25174 Alcazar Dr · Burnt Store Marina, FL 33955

$300,000

4 bd · 2.0 ba · 1,805 sqft · SingleFamily public records · 47 Days on market

Built 2017 9,607 sqft lot Est $443k · 32% under · waterfront $18/mo HOA · 1% 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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This gorgeous home just has vinyl plank installed throughout. It features a wide open split floor-plan and has been recently painted as well. The kitchen is open concept and is chef friendly with a breakfast bar. There is an oversized yard with plenty of room to run around. Call today for a showing!

Key facts

• 9,607 sq ft lot
• 2 garage spots
• Built 2017

Property features AI

Finance

• Other: Property zoned RSF3.5
• Financial info: No lease restrictions indicated
• HOA & community: Compass Rose community association; Association approval required; HOA dues $220 annually ($18.33/month); Pets allowed

Exterior

• Parking: Attached 2-car garage with 20x20 dimensions; Driveway; Garage door opener
• Security: Hurricane shutters
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One-story; Homestead exemption; Faces southwest
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built area and living area per public records
• Exterior features: Covered front porch; Hurricane shutters; Sliding doors; Private mailbox; Greenbelt lot setting; Landscaped with trees; Asphalt road frontage

Interior

• Kitchen: Stone counters
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room/dining room combo; Split bedroom layout; Stone countertops; Programmable thermostat; Walk-in closets; Blinds and drapes
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-81 ($-967/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (16.1% below list).
• Recommended offer: $252k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.8% in Burnt Store Marina — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 12 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 39% 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 $9k 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 47 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $251,588 (16.1% 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 47 days. Have you received any prior offers? Is the seller open to a 16% 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. 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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $443,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25298 Puerta Dr	0.10mi	4/2.0	1,829 (+1%)	8mo	$315,000	$172	86
25258 Estrada Cir	0.07mi	4/2.0	1,829 (+1%)	14mo	$334,000	$183	83
25347 Puerta Dr	0.20mi	3/2.0 (-1)	1,846 (+2%)	1mo	$325,000	$176	81
25414 Estrada Cir	0.29mi	4/2.0	1,829 (+1%)	8mo	$331,990	$182	78
25245 Delgado Dr	0.32mi	4/2.0	1,904 (+6%)	8mo	$349,900	$184	69
16320 Quesa Dr	0.34mi	3/2.0 (-1)	1,888 (+5%)	5mo	$390,000	$207	68
16338 Juarez Cir	0.54mi	4/2.0	1,829 (+1%)	8mo	$324,990	$178	66
16265 Juarez Cir	0.48mi	3/2.0 (-1)	1,643 (-9%)	7mo	$401,000	$244	52
25543 Prada Dr	0.67mi	3/2.0 (-1)	1,778 (-2%)	14mo	$520,000	$292	49
16232 Juarez Cir	0.53mi	4/3.0	2,020 (+12%)	6mo	$339,999	$168	47
16098 Overdale Ct	0.59mi	4/2.0	2,009 (+11%)	12mo	$325,000	$162	44
16168 Juarez Cir	0.62mi	4/3.0	2,020 (+12%)	5mo	$339,999	$168	43

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-53,711
• Equity at exit: $44,731

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-53,238
• Equity at exit: $25,939

Cash invested: $84,000 (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: 1490
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,516 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$352 /mo · $4,223/yr
• Insurance: −$125
• HOA: −$18
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-81

Break-even live

Break-even rent $2,618

Max offer price $285,764

Occupancy floor 98%

Sensitivity live

Price	-10% $89	-5% $4	+0% $-81	+5% $-165	+10% $-250
Rent	-10% $-279	-5% $-180	+0% $-81	+5% $19	+10% $118
Rate	-1.0pp $70	-0.5pp $-4	base $-81	+0.5pp $-158	+1.0pp $-237

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	22d	1	0.10mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	22d	1	0.12mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	22d	1	0.28mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	22d	1	0.33mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	22d	1	0.38mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	22d	1	0.50mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	22d	1	0.56mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	22d	1	0.61mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	15d	1	0.62mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	15d	1	0.68mi
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	15d	1	1.43mi
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	22d	1	1.48mi

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 40 events

1. 2026-06-22
   days on market $300,000 Active 47 DOM
2. 2026-06-18
   days on market $300,000 Active 44 DOM
3. 2026-06-17
   days on market $300,000 Active 43 DOM
4. 2026-06-16
   days on market $300,000 Active 42 DOM
5. 2026-06-15
   days on market $300,000 Active 41 DOM
6. 2026-06-14
   days on market $300,000 Active 39 DOM
7. 2026-06-13
   days on market $300,000 Active 38 DOM
8. 2026-06-10
   days on market $300,000 Active 36 DOM
9. 2026-06-09
   days on market $300,000 Active 35 DOM
10. 2026-06-08
    days on market $300,000 Active 34 DOM
11. 2026-06-07
    days on market $300,000 Active 33 DOM
12. 2026-06-05
    days on market $300,000 Active 30 DOM
13. 2026-06-03
    days on market $300,000 Active 29 DOM
14. 2026-06-02
    days on market $300,000 Active 28 DOM
15. 2026-06-01
    days on market $300,000 Active 27 DOM
16. 2026-05-31
    days on market $300,000 Active 26 DOM
17. 2026-05-30
    days on market $300,000 Active 25 DOM
18. 2026-05-05
    listed $300,000 Active
19. 2023-10-13
    soldstatus $309,500 Closed 300-char remark

    Show marketing remark (300 chars)

    This gorgeous home just has vinyl plank installed throughout. It features a wide open split floor-plan and has been recently painted as well. The kitchen is open concept and is chef friendly with a breakfast bar. There is an oversized yard with plenty of room to run around. Call today for a showing!

20. 2023-10-10
    soldstatus $309,500
21. 2023-09-21
    status Pending 300-char remark

    Show marketing remark (300 chars)

    This gorgeous home just has vinyl plank installed throughout. It features a wide open split floor-plan and has been recently painted as well. The kitchen is open concept and is chef friendly with a breakfast bar. There is an oversized yard with plenty of room to run around. Call today for a showing!

22. 2023-09-09
    price $319,000 300-char remark

    Show marketing remark (300 chars)

    This gorgeous home just has vinyl plank installed throughout. It features a wide open split floor-plan and has been recently painted as well. The kitchen is open concept and is chef friendly with a breakfast bar. There is an oversized yard with plenty of room to run around. Call today for a showing!

23. 2023-08-17
    listed $339,000 Active 300-char remark

    Show marketing remark (300 chars)

    This gorgeous home just has vinyl plank installed throughout. It features a wide open split floor-plan and has been recently painted as well. The kitchen is open concept and is chef friendly with a breakfast bar. There is an oversized yard with plenty of room to run around. Call today for a showing!

24. 2017-12-29
    soldstatus $200,810 Sold 297-char remark

    Show marketing remark (297 chars)

    Pre-Construction. To be built. Diamond Series 1803-A NEW home with two-car garage. The foyer leads down to an open great room and kitchen! The owner's suite has a full bath and walk in closet. There are 3 additional bedrooms, another full bath, and laundry room! Completion date is September 2017.

25. 2017-08-25
    status Pending 297-char remark

    Show marketing remark (297 chars)

    Pre-Construction. To be built. Diamond Series 1803-A NEW home with two-car garage. The foyer leads down to an open great room and kitchen! The owner's suite has a full bath and walk in closet. There are 3 additional bedrooms, another full bath, and laundry room! Completion date is September 2017.

26. 2017-08-17
    price $220,810 297-char remark

    Show marketing remark (297 chars)

    Pre-Construction. To be built. Diamond Series 1803-A NEW home with two-car garage. The foyer leads down to an open great room and kitchen! The owner's suite has a full bath and walk in closet. There are 3 additional bedrooms, another full bath, and laundry room! Completion date is September 2017.

27. 2017-05-26
    price $185,990 297-char remark

    Show marketing remark (297 chars)

    Pre-Construction. To be built. Diamond Series 1803-A NEW home with two-car garage. The foyer leads down to an open great room and kitchen! The owner's suite has a full bath and walk in closet. There are 3 additional bedrooms, another full bath, and laundry room! Completion date is September 2017.

28. 2017-04-06
    listed $188,990 Active 297-char remark

    Show marketing remark (297 chars)

    Pre-Construction. To be built. Diamond Series 1803-A NEW home with two-car garage. The foyer leads down to an open great room and kitchen! The owner's suite has a full bath and walk in closet. There are 3 additional bedrooms, another full bath, and laundry room! Completion date is September 2017.

29. 2017-03-17
    soldstatus $30,000
30. 2017-03-10
    soldstatus $10,000 Sold
31. 2017-01-28
    status Pending
32. 2016-06-14
    listed $11,975 Active
33. 2006-11-15
    soldstatus $25,700
34. 2005-11-10
    listed $64,900
35. 2004-12-07
    soldstatus $45,000
36. 2004-10-28
    soldstatus $45,000
37. 2004-09-08
    listed $45,000
38. 2003-06-27
    soldstatus $17,000
39. 2002-04-01
    soldstatus $7,000
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.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $4,223 · $352/mo
• Projected year-2 tax: $4,223 · $352/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 5/10 Major FEMA zone D · 44% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $30,191
• − Mortgage interest: −$16,805
• − Property taxes: −$4,223
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,415
• − Management: −$2,415
• − HOA: −$216
• − Depreciation: −$8,727
• Taxable loss: −$6,111
• Est. tax savings @ 24.0%: +$1,467
• After-tax cash flow: $500/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

+3650.0% since first listed

23 events — show timeline

• 2026-05-05 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-13 Sold (MLS) $309,500 Stellar MLS as Distributed by MLS Grid
• 2023-10-10 Sold (Public Records) $309,500 Public Records
• 2023-09-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-09-09 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-17 Listed $339,000 Stellar MLS as Distributed by MLS Grid
• 2017-12-29 Sold (MLS) $200,810 Stellar MLS as Distributed by MLS Grid
• 2017-08-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-08-17 Price Changed $220,810 Stellar MLS as Distributed by MLS Grid
• 2017-05-26 Price Changed $185,990 Stellar MLS as Distributed by MLS Grid
• 2017-04-06 Listed $188,990 Stellar MLS as Distributed by MLS Grid
• 2017-03-17 Sold (Public Records) $30,000 Public Records
• 2017-03-10 Sold (MLS) $10,000 Stellar MLS as Distributed by MLS Grid
• 2017-01-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-06-14 Listed $11,975 Stellar MLS as Distributed by MLS Grid
• 2006-11-15 Sold (Public Records) $25,700 Public Records
• 2005-11-10 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2004-12-07 Sold (Public Records) $45,000 Public Records
• 2004-10-28 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2004-09-08 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2003-06-27 Sold (Public Records) $17,000 Public Records
• 2002-04-01 Sold (Public Records) $7,000 Public Records
• 1996-02-02 Sold (Public Records) $8,000 Public Records

Property tax history

+22.2%/yr

Latest (2025): $4,223 · -17.4% YoY. Source: county tax records.