24102 Santa Inez Rd · Burnt Store Marina, FL 33955

$550,000

3 bd · 2.0 ba · 2,392 sqft · SingleFamily public records · 7 Days on market

Built 1989 9,600 sqft lot Est $603k · 9% under $43/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +16.5/30.0
• ARV discount +11.4/15.0
• DSCR +5.1/10.0
• Schools +4.6/10.0
• 1% rule +4.1/10.0
• 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

GORGEOUS LAKE FRONT CUSTOM BUILT HOME with nearly 2400 square feet complete with a HEATED POOL in Burnt Store Lakes of Punta Gorda!! Enjoy the Florida breezes while taking in the sunrise from your HUGE covered 30x11 pool deck overlooking over the picturesque lake! This CUSTOM BUILT beauty showcases vaulted ceilings, ample closet space throughout plus large walk-in closets in all bedrooms, an oversized inside laundry room complete with utility sink and cabinetry, an oversized garage with bump-out workshop space, a gorgeous gas brick fireplace in the family room PLUS a large 30x17 living room. .. which could be used as a formal dining room too!! The kitchen boasts granite counters, 2 breakfast bars, closet pantry, matching Samsung stainless appliances, planter shelves, eat in space with breathtaking lake and pool views and did we mention the 2 skylights to bring that natural light in!! You'll love the French doors in the guest bedroom, master bedroom and living room that open up to the pool deck! PLUS, there is even a POOL BATHROOM!! The large master suite features 2 large walk-in closets, recessed lighting, French doors to the pool, and an en-suite bathroom with dual sinks plus vanity seating area!! The pool was recently resurfaced with beautiful Pebble-tech in October of 2020!!! This home has lush, mature tropical landscaping all around complete with concrete curbing. Irrigate your lawn from the lake!! Any fisherman will be thrilled with the fishing here too with the 11 lakes around Burnt Store Lakes--current homeowner boasts of catching bass by the dozens, snook and even tarpon too!! Electric motor boats and kayaks are permitted! On city sewer and city water!! AC replaced in 2014!! Beautiful Burnt Store Lakes Community is a Deed Restricted Community across from Burnt Store Marina, that is a 1st class Yachting Resort sporting 525 in-water slips along with 300 dry docks and makes it the largest full-service Deep-water Marina on the Florida Gulf Coast! There is an Executive 27 Hole Golf Course plus on site Restaurants. This incredible custom built home will not last in this hot market-schedule your showing TODAY!!!

Key facts

• Gas fireplace
• Granite countertops
• Lakefront views

Tags

• LAKEFRONT VIEWS
• SPLIT-BEDROOM FLOOR PLAN
• GAS FIREPLACE
• GRANITE COUNTERTOPS
• BREAKFAST BAR SEATING
• EXPANSIVE SCREENED LANAI

Property features AI

Finance

• Other: Homestead exempt; Zoned RSF3.5
• Financial info: No lease restrictions indicated
• HOA & community: Burnt Store Lakes POA with annual fee ($518/year, approx. $43.17/month); Association fee required; Deed restrictions; Park; No Truck/RV/Motorcycle parking; Pets allowed

Exterior

• Parking: Attached 2-car garage (21 x 20); Driveway; Garage door opener; Guest parking
• Security: Hurricane shutters
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One-story; Faces southwest; Residential property
• Construction: Block and stucco construction; Metal roof; Slab foundation; Built as a single-family residence
• Exterior features: Enclosed, screened rear porch; French doors; Hurricane shutters; Exterior lighting; Private mailbox; Private maintained paved road; Near marina; Mature landscaping; On lakefront with 80 feet of lake frontage

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Solid wood cabinets; Split bedroom layout; Stone counters; Walk-in closets; Skylights; Shutters; Storm windows; Gas fireplace in family room
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $532k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $501k (8.8% below list).
• Recommended offer: $501k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 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); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: 1481 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5,014/mo this rent would consume 78% 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 $4k of loan paydown is wiped out by about $16k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 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 $380k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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; moderate wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $501,356 (8.8% 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'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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $602,784
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17320 Comingo Ln	0.13mi	4/3.0 (+1)	2,351 (-2%)	13mo	$460,000	$196	72
17122 Barcrest Ln	0.42mi	3/3.0	2,462 (+3%)	8mo	$795,000	$323	64
17261 Naiad Ct	0.46mi	4/3.0 (+1)	2,351 (-2%)	4mo	$373,000	$159	64
24378 Peppercorn Rd	0.58mi	3/2.0	2,305 (-4%)	9mo	$650,000	$282	59
17199 Anthem Ln	0.30mi	3/3.0	2,259 (-6%)	16mo	$750,000	$332	59
17013 Alpenhorn Ct	0.56mi	4/3.0 (+1)	2,351 (-2%)	5mo	$375,000	$160	58
24276 Santa Inez Rd	0.32mi	3/2.5	2,604 (+9%)	20mo	$655,000	$252	52
17458 Medillin Ct	0.31mi	3/2.0	2,175 (-9%)	23mo	$433,400	$199	52
24228 Peppercorn Rd	0.34mi	3/2.0	2,099 (-12%)	20mo	$465,000	$222	47
1040 Matecumbe Key Rd	0.56mi	4/3.5 (+1)	2,359 (-1%)	17mo	$1,030,000	$437	47

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-95,232
• Equity at exit: $82,007

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-90,140
• Equity at exit: $47,554

Cash invested: $154,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $5,014 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$477 /mo · $5,728/yr
• Insurance: −$229
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$43
• Vacancy / Maint / Mgmt: −$1,053
• Net cashflow: $-100

Break-even live

Break-even rent $5,140

Max offer price $532,405

Occupancy floor 97%

Sensitivity live

Price	-10% $212	-5% $56	+0% $-100	+5% $-255	+10% $-411
Rent	-10% $-496	-5% $-298	+0% $-100	+5% $98	+10% $296
Rate	-1.0pp $177	-0.5pp $40	base $-100	+0.5pp $-242	+1.0pp $-387

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.39mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	21d	1	0.58mi
17849 Hibiscus Cove Ct #1 Punta Gorda, FL	3.0	2.0	1937	$6,250	$3.23	24d	1	0.73mi
24417 Baltic Ave #1102 Punta Gorda, FL	2.0	2.0	1788	$5,250	$2.94	24d	1	0.81mi
3471 Sunset Key Cir #102 Punta Gorda, FL	3.0	2.0	1991	$5,750	$2.89	24d	1	1.03mi
3304 Sunset Key Cir Unit D Punta Gorda, FL	3.0	2.0	2255	$5,750	$2.55	24d	1	1.11mi
1010 Islamorada Blvd Punta Gorda, FL	3.0	2.0	1592	$4,700	$2.95	24d	1	1.12mi
3313 Sunset Key Cir Punta Gorda, FL	3.0	2.0–3.0	2089	$6,750	$3.23	24d	4	1.13mi
3313 Sunset Key Cir Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	2099	$2,750	$1.31	24d	1	1.13mi
3001 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1734	$5,500	$3.17	24d	1	1.20mi
2091 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1640	$5,200	$3.17	24d	1	1.20mi
3270 Southshore Dr Unit 72B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	24d	1	1.25mi
3250 Southshore Dr Unit 54B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	24d	1	1.26mi
3280 Southshore Dr Unit 87A Punta Gorda, FL	3.0	2.0	2069	$4,000	$1.93	24d	1	1.29mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	21d	1	1.32mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	1.38mi

HOA detail

• Monthly dues: $43 · $516/yr
• Likely covers: watersewergaselectriclandscapingpool

Listing history 7 events

1. 2026-06-18
   days on market $550,000 Active 7 DOM
2. 2026-06-17
   days on market $550,000 Active 6 DOM
3. 2026-06-16
   days on market $550,000 Active 5 DOM
4. 2026-06-15
   days on market $550,000 Active 4 DOM
5. 2026-06-14
   days on market $550,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $550,000 Active 1 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: $5,728 · $477/mo
• Projected year-2 tax: $5,728 · $477/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $60,163
• − Mortgage interest: −$30,809
• − Property taxes: −$5,728
• − Insurance: −$7,868
• − Repairs & maintenance: −$4,813
• − Management: −$4,813
• − HOA: −$516
• − Depreciation: −$16,000
• Taxable loss: −$10,385
• Est. tax savings @ 24.0%: +$2,492
• After-tax cash flow: $1,297/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

+24.2% since first listed

22 events — show timeline

• 2026-06-11 Listed $550,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-26 Sold (Public Records) $380,000 Public Records
• 2021-02-26 Sold (MLS) $380,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-12-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-12-23 Listed $385,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-09 Price Changed $218,900 FORTMLS
• 2014-12-09 Sold (MLS) $218,000 FORTMLS
• 2014-10-07 Listed $218,000 FORTMLS
• 2014-09-29 Listing Removed — FORTMLS
• 2014-09-09 Listed $229,900 FORTMLS
• 2014-08-29 Listing Removed — FORTMLS
• 2014-08-06 Listed $249,900 FORTMLS
• 2014-07-29 Listing Removed — FORTMLS
• 2014-04-02 Listed $256,900 FORTMLS
• 2013-06-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-11-19 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-28 Sold (Public Records) $360,000 Public Records
• 2006-08-25 Sold (MLS) $360,000 Stellar MLS as Distributed by MLS Grid
• 2006-01-26 Listed $385,000 Stellar MLS as Distributed by MLS Grid
• 2005-10-26 Listed $443,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $5,728 · +2.5% YoY. Source: county tax records.