17288 Acapulco Rd #421 · Burnt Store Marina, FL 33955

$245,000

3 bd · 2.0 ba · 1,644 sqft · Condo public records · 88 Days on market

Built 2008 $650/mo HOA · 14% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 17288 Acapulco Rd, a beautifully updated second-floor condo in the highly desirable Burnt Store Lakes community of Punta Gorda. Offering nearly 1,700 square feet of thoughtfully designed living space, this 3-bedroom, 2-bath residence combines comfort, style, and a relaxed Florida lifestyle. Step inside to discover tile flooring throughout and elegant plantation shutters in every room, creating a clean and cohesive look. The spacious living area opens to a screened second-floor balcony, where you can unwind and enjoy peaceful views. This inviting outdoor space is also accessible from the private owner’s suite, which features a generous walk-in closet and an updated en-suite bath with a large walk-in shower. The split-bedroom floor plan ensures privacy, with two oversized guest bedrooms showcasing volume ceilings. At the heart of the home, the well-appointed kitchen boasts granite countertops, ample cabinetry, and a convenient breakfast bar that flows seamlessly into the dining area—perfect for both everyday living and entertaining. A centrally located interior laundry room and abundant storage add to the home’s practicality. This maintenance-free condo is part of an HOA that includes a community pool just steps from your door, making it easy to enjoy sunny Florida days. Burnt Store Lakes offers a unique lifestyle with 11 scenic lakes where residents can fish, along with a community park featuring pavilions, a playground, and a canoe/kayak launch. Just minutes away, Burnt Store Marina provides access to golf, boating, fitness facilities, and waterfront dining. A short drive brings you to vibrant downtown Punta Gorda, where you can explore Laishley Park with its fishing pier and walking paths, or enjoy Gilchrist Park with tennis and pickleball courts. Don’t miss the charm of Fishermen’s Village, home to unique boutiques, waterfront restaurants, and the nearby Military Heritage Museum. Whether you're looking for a full-time residence or a seasonal retreat, this home offers the perfect blend of convenience, amenities, and coastal living.

Key facts

• Second floor condo
• Community pool
• 11 scenic lakes

Tags

• SECOND FLOOR CONDO
• SCREENED BALCONY
• WALK IN CLOSET
• UPDATED EN SUITE BATH
• COMMUNITY POOL
• 11 SCENIC LAKES

Property features AI

Finance

• Other: Directions: North or South on Burnt Store Road, turn at Peppercorn Rd. Proceed to Acapulco Rd and make left. Enter project; unit is in the 4th building.; Living area reported as 1,644 (public records)
• Financial info: Lease restrictions apply
• HOA & community: HOA required (Association: Jordan Fitzpatrick, CAM); Monthly condo fee: $650 (annual total $7,800); Association amenities include pool; Association fees cover common area taxes, pool, escrow reserves, fidelity bond, insurance, structure and grounds maintenance, management, sewer and water; Association approval required; Community features: association-owned recreation, deed restrictions, golf carts allowed, park, playground; Pets allowed with breed restrictions

Exterior

• Parking: Attached garage (1 space); Guest parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water connected
• Home design: Residential condominium; One story; West-facing
• Construction: Block and stucco construction; Tile roof; Slab foundation; Building: BLD D
• Exterior features: Screened patio/porch; Balcony; Trees and landscaped grounds; Access to a creek; Private boat ramp

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Solid surface counters; Water filtration system
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Open floorplan; Solid surface countertops; Split bedroom layout; Walk-in closets; Great room; Inside utility
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $245k).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $4,485/mo this rent would consume 70% 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 $2k of loan paydown is wiped out by about $7k 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 $69k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.83% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.58%
• DSCR: 1.92
• GRM: 4.6

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $8,793
• Equity at exit: $36,530

10-year hold

• IRR: 13.1%
• Equity multiple: 2.05×
• Total profit: $72,164
• Equity at exit: $21,183

Cash invested: $68,600 (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: 4.6×

Monthly cashflow live

• Estimated rent: $4,485 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$330 /mo · $3,959/yr
• Insurance: −$102
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$650
• Vacancy / Maint / Mgmt: −$942
• Net cashflow: $750

Break-even live

Break-even rent $3,536

Max offer price $245,000

Occupancy floor 78%

Sensitivity live

Price	-10% $888	-5% $819	+0% $750	+5% $680	+10% $611
Rent	-10% $395	-5% $573	+0% $750	+5% $927	+10% $1,104
Rate	-1.0pp $873	-0.5pp $812	base $750	+0.5pp $686	+1.0pp $622

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	14d	1	0.58mi
17849 Hibiscus Cove Ct #1 Punta Gorda, FL	3.0	2.0	1937	$6,250	$3.23	24d	1	0.70mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	22d	1	0.76mi
3255 Sugarloaf Key Rd Unit 31B Punta Gorda, FL	2.0	2.0	1516	$3,000	$1.98	16d	1	0.84mi
2060 Matecumbe Key Rd Punta Gorda, FL	2.0–3.0	2.0	1271	$5,400	$4.25	24d	3	0.85mi
3020 Matecumbe Key Rd #103 Punta Gorda, FL	2.0	2.0	1148	$5,200	$4.53	24d	1	0.95mi
24417 Baltic Ave #1102 Punta Gorda, FL	2.0	2.0	1788	$5,250	$2.94	24d	1	0.96mi
5050 Marianne Key Rd Unit 1B Punta Gorda, FL	2.0	2.0	1347	$4,500	$3.34	16d	1	0.97mi
3471 Sunset Key Cir #102 Punta Gorda, FL	3.0	2.0	1991	$5,750	$2.89	24d	1	0.99mi
4005 Big Pass Ln Punta Gorda, FL	2.0	2.0	1423	$5,500	$3.87	16d	1	1.01mi
1610 Islamorada Blvd Unit 64A Punta Gorda, FL	2.0	2.0	1516	$2,000	$1.32	24d	1	1.01mi
3313 Sunset Key Cir Punta Gorda, FL	3.0	2.0–3.0	2089	$6,750	$3.23	24d	4	1.07mi
3313 Sunset Key Cir Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	2099	$2,750	$1.31	24d	1	1.07mi
5 Pirates Ln Unit 54B Punta Gorda, FL	2.0	2.0	1516	$4,600	$3.03	24d	1	1.10mi
1001 Islamorada Blvd Unit 12A Punta Gorda, FL	2.0	2.0	1365	$1,600	$1.17	16d	1	1.14mi
3270 Southshore Dr Unit 72B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	24d	1	1.17mi
1010 Islamorada Blvd Punta Gorda, FL	3.0	2.0	1592	$4,700	$2.95	24d	1	1.19mi
17947 Courtside Landings Cir Punta Gorda, FL	3.0	2.0	1338	$5,500	$4.11	24d	1	1.19mi
3250 Southshore Dr Unit 54B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	24d	1	1.20mi
3280 Southshore Dr Unit 87A Punta Gorda, FL	3.0	2.0	2069	$4,000	$1.93	24d	1	1.21mi
3170 Matecumbe Key Rd #134 Punta Gorda, FL	2.0	2.0	1188	$1,899	$1.60	24d	1	1.23mi
3191 Matecumbe Key Rd #206 Punta Gorda, FL	2.0	2.0	1102	$4,400	$3.99	24d	1	1.32mi
3001 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1734	$5,500	$3.17	24d	1	1.33mi
2091 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1640	$5,200	$3.17	24d	1	1.33mi
3181 Matecumbe Key Rd Punta Gorda, FL	2.0	2.0	1254	$2,450	$1.95	24d	2	1.35mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	22d	1	1.48mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $245,000 Active 88 DOM
2. 2026-06-17
   days on market $245,000 Active 87 DOM
3. 2026-06-16
   days on market $245,000 Active 86 DOM
4. 2026-06-15
   days on market $245,000 Active 85 DOM
5. 2026-06-14
   days on market $245,000 Active 83 DOM
6. 2026-06-13
   days on market $245,000 Active 82 DOM
7. 2026-06-10
   days on market $245,000 Active 80 DOM
8. 2026-06-09
   days on market $245,000 Active 79 DOM
9. 2026-06-08
   days on market $245,000 Active 78 DOM
10. 2026-06-07
    days on market $245,000 Active 77 DOM
11. 2026-06-05
    days on market $245,000 Active 74 DOM
12. 2026-06-03
    days on market $245,000 Active 73 DOM
13. 2026-06-02
    days on market $245,000 Active 72 DOM
14. 2026-06-01
    days on market $245,000 Active 71 DOM
15. 2026-05-31
    days on market $245,000 Active 70 DOM
16. 2026-05-30
    days on market $245,000 Active 69 DOM
17. 2026-03-22
    listed $245,000 Active
18. 2026-03-19
    listed $245,000 Active 2109-char remark

    Show marketing remark (2109 chars)

    Welcome to 17288 Acapulco Rd, a beautifully updated second-floor condo in the highly desirable Burnt Store Lakes community of Punta Gorda. Offering nearly 1,700 square feet of thoughtfully designed living space, this 3-bedroom, 2-bath residence combines comfort, style, and a relaxed Florida lifestyle. Step inside to discover tile flooring throughout and elegant plantation shutters in every room, creating a clean and cohesive look. The spacious living area opens to a screened second-floor balcony, where you can unwind and enjoy peaceful views. This inviting outdoor space is also accessible from the private owner’s suite, which features a generous walk-in closet and an updated en-suite bath with a large walk-in shower. The split-bedroom floor plan ensures privacy, with two oversized guest bedrooms showcasing volume ceilings. At the heart of the home, the well-appointed kitchen boasts granite countertops, ample cabinetry, and a convenient breakfast bar that flows seamlessly into the dining area—perfect for both everyday living and entertaining. A centrally located interior laundry room and abundant storage add to the home’s practicality. This maintenance-free condo is part of an HOA that includes a community pool just steps from your door, making it easy to enjoy sunny Florida days. Burnt Store Lakes offers a unique lifestyle with 11 scenic lakes where residents can fish, along with a community park featuring pavilions, a playground, and a canoe/kayak launch. Just minutes away, Burnt Store Marina provides access to golf, boating, fitness facilities, and waterfront dining. A short drive brings you to vibrant downtown Punta Gorda, where you can explore Laishley Park with its fishing pier and walking paths, or enjoy Gilchrist Park with tennis and pickleball courts. Don’t miss the charm of Fishermen’s Village, home to unique boutiques, waterfront restaurants, and the nearby Military Heritage Museum. Whether you're looking for a full-time residence or a seasonal retreat, this home offers the perfect blend of convenience, amenities, and coastal living.

19. 2024-03-27
    historical
20. 2024-03-08
    listed $308,999 Active
21. 2024-03-04
    listed $308,999 Active
22. 2022-04-01
    soldstatus $294,500
23. 2022-03-30
    soldstatus $294,500 Closed
24. 2022-02-27
    historical
25. 2022-02-22
    listed $294,500
26. 2019-04-17
    soldstatus $169,000
27. 2019-04-11
    soldstatus $169,000 Sold
28. 2019-02-27
    status Pending
29. 2019-02-10
    price $169,500
30. 2019-01-30
    listed $175,000 Active
31. 2012-01-06
    soldstatus $2,492,200

ⓘ 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: $3,959 · $330/mo
• Projected year-2 tax: $3,959 · $330/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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,819
• − Mortgage interest: −$13,724
• − Property taxes: −$3,959
• − Insurance: −$6,344
• − Repairs & maintenance: −$4,306
• − Management: −$4,306
• − HOA: −$7,800
• − Depreciation: −$7,127
• Taxable income: $6,254
• Est. tax owed @ 24.0%: −$1,501
• After-tax cash flow: $7,496/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

-90.2% since first listed

15 events — show timeline

• 2026-03-22 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $245,000 FORTMLS
• 2024-03-27 Listing Removed — FORTMLS
• 2024-03-08 Listed $308,999 FORTMLS
• 2024-03-04 Listed $308,999 Stellar MLS as Distributed by MLS Grid
• 2022-04-01 Sold (Public Records) $294,500 Public Records
• 2022-03-30 Sold (MLS) $294,500 Stellar MLS as Distributed by MLS Grid
• 2022-02-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-02-22 Listed $294,500 Stellar MLS as Distributed by MLS Grid
• 2019-04-17 Sold (Public Records) $169,000 Public Records
• 2019-04-11 Sold (MLS) $169,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-02-10 Price Changed $169,500 Stellar MLS as Distributed by MLS Grid
• 2019-01-30 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2012-01-06 Sold (Public Records) $2,492,200 Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,959 · -11.7% YoY. Source: county tax records.