16196 Branco Dr · Burnt Store Marina, FL 33955

$387,000

4 bd · 2.0 ba · 2,031 sqft · Land · 102 Days on market

Built 2026 10,454 sqft lot $21/mo HOA · 1% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Relaxed, affordable Burnt Store Village lot at the end of a Cul-de-sac, no homes behind it, just pasture. Buy your lot now or for the future! Burnt Store Village is a great location, just 10 minutes from Punta Gorda and about a 15 minute commute to Cape Coral. Located nearby is also the fun hangout area of Burnt Store Marina. The Property Owners Association annual fee drops to $150 per year once it has a structure on it and grass cutting is no longer the responsibility of the POA.

Key facts

• Open-concept design
• Tile roof
• New construction

Tags

• NEW CONSTRUCTION
• TILE FLOORING
• TILE ROOF
• OPEN-CONCEPT DESIGN
• IMPACT WINDOWS
• PRIVATE CUL-DE-SAC

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with annual fee of $250; Association management included; Association amenities include basketball court; Community is non-gated with street lights

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener; 2 covered spaces
• Security: Security/high impact doors; Smoke detector(s)
• Utilities: Public sewer; Assessment-paid water; Cable not available
• Home design: Single-story; New construction; Entry level: 1; Faces south; North exposure noted
• Construction: Built with block, concrete and stucco; Tile roof; Foundation details not provided
• Exterior features: Open porch; Sprinkler/irrigation system (municipal source); Sprinklers automatic; Security/high impact doors; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Bathtub; Separate shower; Pantry; Separate/formal dining room; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry tub; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $387k.

Deal economics

• At list price, monthly cash flow is $-584 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (30.9% below list).
• Recommended offer: $267k (30.9% below list) — sets the bar for 1% rule.

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); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: 1490 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 42% 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 $3k of loan paydown is wiped out by about $12k 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

• It's been on market 102 days — a 9% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $33k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $387k implies a 1038% 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; severe 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 $267,271 (30.9% 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. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.47%
• DSCR: 0.71
• GRM: 12.1

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: -27.4%
• Equity multiple: 0.08×
• Total profit: $-99,855
• Equity at exit: $57,703

10-year hold

• IRR: -25.6%
• Equity multiple: -0.24×
• Total profit: $-134,632
• Equity at exit: $33,461

Cash invested: $108,360 (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: 1490
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,673 high
• Mortgage (P&I): −$2,029
• Tax est. 1.5%: −$484 /mo · $5,805/yr
• Insurance: −$161
• HOA: −$21
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-584

Break-even live

Break-even rent $3,412

Max offer price $302,490

Occupancy floor —

Sensitivity live

Price	-10% $-317	-5% $-450	+0% $-584	+5% $-718	+10% $-851
Rent	-10% $-795	-5% $-690	+0% $-584	+5% $-478	+10% $-373
Rate	-1.0pp $-389	-0.5pp $-486	base $-584	+0.5pp $-684	+1.0pp $-786

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: $96,750
• Closing costs: $11,610
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	15d	1	0.22mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	15d	1	0.35mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	23d	1	0.55mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	23d	1	0.59mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	23d	1	0.60mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	23d	1	0.71mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	23d	1	0.88mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	23d	1	0.89mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	23d	1	1.18mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	23d	1	1.29mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 33 events

1. 2026-05-13
   status Pending
2. 2026-04-17
   price $387,000
3. 2026-03-23
   price $389,000
4. 2026-02-20
   price $395,000
5. 2026-01-30
   listed $419,900 Active
6. 2024-09-06
   soldstatus $34,000 Closed 492-char remark

   Show marketing remark (506 chars)

   Relaxed, affordable Burnt Store Village lot at the end of a Cul-de-sac, no homes behind it, just pasture. Buy your lot now or for the future! Burnt Store Village is a great location, just 10 minutes from Punta Gorda and about a 15 minute commute to Cape Coral. Located nearby is also the fun hangout area of Burnt Store Marina. The Property Owners Association annual fee drops to $150 per year once it has a structure on it and grass cutting is no longer the responsibility of the POA. Rentals are allowed!

7. 2024-09-06
   soldstatus $34,000 Closed 506-char remark

   Show marketing remark (506 chars)

   Relaxed, affordable Burnt Store Village lot at the end of a Cul-de-sac, no homes behind it, just pasture. Buy your lot now or for the future! Burnt Store Village is a great location, just 10 minutes from Punta Gorda and about a 15 minute commute to Cape Coral. Located nearby is also the fun hangout area of Burnt Store Marina. The Property Owners Association annual fee drops to $150 per year once it has a structure on it and grass cutting is no longer the responsibility of the POA. Rentals are allowed!

8. 2024-09-06
   soldstatus $34,000

   Show marketing remark (506 chars)

   Relaxed, affordable Burnt Store Village lot at the end of a Cul-de-sac, no homes behind it, just pasture. Buy your lot now or for the future! Burnt Store Village is a great location, just 10 minutes from Punta Gorda and about a 15 minute commute to Cape Coral. Located nearby is also the fun hangout area of Burnt Store Marina. The Property Owners Association annual fee drops to $150 per year once it has a structure on it and grass cutting is no longer the responsibility of the POA. Rentals are allowed!

9. 2024-08-20
   status Pending 506-char remark

   Show marketing remark (506 chars)

   Relaxed, affordable Burnt Store Village lot at the end of a Cul-de-sac, no homes behind it, just pasture. Buy your lot now or for the future! Burnt Store Village is a great location, just 10 minutes from Punta Gorda and about a 15 minute commute to Cape Coral. Located nearby is also the fun hangout area of Burnt Store Marina. The Property Owners Association annual fee drops to $150 per year once it has a structure on it and grass cutting is no longer the responsibility of the POA. Rentals are allowed!

10. 2024-08-09
    status Pending 492-char remark

    Show marketing remark (492 chars)

    Relaxed, affordable Burnt Store Village lot at the end of a Cul-de-sac, no homes behind it, just pasture. Buy your lot now or for the future! Burnt Store Village is a great location, just 10 minutes from Punta Gorda and about a 15 minute commute to Cape Coral. Located nearby is also the fun hangout area of Burnt Store Marina. The Property Owners Association annual fee drops to $150 per year once it has a structure on it and grass cutting is no longer the responsibility of the POA.

11. 2024-07-29
    listed $35,500 Active 492-char remark

    Show marketing remark (506 chars)

    Relaxed, affordable Burnt Store Village lot at the end of a Cul-de-sac, no homes behind it, just pasture. Buy your lot now or for the future! Burnt Store Village is a great location, just 10 minutes from Punta Gorda and about a 15 minute commute to Cape Coral. Located nearby is also the fun hangout area of Burnt Store Marina. The Property Owners Association annual fee drops to $150 per year once it has a structure on it and grass cutting is no longer the responsibility of the POA. Rentals are allowed!

12. 2024-07-29
    listed $35,500 Active 506-char remark

    Show marketing remark (506 chars)

    Relaxed, affordable Burnt Store Village lot at the end of a Cul-de-sac, no homes behind it, just pasture. Buy your lot now or for the future! Burnt Store Village is a great location, just 10 minutes from Punta Gorda and about a 15 minute commute to Cape Coral. Located nearby is also the fun hangout area of Burnt Store Marina. The Property Owners Association annual fee drops to $150 per year once it has a structure on it and grass cutting is no longer the responsibility of the POA. Rentals are allowed!

13. 2024-07-23
    historical
14. 2024-07-23
    historical
15. 2024-06-28
    price $399,900
16. 2024-06-28
    price $399,900
17. 2024-06-21
    listed $349,900 Active
18. 2024-06-19
    price $349,900
19. 2024-06-13
    price $384,900
20. 2024-04-14
    listed $379,900 Active
21. 2024-04-04
    soldstatus $32,000
22. 2022-08-18
    historical
23. 2022-08-08
    price $35,500
24. 2022-08-04
    price $34,000
25. 2022-07-14
    price $35,000
26. 2022-06-22
    price $36,000
27. 2022-06-08
    price $38,000
28. 2022-05-31
    listed $40,000 Active
29. 2008-01-03
    soldstatus $16,000
30. 2007-12-17
    soldstatus $16,000
31. 2007-10-18
    listed $19,900
32. 2006-04-11
    listed $82,900
33. 1996-02-02
    soldstatus $8,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone D · 13% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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: $32,073
• − Mortgage interest: −$21,678
• − Property taxes: −$5,805
• − Insurance: −$1,935
• − Repairs & maintenance: −$2,566
• − Management: −$2,566
• − HOA: −$252
• − Depreciation: −$11,258
• Taxable loss: −$13,987
• Est. tax savings @ 24.0%: +$3,357
• After-tax cash flow: $-3,651/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

+4737.5% since first listed

33 events — show timeline

• 2026-05-13 Pending — FORTMLS
• 2026-04-17 Price Changed $387,000 FORTMLS
• 2026-03-23 Price Changed $389,000 FORTMLS
• 2026-02-20 Price Changed $395,000 FORTMLS
• 2026-01-30 Listed $419,900 FORTMLS
• 2024-09-06 Sold (Public Records) $34,000 Public Records
• 2024-09-06 Sold (MLS) $34,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-06 Sold (MLS) $34,000 FORTMLS
• 2024-08-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-08-09 Pending — FORTMLS
• 2024-07-29 Listed $35,500 Stellar MLS as Distributed by MLS Grid
• 2024-07-29 Listed $35,500 FORTMLS
• 2024-07-23 Listing Removed — FORTMLS
• 2024-07-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-28 Price Changed $399,900 FORTMLS
• 2024-06-28 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-21 Listed $349,900 FORTMLS
• 2024-06-19 Price Changed $349,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-13 Price Changed $384,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-14 Listed $379,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-04 Sold (Public Records) $32,000 Public Records
• 2022-08-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-08-08 Price Changed $35,500 Stellar MLS as Distributed by MLS Grid
• 2022-08-04 Price Changed $34,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-14 Price Changed $35,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-22 Price Changed $36,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-08 Price Changed $38,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-31 Listed $40,000 Stellar MLS as Distributed by MLS Grid
• 2008-01-03 Sold (Public Records) $16,000 Public Records
• 2007-12-17 Sold (MLS) $16,000 Stellar MLS as Distributed by MLS Grid
• 2007-10-18 Listed $19,900 Stellar MLS as Distributed by MLS Grid
• 2006-04-11 Listed $82,900 Stellar MLS as Distributed by MLS Grid
• 1996-02-02 Sold (Public Records) $8,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $687 · +54.1% YoY. Source: county tax records.