15550 Burnt Store Rd #227 · Burnt Store Marina, FL 33955

$174,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 9 Days on market

Built 1984 Est $166k · 5% over

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +5.1/15.0
• 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 MLS

Fantastic Home in a very active community. Spacious open plan filled with light. Large open lving room opens to enclosed screened lanai through sliding glass doors. All appliances including washer & dryer stay. Active 55+ community with many social events. Not just a home but a lifestyle. VIRTUALLY EVERY ADVANTAGE of the good life is part of everyday real life in Florida. Warm, sunny days tailor-made for your favorite recreation. Residents lead active lifestyle, with a wide variety of activities on-site and nearby. Join your neighbors for a relaxing day by the community swimming pool, or join the Golf leagues engaging in a spirited round of golf or a challenging game of tennis. Many Burnt Store residents enjoy these amenities and more, The social life dining dancing and more is active and fun.

Key facts

• New lighting
• Cabinets refaced
• Storage galore

Tags

• EASY CARE PORCELAIN TILE
• CABINETS REFACED
• STORAGE GALORE
• NEW LIGHTING
• 5 CEILINGS FANS
• CUSTOM ROMAN SHADES

Property features AI

Exterior

• Security: Controlled access
• Home design: Built in 1984
• Exterior features: Patio; Sunroom; Workshop; Controlled access

Interior

• Kitchen: Dishwasher; Microwave; Pantry; Refrigerator
• Flooring: Tile
• Interior features: Sunroom; Patio; Workshop; Controlled access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 11.0% 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: schools C-, cost of living C-, amenities 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.
• Market conditions: 1481 active listings in the ZIP; 21 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 38% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $40k; list at $175k implies a 337% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $174,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.76%
• DSCR: 1.75
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $165,984
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15550 Burnt Store Rd #218	0.00mi	2/2.0	1,274 (+2%)	2mo	$170,000	$133	94
15550 Burnt Store Rd #86	0.00mi	3/2.0 (+1)	1,414 (+13%)	3mo	$184,500	$130	70

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $11,066
• Equity at exit: $26,078

10-year hold

• IRR: 15.2%
• Equity multiple: 2.24×
• Total profit: $60,615
• Equity at exit: $15,122

Cash invested: $48,972 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,412 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$231 /mo · $2,776/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $617

Break-even live

Break-even rent $1,630

Max offer price $174,900

Occupancy floor 69%

Sensitivity live

Price	-10% $716	-5% $667	+0% $617	+5% $568	+10% $518
Rent	-10% $427	-5% $522	+0% $617	+5% $713	+10% $808
Rate	-1.0pp $705	-0.5pp $662	base $617	+0.5pp $572	+1.0pp $526

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14040 Heritage Landing Blvd #113 Punta Gorda, FL	2.0	2.0	1438	$6,500	$4.52	22d	1	0.65mi
14271 Heritage Landing Blvd #1527 Punta Gorda, FL	2.0	2.0	1422	$2,800	$1.97	22d	1	0.76mi
14261 Heritage Landing Blvd #1615 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	22d	1	0.81mi
14251 Heritage Landing Blvd Unit 1713 Punta Gorda, FL	2.0	2.0	1366	$4,800	$3.51	14d	1	0.85mi
14251 Heritage Landing Blvd Unit 1723 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	22d	1	0.85mi
14224 Heritage Landing Blvd Unit 1 Punta Gorda, FL	2.0	2.0	1366	$4,500	$3.29	22d	1	0.88mi
25324 Lychee Ct Punta Gorda, FL	3.0	2.0	1224	$1,800	$1.47	22d	1	0.88mi
14184 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1366	$1,947	$1.43	22d	2	0.94mi
14221 Heritage Landing Blvd Unit 2014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	22d	1	1.00mi
14194 Heritage Landing Blvd #614 Punta Gorda, FL	2.0	2.0	1366	$1,995	$1.46	22d	1	1.01mi
14201 Heritage Landing Blvd #1312 Punta Gorda, FL	2.0	2.0	1154	$1,750	$1.52	22d	1	1.09mi
14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL	3.0	2.0	1301	$6,000	$4.61	22d	1	1.09mi
14191 Heritage Landing Blvd #1214 Punta Gorda, FL	2.0	2.0	1120	$1,585	$1.42	22d	1	1.14mi
14161 Heritage Landing Blvd #1118 Punta Gorda, FL	2.0	2.0	1407	$1,800	$1.28	22d	1	1.22mi
14271 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1355	$6,500	$4.80	22d	1	1.22mi
14141 Heritage Landing Blvd #922 Punta Gorda, FL	2.0	2.0	1154	$2,200	$1.91	22d	1	1.27mi
14141 Heritage Landing Blvd #935 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	22d	1	1.27mi
14121 Heritage Landing Blvd #743 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	22d	1	1.34mi
14091 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1157	$5,000	$4.32	22d	2	1.42mi
14091 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1194	$5,000	$4.19	22d	1	1.42mi
14081 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1176	$5,750	$4.89	22d	2	1.48mi

Listing history 4 events

1. 2026-06-18
   days on market $174,900 Active 9 DOM
2. 2026-06-17
   days on market $174,900 Active 8 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $174,900 Active 7 DOM

ⓘ 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: $2,776 · $231/mo
• Projected year-2 tax: $2,776 · $231/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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $28,940
• − Mortgage interest: −$9,797
• − Property taxes: −$2,776
• − Insurance: −$1,672
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − Depreciation: −$5,088
• Taxable income: $4,977
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $6,214/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
• City population: 68,831
• 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

+157.2% since first listed

4 events — show timeline

• 2026-06-10 Listed $174,900 FSBO.com
• 2011-03-30 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2011-03-14 Listed $52,900 Stellar MLS as Distributed by MLS Grid
• 1998-04-20 Sold (Public Records) $68,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,776 · +10.3% YoY. Source: county tax records.