Burnt Store Lakes
For Sale
$210,000
Pending
17084 ACAPULCO ROAD 222, Punta Gorda, FL 33955
Three-bedroom condo with lake views and community amenities.
Property Size1,500 SF
Lot Size0.05 Acres
Days on Market670
Property Features for 17084 ACAPULCO ROAD 222
General Information
Standard status
Pending
Size
1,500 SF
Lot size
0.05 Acres
Property subtype
Condo/Townhome
Taxes and HOA fees
Annual Taxes
$2,389
Building Details
Year Built
2008
Listing Agency:
MARINA PARK REALTY LLC
(941) 628-4761
Listed By:
Robbie Sifrit · License #677747
(941) 628-4761
Source:
Exitrealty
Added: Oct 13, 2024
Changed: Aug 8
Last Checked: Aug 12 at 4:11AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of MARINA PARK REALTY LLC
Investment Insights
Based on property information with market context.
Located in the deed-restricted community of Burnt Store Lakes, within the Acapulco Club, this second-floor condo features a bright, open floor plan with 3 bedrooms and 2 full baths. The interior includes arched doorways, accent walls, modern light and fan fixtures, and Mohawk laminate wood flooring. The kitchen is equipped with rich wood cabinetry, granite countertops, a tiled backsplash, stainless steel appliances, including a 4-door fridge, and a breakfast bar. The master suite includes a walk-in closet, a wall closet, direct balcony access, and an en-suite bath with dual vanities and granite countertops. The condo also features a new tile roof, impact-resistant windows, a hurricane-rated garage door, and a dedicated laundry room with a washer and dryer. A one-car garage is included. The property offers pool and lake views from a private balcony accessible from the living room. Community amenities include a heated pool and spa. The Escrow Reserve Fund includes roof maintenance, pool maintenance, driveway upkeep, flood and building insurance. Burnt Store Lakes is a golf cart-friendly neighborhood with 11 freshwater lakes, a community park, playground, and a kayak/canoe launch providing direct access to Burnt Store Marina and Charlotte Harbor. Nearby amenities include dining, shopping, golf courses, and Burnt Store Marina’s deep-water docks. The location provides easy access to the Gulf, Charlotte Harbor, and local parks with bike trails and boat ramps. Historic downtown Punta Gorda and Fisherman’s Village are a short drive away, with I-75 offering convenient travel to Fort Myers and Sarasota.
Key Highlights
- Enjoy lake and pool views from your private balcony.
- Located in Burnt Store Lakes, a deed‑restricted, golf cart‑friendly community with access to 11 freshwater lakes, a community park, playground, and kayak/canoe launch.
- Updated kitchen features granite countertops, stainless steel appliances, and a breakfast bar.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$13,243
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.31%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$264,860
$264.9K
Cap Rate 7%
$189,186
$189.2K
Cap Rate 9%
$147,144
$147.1K
Market Conditions
NOI Build-Up for 1,500 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$30.1K $20.04/SF
− Vacancy
−$6.0K −$3.99/SF
EGI
$24.1K $16.05/SF
− OpEx
−$10.8K −$7.22/SF
NOI
$13.2K $8.83/SF
Area
Charlotte County, FL
Vacancy
19.90%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$264,860
Cap Rate 7%
$189,186
Cap Rate 9%
$147,144
Alternative Uses
Best Use
Apartment 5plus
$189.2K
$165.5K – $220.7K
NOI $13,243 @ 7.0% cap · market cap 6.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$491.1K
$429.8K – $573.0K
NOI $34,380 @ 7.0% cap · market cap 16.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 33955, FL
10,071
Population
6,872
Households
1.5
Avg Household Size
63
Median Age
31%
College-Educated
90%
High-School Grad
78.4 sq mi
ZIP Area
128
Density / Sq Mi
$76,733
Median Household Income
$38,971
Median Earnings
$1,559
Median Rent
$321,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Three-bedroom condo with lake views and community amenities.
Where is this residential income property located?
The property is located at 17084 ACAPULCO ROAD 222 Punta Gorda, FL.
What is the asking price?
The asking price for this property is $210,000.
What are key features of this property?
This property features: Enjoy lake and pool views from your private balcony.; Located in Burnt Store Lakes, a deed‑restricted, golf cart‑friendly community with access to 11 freshwater lakes, a community park, playground, and kayak/canoe launch.; Updated kitchen features granite countertops, stainless steel appliances, and a breakfast bar.
