10101 Burnt Store Rd · Punta Gorda, FL 33950

$66,000

2 bd · 14.0 ba · 7,627 sqft · Other public records · 37 Days on market

Built 1961

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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 +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

On Alligator Creek Florida Living just waiting for you in this 55+ Community with Clubhouse, community pool, bingo and many more activities. Buyer must purchase 5 shares at $1000 each; buyer has the right to buy up to 11 extra shares at same price. Parkhill Estates can be your winter getaway or live year round. Dock space may be rented as available check with Park Management.

Key facts

• Corporate docks
• Storage area
• Open concept home

Tags

• OPEN CONCEPT HOME
• HEATED POOL
• CORPORATE DOCKS
• STORAGE AREA

What this means for you Summary

Snapshot

• This is a 2-bed/14.0-bath other listed at $66k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.1% vs local median 2.8% in Punta Gorda — 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 76/100 on livability (#225 in FL, #3,567 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, health & safety A+; Watch: cost of living D+, amenities D-, 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.
• Market conditions: Rents soft (-0.1%/yr); 999 active listings in the ZIP; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $456 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y ago; this cycle's ask has dropped $9k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,020 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.72% ✓
• Cap rate: 22.11%
• Cash-on-cash: 56.48%
• DSCR: 3.51
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.68×
• Total profit: $12,626
• Equity at exit: $9,841

10-year hold

• IRR: 22.8%
• Equity multiple: 2.54×
• Total profit: $28,438
• Equity at exit: $5,706

Cash invested: $18,480 (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 33950

• Home prices YoY: -29.9%
• Rents YoY: -0.1%
• Active inventory: 999
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$173 /mo · $2,078/yr
• Insurance: −$28
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $443

Break-even live

Break-even rent $1,232

Max offer price $66,000

Occupancy floor 70%

Sensitivity live

Price	-10% $481	-5% $462	+0% $443	+5% $425	+10% $406
Rent	-10% $302	-5% $372	+0% $443	+5% $514	+10% $585
Rate	-1.0pp $476	-0.5pp $460	base $443	+0.5pp $426	+1.0pp $409

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $66,000 Active 37 DOM
2. 2026-06-17
   days on market $66,000 Active 36 DOM
3. 2026-06-16
   pricedays on market $66,000 Active 35 DOM
4. 2026-06-15
   days on market $74,900 Active 34 DOM
5. 2026-06-14
   days on market $74,900 Active 32 DOM
6. 2026-06-13
   days on market $74,900 Active 31 DOM
7. 2026-06-10
   days on market $74,900 Active 29 DOM
8. 2026-06-09
   days on market $74,900 Active 28 DOM
9. 2026-06-08
   days on market $74,900 Active 27 DOM
10. 2026-06-05
    days on market $74,900 Active 23 DOM
11. 2026-06-02
    days on market $74,900 Active 21 DOM
12. 2026-06-01
    days on market $74,900 Active 20 DOM
13. 2026-05-31
    days on market $74,900 Active 19 DOM
14. 2026-05-30
    days on market $74,900 Active 18 DOM
15. 2026-05-12
    listed $74,900 Active
16. 2008-04-18
    soldstatus $54,000 378-char remark

    Show marketing remark (378 chars)

    On Alligator Creek Florida Living just waiting for you in this 55+ Community with Clubhouse, community pool, bingo and many more activities. Buyer must purchase 5 shares at $1000 each; buyer has the right to buy up to 11 extra shares at same price. Parkhill Estates can be your winter getaway or live year round. Dock space may be rented as available check with Park Management.

17. 2008-04-10
    historical
18. 2007-10-04
    listed $96,900
19. 2007-07-01
    listed $59,000 378-char remark

    Show marketing remark (378 chars)

    On Alligator Creek Florida Living just waiting for you in this 55+ Community with Clubhouse, community pool, bingo and many more activities. Buyer must purchase 5 shares at $1000 each; buyer has the right to buy up to 11 extra shares at same price. Parkhill Estates can be your winter getaway or live year round. Dock space may be rented as available check with Park Management.

20. 2007-07-01
    listed $42,900

    Show marketing remark (378 chars)

    On Alligator Creek Florida Living just waiting for you in this 55+ Community with Clubhouse, community pool, bingo and many more activities. Buyer must purchase 5 shares at $1000 each; buyer has the right to buy up to 11 extra shares at same price. Parkhill Estates can be your winter getaway or live year round. Dock space may be rented as available check with Park Management.

21. 2006-12-13
    listed $79,900
22. 2006-06-26
    historical
23. 2006-02-07
    soldstatus $39,900
24. 2005-12-20
    listed $42,000
25. 2005-12-02
    listed $129,900
26. 2005-06-08
    listed $200,000
27. 2005-02-05
    listed $79,900
28. 2004-10-08
    historical
29. 2004-04-14
    listed $34,900

ⓘ 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: $2,078 · $173/mo
• Projected year-2 tax: $2,078 · $173/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 · 29 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: $21,517
• − Mortgage interest: −$3,697
• − Property taxes: −$2,078
• − Insurance: −$5,448
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$1,920
• Taxable income: $4,931
• Est. tax owed @ 24.0%: −$1,183
• After-tax cash flow: $4,135/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 — Punta Gorda

• Score: 76/100
• State rank: #225
• US rank: #3567

Category grades

Amenities D- Commute F Cost of living D+ Crime A+ Employment B- Housing B Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Punta Gorda, FL
• County: Charlotte County · 196,994 people
• City population: 68,831
• Metro: Punta Gorda, FL
• Population (ZIP): 24,955
• Household income: $76,369
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 608.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 5% Romanian 4% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -111.73%
• Current HPI: 261.6573
• Rent YoY: ▼ -0.06%
• 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

+114.6% since first listed

15 events — show timeline

• 2026-05-12 Listed $74,900 FSBO.com
• 2008-04-18 Sold (MLS) $54,000 Stellar MLS as Distributed by MLS Grid
• 2008-04-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-10-04 Listed $96,900 Stellar MLS as Distributed by MLS Grid
• 2007-07-01 Listed $42,900 Stellar MLS as Distributed by MLS Grid
• 2007-07-01 Listed $59,000 Stellar MLS as Distributed by MLS Grid
• 2006-12-13 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2006-06-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-02-07 Sold (MLS) $39,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-20 Listed $42,000 Stellar MLS as Distributed by MLS Grid
• 2005-12-02 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-08 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2005-02-05 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2004-10-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-04-14 Listed $34,900 Stellar MLS as Distributed by MLS Grid