16040 Hesta Misty Ct · Burnt Store Marina, FL 33955

$338,990

4 bd · 2.0 ba · 1,808 sqft · Land · 3 Days on market

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

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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 +10.8/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover modern living with the Biscayne Plan a charming single-story home. The open design seamlessly connects the Living, Dining, and Kitchen areas. The chef’s dream kitchen features sophisticated cabinetry, elegant quartz countertops, and stainless steel appliances, including a smooth-top range, microwave hood, and dishwasher. The expansive primary suite offers a private bath with dual vanity sinks and a spacious walk-in closet. With three additional bedrooms, a whole secondary bath, and a THREE-CAR GARAGE, this home is perfect. . Energy-efficient Low-E insulated dual-pane vinyl windows and a one-year limited warranty ensure comfort and peace of mind. Punta Gorda is a hidden gem along the Gulf Coast, offering a tranquil and vibrant lifestyle with a perfect balance of natural beauty, small-town charm, and modern amenities. With its picturesque waterfront views, Punta Gorda is ideal for those who enjoy outdoor activities. It offers easy access to boating, fishing, and sailing on Charlotte Harbor, one of the largest natural harbors in Florida.

Key facts

• Chef's dream kitchen
• Private bath
• Dual vanity sinks

Tags

• CHEF'S DREAM KITCHEN
• ELEGANT QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BATH
• DUAL VANITY SINKS
• SPACIOUS WALK-IN CLOSET

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence); Zoning: PDR; Lot about 0.22 acres (0 to less than 1/4 acre); Roads paved and publicly maintained; Permit number: 20260309499
• HOA & community: Part of Burnt Store Village Property Owners Association; HOA required with annual fee of $31 (approximately $2.58/month); Association approval required; Pets allowed

Exterior

• Parking: Attached garage (3 spaces) with garage door opener; Driveway; Garage dimensions approximately 19 x 20
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/High-speed internet available; Water connected; Sewer connected
• Home design: Single family residence; One story; Under construction (projected completion: 2026-09-30); Faces south
• Construction: Block and stucco construction; Shingle roof; New construction; Slab foundation; Builder: Century Complete (Model: BISCAYNE); Builder license CGC1517458
• Exterior features: Lighting; Sidewalk; Sliding doors

Interior

• Kitchen: Dishwasher; Microwave; Range; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning
• Interior features: Open floorplan; Stone counters; Thermostat; Walk-in closet(s); Double pane/insulated/thermal windows; Den/Library/Office
• Laundry & utility: Laundry room inside the home

🏗️ 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 $339k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (18.2% below list).
• Recommended offer: $277k (18.2% 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); 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: 1491 active listings in the ZIP; 19 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 43% 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y 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 $339k implies a 578% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $277,185 (18.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 10.2

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-64,755
• Equity at exit: $50,545

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-68,918
• Equity at exit: $29,310

Cash invested: $94,917 (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: 1491
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,772 high
• Mortgage (P&I): −$1,778
• Tax est. 1.5%: −$424 /mo · $5,085/yr
• Insurance: −$141
• HOA: −$2
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-155

Break-even live

Break-even rent $2,968

Max offer price $316,573

Occupancy floor —

Sensitivity live

Price	-10% $79	-5% $-38	+0% $-155	+5% $-272	+10% $-389
Rent	-10% $-374	-5% $-264	+0% $-155	+5% $-45	+10% $64
Rate	-1.0pp $16	-0.5pp $-69	base $-155	+0.5pp $-243	+1.0pp $-332

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: $84,748
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	23d	1	0.06mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	23d	1	0.21mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	23d	1	0.24mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	23d	1	0.28mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	23d	1	0.28mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	23d	1	0.58mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	23d	1	0.69mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	15d	1	0.77mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	23d	1	0.84mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	15d	1	0.88mi
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	23d	1	1.14mi
14700 Cherry Blossom Way Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	23d	1	1.29mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	23d	1	1.32mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	23d	1	1.32mi
14185 Poppy Field Loop #5421 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	23d	1	1.33mi
14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL	3.0	2.0	1301	$6,000	$4.61	23d	1	1.37mi
14680 Sycamore Ct #3722 Punta Gorda, FL	3.0	2.0	2110	$4,000	$1.90	23d	1	1.37mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	23d	1	1.40mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	23d	1	1.43mi

HOA detail

• Monthly dues: $2 · $24/yr
• Likely covers: water

Listing history 3 events

1. 2026-06-22
   days on market $338,990 Active 3 DOM
2. 2026-06-18
   remarks 693-char remark

   Show marketing remark (1065 chars)

   Discover modern living with the Biscayne Plan a charming single-story home. The open design seamlessly connects the Living, Dining, and Kitchen areas. The chef’s dream kitchen features sophisticated cabinetry, elegant quartz countertops, and stainless steel appliances, including a smooth-top range, microwave hood, and dishwasher. The expansive primary suite offers a private bath with dual vanity sinks and a spacious walk-in closet. With three additional bedrooms, a whole secondary bath, and a THREE-CAR GARAGE, this home is perfect. . Energy-efficient Low-E insulated dual-pane vinyl windows and a one-year limited warranty ensure comfort and peace of mind. Punta Gorda is a hidden gem along the Gulf Coast, offering a tranquil and vibrant lifestyle with a perfect balance of natural beauty, small-town charm, and modern amenities. With its picturesque waterfront views, Punta Gorda is ideal for those who enjoy outdoor activities. It offers easy access to boating, fishing, and sailing on Charlotte Harbor, one of the largest natural harbors in Florida.

3. 2026-06-18
   listed $338,990 Active 1 DOM

   Show marketing remark (1065 chars)

   Discover modern living with the Biscayne Plan a charming single-story home. The open design seamlessly connects the Living, Dining, and Kitchen areas. The chef’s dream kitchen features sophisticated cabinetry, elegant quartz countertops, and stainless steel appliances, including a smooth-top range, microwave hood, and dishwasher. The expansive primary suite offers a private bath with dual vanity sinks and a spacious walk-in closet. With three additional bedrooms, a whole secondary bath, and a THREE-CAR GARAGE, this home is perfect. . Energy-efficient Low-E insulated dual-pane vinyl windows and a one-year limited warranty ensure comfort and peace of mind. Punta Gorda is a hidden gem along the Gulf Coast, offering a tranquil and vibrant lifestyle with a perfect balance of natural beauty, small-town charm, and modern amenities. With its picturesque waterfront views, Punta Gorda is ideal for those who enjoy outdoor activities. It offers easy access to boating, fishing, and sailing on Charlotte Harbor, one of the largest natural harbors in Florida.

ⓘ 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 6/10 Major FEMA zone D · 57% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $33,262
• − Mortgage interest: −$18,989
• − Property taxes: −$5,085
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,661
• − Management: −$2,661
• − HOA: −$24
• − Depreciation: −$9,862
• Taxable loss: −$7,714
• Est. tax savings @ 24.0%: +$1,851
• After-tax cash flow: $-8/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

+4137.4% since first listed

13 events — show timeline

• 2026-06-18 Listed $338,990 FORTMLS
• 2026-06-18 Listed $338,990 Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Sold (Public Records) $50,000 Public Records
• 2023-10-26 Listing Removed — FORTMLS
• 2023-06-28 Listed $549,900 FORTMLS
• 2021-06-03 Sold (Public Records) $17,000 Public Records
• 2021-05-24 Sold (MLS) $17,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-04 Listed $24,900 Stellar MLS as Distributed by MLS Grid
• 2007-04-30 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2006-11-01 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2005-10-27 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.