3316 Sunset Key Cir Unit D · Burnt Store Marina, FL 33955

$499,000

3 bd · 2.0 ba · 2,255 sqft · Condo public records · 47 Days on market

Built 2001 $1025/mo HOA · 20% of rent

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience a true sense of arrival as you pass under the majestic Royal Palm trees and through the entry gate leading to the picturesque peninsula of Prosperity Point. Here, you'll discover Harbor Villa—an extensively updated, turnkey furnished condominium in Burnt Store Marina, designed with vibrant Caribbean-inspired décor. This customized second-level residence is both sophisticated and effortlessly inviting, offering a fully furnished, move-in-ready experience. Unobstructed lagoon and fountain views create a resort-like atmosphere, especially when illuminated after sunset. A custom handrail leads you up to the main living space, where soaring, light-filled ceilings enhance

Key facts

• Fountain views
• Custom handrail
• Entry gate

Tags

• ENTRY GATE
• TURNKEY FURNISHED CONDOMINIUM
• UNOBSTRUCTED LAGOON VIEWS
• FOUNTAIN VIEWS
• CUSTOM HANDRAIL
• DESIGNER LIGHT FIXTURES

Property features AI

Finance

• Other: Turnkey furnished; Buyer approval required for community; Deed restrictions; Golf and tennis courts in community; Golf carts allowed; Pets allowed (max ~100 lbs)
• Financial info: Total annual fees: $12,310; Total monthly fees: $1,025.83; Association approval required; Lease restrictions apply
• HOA & community: HOA managed by Alliant Property Management; Monthly condo fee: $788; Monthly HOA amount: $138.33; Association fees listed annually; Association amenities: gated access, community pool, spa/hot tub; Association fee includes 24-hour guard, cable TV, pool, reserves, insurance, structure and grounds maintenance, management, pest control, fidelity bond

Exterior

• Parking: Attached 2-car garage; Garage faces side; Driveway; Garage door opener
• Security: Gated community; Fire sprinkler system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; BB/HS internet available; Phone available; Underground utilities; Water connected; Sewer connected
• Home design: Residential condominium; Two stories; Second-floor unit; Faces southwest
• Construction: Block and stucco construction; Tile roof; Slab foundation; Built (completed)
• Exterior features: Covered, screened rear porch; Patio/porch; Sliding doors; Hurricane shutters; Rain gutters; Sidewalk

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Built-in features; Ceiling fans; Dry bar; Eat-in kitchen; Living room/dining room combo; Open floorplan; Split bedroom layout; Stone counters; Thermostat; Tray ceilings; Walk-in closets; Shutters; Storm windows
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $499k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $477k (4.5% below list).
• Meets the 1% rule at list price ($5k rent vs $499k).
• Recommended offer: $477k (4.5% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 4.8% in Burnt Store Marina — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gulf Elementary School (math 70% / reading 65%, grade B+, #435 of 2,144 statewide, top 21%, 1,231 students, 38% FRL); Challenger Middle School (math 59% / reading 56%, grade B, #157 of 571 statewide, top 28%, 1,124 students, 50% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL) — zoned schools average 42% FRL vs 57% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1490 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $5,218/mo this rent would consume 81% 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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $270k; list at $499k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $476,777 (4.5% 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 47 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.05% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 8.0

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-88,302
• Equity at exit: $74,403

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-84,893
• Equity at exit: $43,144

Cash invested: $139,720 (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: 8.0×

Monthly cashflow live

• Estimated rent: $5,218 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$332 /mo · $3,981/yr
• Insurance: −$208
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,025
• Vacancy / Maint / Mgmt: −$1,096
• Net cashflow: $-126

Break-even live

Break-even rent $5,377

Max offer price $476,777

Occupancy floor 97%

Sensitivity live

Price	-10% $157	-5% $15	+0% $-126	+5% $-267	+10% $-408
Rent	-10% $-538	-5% $-332	+0% $-126	+5% $80	+10% $286
Rate	-1.0pp $125	-0.5pp $1	base $-126	+0.5pp $-255	+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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3313 Sunset Key Cir Punta Gorda, FL	3.0	2.0–3.0	2089	$6,750	$3.23	25d	4	0.06mi
3313 Sunset Key Cir Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	2099	$2,750	$1.31	25d	1	0.06mi
3304 Sunset Key Cir Unit D Punta Gorda, FL	3.0	2.0	2255	$5,750	$2.55	25d	1	0.07mi
3270 Southshore Dr Unit 72B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	25d	1	0.16mi
3471 Sunset Key Cir #102 Punta Gorda, FL	3.0	2.0	1991	$5,750	$2.89	25d	1	0.19mi
3250 Southshore Dr Unit 54B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	25d	1	0.19mi
3280 Southshore Dr Unit 87A Punta Gorda, FL	3.0	2.0	2069	$4,000	$1.93	25d	1	0.20mi
17849 Hibiscus Cove Ct #1 Punta Gorda, FL	3.0	2.0	1937	$6,250	$3.23	25d	1	0.39mi
1010 Islamorada Blvd Punta Gorda, FL	3.0	2.0	1592	$4,700	$2.95	25d	1	0.82mi
24417 Baltic Ave #1102 Punta Gorda, FL	2.0	2.0	1788	$5,250	$2.94	25d	1	1.22mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	23d	1	1.26mi
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	15d	1	1.29mi
2091 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1640	$5,200	$3.17	25d	1	1.30mi
3001 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1734	$5,500	$3.17	25d	1	1.30mi

HOA detail condo

• Monthly dues: $1,025 · $12,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-22
   days on market $499,000 Active 47 DOM
2. 2026-06-17
   days on market $499,000 Active 43 DOM
3. 2026-06-16
   days on market $499,000 Active 42 DOM
4. 2026-06-15
   days on market $499,000 Active 41 DOM
5. 2026-06-13
   days on market $499,000 Active 39 DOM
6. 2026-06-10
   days on market $499,000 Active 36 DOM
7. 2026-06-09
   days on market $499,000 Active 35 DOM
8. 2026-06-08
   days on market $499,000 Active 34 DOM
9. 2026-06-07
   days on market $499,000 Active 33 DOM
10. 2026-06-03
    days on market $499,000 Active 29 DOM
11. 2026-06-02
    days on market $499,000 Active 28 DOM
12. 2026-06-01
    days on market $499,000 Active 27 DOM
13. 2026-05-31
    days on market $499,000 Active 26 DOM
14. 2026-05-05
    listed $499,000 Active
15. 2025-07-25
    historical
16. 2025-05-08
    price $499,000
17. 2025-02-26
    listed $519,000 Active
18. 2024-01-08
    historical
19. 2023-10-25
    listed $650,000 Active
20. 2012-06-22
    soldstatus $270,000
21. 2012-06-08
    soldstatus $270,000
22. 2011-12-02
    listed $319,000

ⓘ 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: $3,981 · $332/mo
• Projected year-2 tax: $4,142 · $345/mo
• Expected delta: +$161/yr (+$13/mo · 4.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 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: $62,614
• − Mortgage interest: −$27,952
• − Property taxes: −$3,981
• − Insurance: −$3,292
• − Repairs & maintenance: −$5,009
• − Management: −$5,009
• − HOA: −$12,300
• − Depreciation: −$14,516
• Taxable loss: −$9,445
• Est. tax savings @ 24.0%: +$2,267
• After-tax cash flow: $757/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: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 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

• Census place: Burnt Store Marina, FL
• 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 (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

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 · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

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

+56.4% since first listed

9 events — show timeline

• 2026-05-05 Listed $499,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Price Changed $499,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-26 Listed $519,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-25 Listed $650,000 Stellar MLS as Distributed by MLS Grid
• 2012-06-22 Sold (Public Records) $270,000 Public Records
• 2012-06-08 Sold (MLS) $270,000 Stellar MLS as Distributed by MLS Grid
• 2011-12-02 Listed $319,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.3%/yr

Latest (2025): $3,981 · +4.1% YoY. Source: county tax records.