25313 Durango Ct · Burnt Store Marina, FL 33955

$249,900

2 bd · 2.0 ba · 1,311 sqft · SingleFamily public records · 184 Days on market

Built 1995 9,399 sqft lot $20/mo HOA · 1% 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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 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

Under contract-accepting backup offers. Nestled in the tranquil, deed-restricted community of Burnt Store Village, this charming 3-bedroom, 2-bath home offers over 1,300 sq. ft. of comfortable living space. Situated on a quiet street, the property features a welcoming exterior with a spacious driveway leading to a 2-car garage, lush landscaping accented by mature palm trees, and a covered front entryway. Recent upgrades include a new roof and A/C, providing peace of mind and modern convenience. The generous lot offers plenty of open space and privacy, while the surrounding neighborhood is beautifully maintained, creating a serene setting for your next home. Inside the home showcases cathedr

Key facts

• Generous lot
• Cathedral ceilings
• New a/c

Tags

• LUSH LANDSCAPING
• COVERED FRONT ENTRYWAY
• NEW ROOF
• NEW A/C
• GENEROUS LOT
• CATHEDRAL CEILINGS

Property features AI

Finance

• Other: Homestead exempt; No CDD; Property zoned RSF3.5
• HOA & community: Burnt Store Village POA; HOA dues required — $20 monthly ($240 annually); Deed restrictions; Cats and dogs allowed

Exterior

• Parking: Attached 2-car garage (20 x 21) with garage door opener; Driveway
• Utilities: Public water; Public sewer; Broadband/High-speed internet available; Cable available; Electricity available
• Home design: Single-family residence; One story; Faces north
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Enclosed patio; Front porch; Rear porch; Screened porch; Sliding doors; Rain gutters; Private mailbox; Mature landscaping with trees; Greenbelt; Landscaped grounds; Paved surfaces

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; High ceilings; Ceiling fans; Open floorplan; Living room/dining room combo; Eat-in kitchen; Split bedroom layout; Thermostat; Walk-in closets; Blinds on windows
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (9.0% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $2k of loan paydown is wiped out by about $7k 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 184 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 6 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 $55k; list at $250k implies a 355% 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 8→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
6. 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.
7. 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.
8. 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: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 9.2

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-23,725
• Equity at exit: $37,261

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $696
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$104
• HOA: −$20
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $265

Break-even live

Break-even rent $1,938

Max offer price $249,900

Occupancy floor 83%

Sensitivity live

Price	-10% $406	-5% $335	+0% $265	+5% $194	+10% $123
Rent	-10% $85	-5% $175	+0% $265	+5% $354	+10% $444
Rate	-1.0pp $390	-0.5pp $328	base $265	+0.5pp $200	+1.0pp $134

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25324 Lychee Ct Punta Gorda, FL	3.0	2.0	1224	$1,800	$1.47	22d	1	0.34mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	22d	1	0.91mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	22d	1	0.96mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	22d	1	0.99mi
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	22d	1	1.28mi
24417 Baltic Ave #1102 Punta Gorda, FL	2.0	2.0	1788	$5,250	$2.94	24d	1	1.40mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: landscaping

Listing history 17 events

1. 2026-05-04
   status Pending
2. 2026-01-27
   price $249,900
3. 2025-11-01
   listed $259,900 Active
4. 2025-09-18
   historical
5. 2025-09-18
   historical
6. 2025-05-30
   price $259,000
7. 2025-05-30
   price $259,000
8. 2025-04-07
   listed $269,500 Active
9. 2025-03-18
   listed $269,500 Active
10. 2011-07-28
    soldstatus $54,900
11. 2011-04-28
    listed $61,900
12. 2006-06-23
    soldstatus $188,000
13. 2006-06-19
    soldstatus $188,000
14. 2006-02-27
    listed $189,900
15. 2005-08-22
    listed $239,900
16. 1999-08-31
    soldstatus $81,000
17. 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.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,160 · $97/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$914/yr (+$76/mo · 78.8%)

ⓘ 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 · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 8 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: $27,281
• − Mortgage interest: −$13,998
• − Property taxes: −$1,160
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − HOA: −$240
• − Depreciation: −$7,270
• Taxable loss: −$1,002
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $3,416/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

+3023.8% since first listed

17 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-01 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-18 Listing Removed — FORTMLS
• 2025-05-30 Price Changed $259,000 FORTMLS
• 2025-05-30 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-07 Listed $269,500 FORTMLS
• 2025-03-18 Listed $269,500 Stellar MLS as Distributed by MLS Grid
• 2011-07-28 Sold (MLS) $54,900 Stellar MLS as Distributed by MLS Grid
• 2011-04-28 Listed $61,900 Stellar MLS as Distributed by MLS Grid
• 2006-06-23 Sold (Public Records) $188,000 Public Records
• 2006-06-19 Sold (MLS) $188,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-27 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2005-08-22 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 1999-08-31 Sold (Public Records) $81,000 Public Records
• 1996-02-02 Sold (Public Records) $8,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,160 · +3.3% YoY. Source: county tax records.