25157 Alcazar · Burnt Store Marina, FL 33955

$335,000

4 bd · 2.0 ba · 1,791 sqft · Land public records · 86 Days on market

Built 2023 9,557 sqft lot $20/mo HOA · 1% of rent

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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 +8.6/30.0
• 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 +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully upgraded DR Horton Kali model located in Burnt Store Village. Built in 2023 and enhanced beyond builder-grade finishes, this energy-efficient, move-in-ready home offers 4 bedrooms, 2 bathrooms, and a thoughtfully designed layout that blends modern style, comfort, and functionality. Bright and inviting, the open-concept kitchen and dining area features crisp white shaker-style cabinetry with upper crown molding, sleek quartz countertops, and stainless-steel appliances. A spacious center island with bar seating anchors the space, complete with dishwasher and upgraded sink with striking black gooseneck faucet. A glossy green tile backsplash, recessed lighting, and a generously size

Key facts

• Open concept kitchen
• Screened lanai
• Energy efficient

Tags

• UPGRADED DR HORTON KALI MODEL
• ENERGY EFFICIENT
• OPEN CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND WITH BAR SEATING
• SCREENED LANAI

Property features AI

Finance

• Other: Total acreage less than 1/4 acre (approximately 0.22 acres); Lot dimensions: 93 x 108 x 83 x 108; Roads are public and maintained; Solar energy generation present
• HOA & community: Located in Burnt Store Village association; Association recreation owned; Park and playground on site; Monthly HOA approximately $20.83 (annual fee $250); Association fee required; Pets allowed

Exterior

• Parking: Attached 2-car garage (20 x 20); Covered parking; Driveway; Garage door opener
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; BB/HS internet available; Sewer connected; Water connected
• Home design: Single family residence; One story; Faces northeast; Homestead exempt
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as single-level
• Exterior features: Patio (screened); Exterior lighting; Rain gutters; Sliding doors; Mature landscaping; Cleared, landscaped and paved lot; Irrigation equipment

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 4 bedrooms (one-level home)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Split bedroom layout; Stone counters; Thermostat; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Inside laundry room; Washer; Dryer; Inside utility

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $335k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (25.3% below list).
• Recommended offer: $250k (25.3% 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; 12 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 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 $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 86 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,405 (25.3% 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 86 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. 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. 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?
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 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: 5.25%
• Cash-on-cash: -3.71%
• DSCR: 0.83
• GRM: 11.1

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: -22.5%
• Equity multiple: 0.22×
• Total profit: $-72,738
• Equity at exit: $49,950

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-87,075
• Equity at exit: $28,965

Cash invested: $93,800 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,504 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$352 /mo · $4,221/yr
• Insurance: −$140
• HOA: −$20
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-290

Break-even live

Break-even rent $2,871

Max offer price $283,793

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-195	+0% $-290	+5% $-385	+10% $-480
Rent	-10% $-488	-5% $-389	+0% $-290	+5% $-191	+10% $-92
Rate	-1.0pp $-121	-0.5pp $-205	base $-290	+0.5pp $-377	+1.0pp $-465

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: $83,750
• Closing costs: $10,050
• 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	21d	1	0.15mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.17mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.25mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.30mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	21d	1	0.40mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	0.43mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	21d	1	0.55mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	21d	1	0.60mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	14d	1	0.68mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	14d	1	0.74mi
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	14d	1	1.40mi
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	21d	1	1.48mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 46 events

1. 2026-06-18
   days on market $335,000 Active 86 DOM
2. 2026-06-17
   days on market $335,000 Active 85 DOM
3. 2026-06-16
   days on market $335,000 Active 84 DOM
4. 2026-06-15
   days on market $335,000 Active 83 DOM
5. 2026-06-14
   days on market $335,000 Active 81 DOM
6. 2026-06-13
   days on market $335,000 Active 80 DOM
7. 2026-06-10
   days on market $335,000 Active 78 DOM
8. 2026-06-09
   days on market $335,000 Active 77 DOM
9. 2026-06-08
   days on market $335,000 Active 76 DOM
10. 2026-06-07
    days on market $335,000 Active 75 DOM
11. 2026-06-05
    days on market $335,000 Active 72 DOM
12. 2026-06-03
    days on market $335,000 Active 71 DOM
13. 2026-06-02
    days on market $335,000 Active 70 DOM
14. 2026-06-01
    days on market $335,000 Active 69 DOM
15. 2026-05-31
    days on market $335,000 Active 68 DOM
16. 2026-05-30
    days on market $335,000 Active 67 DOM
17. 2026-03-24
    listed $335,000 Active
18. 2025-11-30
    historical
19. 2025-07-29
    price $329,000
20. 2025-06-05
    listed $339,900 Active
21. 2025-05-31
    historical
22. 2025-04-04
    price $339,900
23. 2025-01-10
    price $344,900
24. 2024-10-24
    listed $354,900 Active
25. 2023-01-27
    soldstatus $339,295 Closed
26. 2022-07-11
    status Pending
27. 2022-06-29
    price $339,295
28. 2022-06-24
    status Active
29. 2022-06-13
    status Pending
30. 2022-06-08
    listed $353,295 Active
31. 2022-02-18
    soldstatus $27,500 Closed
32. 2022-02-18
    soldstatus $55,000
33. 2021-09-07
    status Pending
34. 2021-08-19
    listed $24,900 Active
35. 2021-08-18
    soldstatus $39,900
36. 2017-04-18
    historical
37. 2017-04-18
    historical
38. 2017-01-14
    listed $9,900 Active
39. 2017-01-13
    listed $9,900 Active
40. 2015-12-29
    listed $7,500
41. 2015-10-22
    soldstatus $12,800
42. 2015-07-24
    soldstatus $110,200
43. 2015-07-24
    soldstatus $56,300
44. 2004-02-24
    soldstatus $20,900
45. 1996-02-02
    soldstatus $8,000
46. 1989-04-01
    soldstatus $5,000

ⓘ 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: $4,221 · $352/mo
• Projected year-2 tax: $4,221 · $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 6/10 Major FEMA zone D · 72% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $30,049
• − Mortgage interest: −$18,765
• − Property taxes: −$4,221
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,404
• − Management: −$2,404
• − HOA: −$240
• − Depreciation: −$9,745
• Taxable loss: −$9,405
• Est. tax savings @ 24.0%: +$2,257
• After-tax cash flow: $-1,221/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

+6600.0% since first listed

30 events — show timeline

• 2026-03-24 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-29 Price Changed $329,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Listed $339,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-04 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-10 Price Changed $344,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-24 Listed $354,900 Stellar MLS as Distributed by MLS Grid
• 2023-01-27 Sold (MLS) $339,295 Stellar MLS as Distributed by MLS Grid
• 2022-07-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-29 Price Changed $339,295 Stellar MLS as Distributed by MLS Grid
• 2022-06-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-06-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-08 Listed $353,295 Stellar MLS as Distributed by MLS Grid
• 2022-02-18 Sold (Public Records) $55,000 Public Records
• 2022-02-18 Sold (MLS) $27,500 FORTMLS
• 2021-09-07 Pending — FORTMLS
• 2021-08-19 Listed $24,900 FORTMLS
• 2021-08-18 Sold (Public Records) $39,900 Public Records
• 2017-04-18 Listing Removed — FORTMLS
• 2017-04-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-01-14 Listed $9,900 Stellar MLS as Distributed by MLS Grid
• 2017-01-13 Listed $9,900 FORTMLS
• 2015-12-29 Listed $7,500 Stellar MLS as Distributed by MLS Grid
• 2015-10-22 Sold (Public Records) $12,800 Public Records
• 2015-07-24 Sold (Public Records) $56,300 Public Records
• 2015-07-24 Sold (Public Records) $110,200 Public Records
• 2004-02-24 Sold (Public Records) $20,900 Public Records
• 1996-02-02 Sold (Public Records) $8,000 Public Records
• 1989-04-01 Sold (Public Records) $5,000 Public Records

Property tax history

+22.2%/yr

Latest (2025): $4,221 · -5.3% YoY. Source: county tax records.