16104 Quiche Ct · Burnt Store Marina, FL 33955

$338,900

3 bd · 2.0 ba · 1,846 sqft · Land public records · 119 Days on market

Built 2023 0.25 ac lot $18/mo HOA

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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 +9.4/10.0
• 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

Build your dream home in the highly sought after, deed restricted area of Burnt Store Village. This gorgeous location neighbors the Burnt Store Marina, offering a full service marina, boat slips, restaurants, fitness club, tennis courts, and an executive golf course with 27 holes. Just a short drive to the Historic Downtown Punta Gorda area, Punta Gorda airport, I-75 and all of your shopping/entertainment needs. City water/sewer.

Key facts

• California closets
• Large tile shower
• Smart home

Tags

• SMART HOME
• CALIFORNIA CLOSETS
• LARGE TILE SHOWER

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with $220 annual fee; Non-gated community

Exterior

• Parking: Attached garage with 2 spaces; Driveway (paved); Garage door opener; Two covered spaces
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-story home; Entry level: 1; Resale property; Faces west
• Construction: Shingle roof; Stucco and wood frame construction; Built on standard foundation; Solar panels
• Exterior features: Patio; Rectangular lot; Paved road frontage; East exposures

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Walk-in pantry; Electric cooktop; Range; Microwave; Dishwasher; Disposal; Icemaker; Freezer; Refrigerator; Refrigerator with ice maker
• Bedrooms: Primary bedroom on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Built-in features; Main level primary bedroom; Bedroom on main level; Dual sinks; Eat-in kitchen; Kitchen island; Pantry; Walk-in pantry; Walk-in closet(s); Shower only with separate shower; Home office; Split bedrooms; Smart home; Double-hung windows; Furnishing negotiable
• Laundry & utility: Washer and dryer included; Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $339k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $339k).
• Recommended offer: $308k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $4,892/mo this rent would consume 76% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $95k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 5 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 $37k; list at $339k implies a 821% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $308,399 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.44% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.88%
• DSCR: 1.88
• GRM: 5.8

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: 12.0%
• Equity multiple: 1.48×
• Total profit: $45,246
• Equity at exit: $50,531

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $168,495
• Equity at exit: $29,302

Cash invested: $94,892 (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: 5.8×

Monthly cashflow live

• Estimated rent: $4,892 high
• Mortgage (P&I): −$1,777
• Tax from tax record: −$357 /mo · $4,279/yr
• Insurance: −$141
• HOA: −$18
• Vacancy / Maint / Mgmt: −$1,027
• Net cashflow: $1,572

Break-even live

Break-even rent $2,903

Max offer price $338,900

Occupancy floor 63%

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: $84,725
• Closing costs: $10,167
• Reserves months: —
• Total cash needed: —

Rent comps 31 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	21d	1	0.34mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.34mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.36mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	13d	1	0.47mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.56mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.57mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	13d	1	0.61mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	21d	1	0.67mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	0.90mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	21d	1	1.01mi
14040 Heritage Landing Blvd #113 Punta Gorda, FL	2.0	2.0	1438	$6,500	$4.52	21d	1	1.13mi
14267 Heritage Landing Blvd #1222 Punta Gorda, FL	2.0	2.0	1569	$4,200	$2.68	21d	1	1.17mi
14271 Heritage Landing Blvd #1527 Punta Gorda, FL	2.0	2.0	1422	$2,800	$1.97	21d	1	1.23mi
14261 Heritage Landing Blvd #1615 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	1.27mi
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	21d	1	1.27mi
14251 Heritage Landing Blvd Unit 1723 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	1.30mi
14251 Heritage Landing Blvd Unit 1713 Punta Gorda, FL	2.0	2.0	1366	$4,800	$3.51	13d	1	1.30mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	1.32mi
14224 Heritage Landing Blvd #921 Punta Gorda, FL	2.0	2.0	1569	$3,400	$2.17	21d	1	1.32mi
14224 Heritage Landing Blvd Unit 1 Punta Gorda, FL	2.0	2.0	1366	$4,500	$3.29	21d	1	1.32mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	1.33mi
14241 Heritage Landing Blvd #1821 Punta Gorda, FL	2.0	2.0	1569	$6,000	$3.82	21d	1	1.35mi
14680 Sycamore Ct #3722 Punta Gorda, FL	3.0	2.0	2110	$4,000	$1.90	21d	1	1.36mi
14184 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1366	$1,947	$1.43	21d	2	1.37mi
14700 Cherry Blossom Way Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	21d	1	1.39mi
14231 Heritage Landing Blvd Unit 1928 Punta Gorda, FL	2.0	2.0	1596	$6,000	$3.76	21d	1	1.40mi
14185 Poppy Field Loop #5421 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	21d	1	1.42mi
14271 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1355	$6,500	$4.80	21d	1	1.43mi
14194 Heritage Landing Blvd #614 Punta Gorda, FL	2.0	2.0	1366	$1,995	$1.46	21d	1	1.43mi
14221 Heritage Landing Blvd Unit 2014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	1.43mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	21d	1	1.50mi

HOA detail

• Monthly dues: $18 · $216/yr
• Likely covers: watersewer

Listing history 32 events

1. 2026-06-18
   days on market $338,900 Active 119 DOM
2. 2026-06-17
   days on market $338,900 Active 118 DOM
3. 2026-06-16
   days on market $338,900 Active 117 DOM
4. 2026-06-15
   days on market $338,900 Active 116 DOM
5. 2026-06-14
   days on market $338,900 Active 114 DOM
6. 2026-06-13
   days on market $338,900 Active 113 DOM
7. 2026-06-10
   days on market $338,900 Active 111 DOM
8. 2026-06-09
   days on market $338,900 Active 110 DOM
9. 2026-06-08
   days on market $338,900 Active 109 DOM
10. 2026-06-07
    days on market $338,900 Active 108 DOM
11. 2026-06-05
    days on market $338,900 Active 105 DOM
12. 2026-06-03
    days on market $338,900 Active 104 DOM
13. 2026-06-02
    days on market $338,900 Active 103 DOM
14. 2026-06-01
    days on market $338,900 Active 102 DOM
15. 2026-05-31
    days on market $338,900 Active 101 DOM
16. 2026-05-30
    days on market $338,900 Active 100 DOM
17. 2026-01-22
    listed $338,900 Active
18. 2023-04-07
    status Pending
19. 2023-04-07
    historical
20. 2023-04-03
    price $336,865
21. 2023-02-22
    listed $334,865 Active
22. 2022-08-26
    soldstatus $36,800 Closed 433-char remark

    Show marketing remark (433 chars)

    Build your dream home in the highly sought after, deed restricted area of Burnt Store Village. This gorgeous location neighbors the Burnt Store Marina, offering a full service marina, boat slips, restaurants, fitness club, tennis courts, and an executive golf course with 27 holes. Just a short drive to the Historic Downtown Punta Gorda area, Punta Gorda airport, I-75 and all of your shopping/entertainment needs. City water/sewer.

23. 2022-08-26
    soldstatus $320,000

    Show marketing remark (433 chars)

    Build your dream home in the highly sought after, deed restricted area of Burnt Store Village. This gorgeous location neighbors the Burnt Store Marina, offering a full service marina, boat slips, restaurants, fitness club, tennis courts, and an executive golf course with 27 holes. Just a short drive to the Historic Downtown Punta Gorda area, Punta Gorda airport, I-75 and all of your shopping/entertainment needs. City water/sewer.

24. 2022-02-26
    status Pending 433-char remark

    Show marketing remark (433 chars)

    Build your dream home in the highly sought after, deed restricted area of Burnt Store Village. This gorgeous location neighbors the Burnt Store Marina, offering a full service marina, boat slips, restaurants, fitness club, tennis courts, and an executive golf course with 27 holes. Just a short drive to the Historic Downtown Punta Gorda area, Punta Gorda airport, I-75 and all of your shopping/entertainment needs. City water/sewer.

25. 2022-01-19
    listed $36,900 Active 433-char remark

    Show marketing remark (433 chars)

    Build your dream home in the highly sought after, deed restricted area of Burnt Store Village. This gorgeous location neighbors the Burnt Store Marina, offering a full service marina, boat slips, restaurants, fitness club, tennis courts, and an executive golf course with 27 holes. Just a short drive to the Historic Downtown Punta Gorda area, Punta Gorda airport, I-75 and all of your shopping/entertainment needs. City water/sewer.

26. 2021-06-17
    soldstatus $18,000
27. 2021-03-25
    soldstatus $9,000
28. 2006-09-20
    listed $74,500
29. 2005-08-20
    listed $89,000
30. 1996-02-02
    soldstatus $8,000
31. 1988-11-01
    soldstatus $3,244,900
32. 1985-10-01
    soldstatus $15,446,900

ⓘ 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: $4,279 · $357/mo
• Projected year-2 tax: $4,279 · $357/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 4/10 Moderate FEMA zone D · 13% 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: $58,708
• − Mortgage interest: −$18,984
• − Property taxes: −$4,279
• − Insurance: −$1,694
• − Repairs & maintenance: −$4,697
• − Management: −$4,697
• − HOA: −$216
• − Depreciation: −$9,859
• Taxable income: $14,283
• Est. tax owed @ 24.0%: −$3,428
• After-tax cash flow: $15,435/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

-97.8% since first listed

16 events — show timeline

• 2026-01-22 Listed $338,900 FORTMLS
• 2023-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-04-03 Price Changed $336,865 Stellar MLS as Distributed by MLS Grid
• 2023-02-22 Listed $334,865 Stellar MLS as Distributed by MLS Grid
• 2022-08-26 Sold (Public Records) $320,000 Public Records
• 2022-08-26 Sold (MLS) $36,800 Stellar MLS as Distributed by MLS Grid
• 2022-02-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-19 Listed $36,900 Stellar MLS as Distributed by MLS Grid
• 2021-06-17 Sold (Public Records) $18,000 Public Records
• 2021-03-25 Sold (Public Records) $9,000 Public Records
• 2006-09-20 Listed $74,500 Stellar MLS as Distributed by MLS Grid
• 2005-08-20 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 1996-02-02 Sold (Public Records) $8,000 Public Records
• 1988-11-01 Sold (Public Records) $3,244,900 Public Records
• 1985-10-01 Sold (Public Records) $15,446,900 Public Records

Property tax history

+22.3%/yr

Latest (2025): $4,279 · -5.7% YoY. Source: county tax records.