony; Outdoor storage; Exterior lighting; Rain gutters; Sliding doors; Heated in-ground pool (gunite); Heated in-ground spa; Spa is in-ground; On waterfront with marina view; Water access to bay/harbor, gulf/ocean and marina; Seawall (concrete); No fixed bridges and sailboat water nearby; Landscaped with trees; Level, paved and private lot features; Near golf course and near marina; Sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floor plan; Split bedroom layout; Walk-in closets; Window treatments (blinds included); Building elevator
• Laundry & utility: Washer and dryer included; Inside laundry in a laundry closet; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $420k.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $366k (13.0% below list).
• Meets the 1% rule at list price ($4k rent vs $420k).
• Recommended offer: $366k (13.0% below list) — sets the bar for cash-flow.

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.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gulf Elementary School (math 70% / reading 65%, grade B+, #435 of 2,144 statewide, top 21%, 1,231 students, 38% FRL); Challenger Middle School (math 59% / reading 56%, grade B, #157 of 571 statewide, top 28%, 1,124 students, 50% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL) — zoned schools average 42% FRL vs 57% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1490 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,241/mo this rent would consume 66% 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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 416 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $45k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $330k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $365,518 (13.0% 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 416 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.01% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 8.2

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: -21.4%
• Equity multiple: 0.26×
• Total profit: $-87,120
• Equity at exit: $62,608

10-year hold

• IRR: -14.6%
• Equity multiple: 0.16×
• Total profit: $-98,960
• Equity at exit: $36,305

Cash invested: $117,572 (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: 8.2×

Monthly cashflow live

• Estimated rent: $4,241 high
• Mortgage (P&I): −$2,202
• Tax from tax record: −$446 /mo · $5,354/yr
• Insurance: −$175
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$769
• Vacancy / Maint / Mgmt: −$891
• Net cashflow: $-308

Break-even live

Break-even rent $4,631

Max offer price $365,518

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-189	+0% $-308	+5% $-427	+10% $-546
Rent	-10% $-643	-5% $-475	+0% $-308	+5% $-140	+10% $27
Rate	-1.0pp $-96	-0.5pp $-201	base $-308	+0.5pp $-417	+1.0pp $-527

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2060 Matecumbe Key Rd Punta Gorda, FL	2.0–3.0	2.0	1271	$5,400	$4.25	25d	3	0.02mi
3255 Sugarloaf Key Rd Unit 31B Punta Gorda, FL	2.0	2.0	1516	$3,000	$1.98	18d	1	0.11mi
3020 Matecumbe Key Rd #103 Punta Gorda, FL	2.0	2.0	1148	$5,200	$4.53	25d	1	0.13mi
1610 Islamorada Blvd Unit 64A Punta Gorda, FL	2.0	2.0	1516	$2,000	$1.32	25d	1	0.29mi
5 Pirates Ln Unit 54B Punta Gorda, FL	2.0	2.0	1516	$4,600	$3.03	25d	1	0.30mi
3313 Sunset Key Cir Punta Gorda, FL	3.0	2.0–3.0	2089	$6,750	$3.23	25d	4	0.32mi
17947 Courtside Landings Cir Punta Gorda, FL	3.0	2.0	1338	$5,500	$4.11	25d	1	0.39mi
3170 Matecumbe Key Rd #134 Punta Gorda, FL	2.0	2.0	1188	$1,899	$1.60	25d	1	0.40mi
3191 Matecumbe Key Rd #206 Punta Gorda, FL	2.0	2.0	1102	$4,400	$3.99	25d	1	0.49mi
3181 Matecumbe Key Rd Punta Gorda, FL	2.0	2.0	1254	$2,450	$1.95	25d	2	0.54mi
1010 Islamorada Blvd Punta Gorda, FL	3.0	2.0	1592	$4,700	$2.95	25d	1	0.62mi
1001 Islamorada Blvd Unit 12A Punta Gorda, FL	2.0	2.0	1365	$1,600	$1.17	18d	1	0.63mi
5050 Marianne Key Rd Unit 1B Punta Gorda, FL	2.0	2.0	1347	$4,500	$3.34	18d	1	0.68mi
4005 Big Pass Ln Punta Gorda, FL	2.0	2.0	1423	$5,500	$3.87	18d	1	0.76mi
24417 Baltic Ave #1102 Punta Gorda, FL	2.0	2.0	1788	$5,250	$2.94	25d	1	0.94mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	23d	1	0.98mi
2091 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1640	$5,200	$3.17	25d	1	1.05mi
3001 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1734	$5,500	$3.17	25d	1	1.06mi

HOA detail condo

• Monthly dues: $769 · $9,228/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-22
   days on market $419,900 Active 416 DOM
2. 2026-06-17
   days on market $419,900 Active 412 DOM
3. 2026-06-16
   days on market $419,900 Active 411 DOM
4. 2026-06-16
   days on market $419,900 Active 410 DOM
5. 2026-06-13
   days on market $419,900 Active 408 DOM
6. 2026-06-09
   days on market $419,900 Active 404 DOM
7. 2026-06-07
   days on market $419,900 Active 402 DOM
8. 2026-06-02
   days on market $419,900 Active 397 DOM
9. 2026-06-01
   days on market $419,900 Active 396 DOM
10. 2026-06-01
    days on market $419,900 Active 395 DOM
11. 2026-04-22
    price $419,900
12. 2025-11-04
    status Active
13. 2025-08-14
    price $450,000
14. 2025-04-23
    listed $465,000 Active
15. 2020-05-18
    soldstatus $330,000
16. 2016-08-17
    soldstatus $297,000
17. 2016-08-16
    soldstatus $297,000 1406-char remark

    Show marketing remark (1406 chars)

    Beautiful ground floor end-unit Condo with 3 Bedrooms 2 Baths + Lanai overlooking the Marina, Docks, Dolphins, Manatees & fish jumping at World Famous, Deed Restricted, Gated Burnt Store Marina. (Keep your boat in front of your condo at the leased dock space. ) Just a few minutes out to Charlotte Harbor & 10 Nautical Miles to Boca Grande Pass, the Gulf of Mexico & then anywhere you want to go by water in the world. Comfortable condo with great room floor plan, split bedrooms, large master suite w/ walkin closet, master bath with high vanity including dual sinks, soaking tub, large shower & private commode room. The Kitchen is open to the great room has lots of cabinets & a long breakfast bar plus with it being an end unit windows on the side for natural light. If you plan to purchase & then rent out this condo it is an easy rental with 7 day minimum lease plus renters can have small pets. The resort style heated pool has plenty of places to enjoy the sun, plus a spa, barbecue area & cabana house, all overlooking the water. The gated community has 24 hour security, fitness center, clay tennis courts, 2 restaurants, executive golf course, wet & dry slips for boats & boat ramp. If you are a boater, wanting to live in a community that you can use as a home base for travel or just a snowbird looking for a place to land -- this is it!!!

18. 2014-07-11
    listed $315,000 1406-char remark

    Show marketing remark (1406 chars)

    Beautiful ground floor end-unit Condo with 3 Bedrooms 2 Baths + Lanai overlooking the Marina, Docks, Dolphins, Manatees & fish jumping at World Famous, Deed Restricted, Gated Burnt Store Marina. (Keep your boat in front of your condo at the leased dock space. ) Just a few minutes out to Charlotte Harbor & 10 Nautical Miles to Boca Grande Pass, the Gulf of Mexico & then anywhere you want to go by water in the world. Comfortable condo with great room floor plan, split bedrooms, large master suite w/ walkin closet, master bath with high vanity including dual sinks, soaking tub, large shower & private commode room. The Kitchen is open to the great room has lots of cabinets & a long breakfast bar plus with it being an end unit windows on the side for natural light. If you plan to purchase & then rent out this condo it is an easy rental with 7 day minimum lease plus renters can have small pets. The resort style heated pool has plenty of places to enjoy the sun, plus a spa, barbecue area & cabana house, all overlooking the water. The gated community has 24 hour security, fitness center, clay tennis courts, 2 restaurants, executive golf course, wet & dry slips for boats & boat ramp. If you are a boater, wanting to live in a community that you can use as a home base for travel or just a snowbird looking for a place to land -- this is it!!!

19. 2002-05-28
    soldstatus $244,000
20. 2002-05-24
    soldstatus $244,000
21. 2002-04-20
    price $249,500

ⓘ 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: $5,354 · $446/mo
• Projected year-2 tax: $5,354 · $446/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $50,897
• − Mortgage interest: −$23,521
• − Property taxes: −$5,354
• − Insurance: −$2,897
• − Repairs & maintenance: −$4,072
• − Management: −$4,072
• − HOA: −$9,228
• − Depreciation: −$12,215
• Taxable loss: −$10,461
• Est. tax savings @ 24.0%: +$2,511
• After-tax cash flow: $-1,183/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: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 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

• Census place: Burnt Store Marina, FL
• 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 (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

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 · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

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

+68.3% since first listed

11 events — show timeline

• 2026-04-22 Price Changed $419,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Price Changed $450,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-23 Listed $465,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-18 Sold (Public Records) $330,000 Public Records
• 2016-08-17 Sold (Public Records) $297,000 Public Records
• 2016-08-16 Sold (MLS) $297,000 Stellar MLS as Distributed by MLS Grid
• 2014-07-11 Listed $315,000 Stellar MLS as Distributed by MLS Grid
• 2002-05-28 Sold (Public Records) $244,000 Public Records
• 2002-05-24 Sold (MLS) $244,000 FORTMLS
• 2002-04-20 Price Changed $249,500 FORTMLS

Property tax history

+7.9%/yr

Latest (2025): $5,354 · +3.9% YoY. Source: county tax records.