8142 Little Gasparilla Is · Rotonda, FL 33946

$625,000

2 bd · 2.0 ba · 884 sqft · SingleFamily · 214 Days on market

Built 1980 7,500 sqft lot Est $578k · 8% over

---

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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Schools +4.6/10.0
• Appreciation +4.0/10.0
• ARV discount +3.9/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This inviting two-bedroom, two-bath home is nestled in a tranquil area on the north end of Little Gasparilla Island, positioned just one lot back from the bay. The bay lot is also available for separate purchase, D6144795. Little Gasparilla Island is a unique, bridgeless barrier island located off the coast of the Cape Haze Peninsula, accessible exclusively by water taxi or private boat. The home features a newer metal roof, installed in December 2023, as well as updated windows and doors. A covered front porch offers a welcoming entry, while a spacious, open back deck provides ample space for outdoor relaxation. Both bathrooms have been modernized, and the entire home boasts new vinyl floo

Key facts

• Covered front porch
• Newer metal roof
• Modernized bathrooms

Tags

• NEWER METAL ROOF
• UPDATED WINDOWS AND DOORS
• COVERED FRONT PORCH
• SPACIOUS OPEN BACK DECK
• MODERNIZED BATHROOMS
• NEW VINYL FLOORING

Property features AI

Finance

• Other: Furnished; Property type: Residential, single family; Lot dimensions approximately 50 x 150 (0.17 acres); Lot road surface: unimproved
• HOA & community: No association

Exterior

• Parking: Directions note: property located on Little Gasparilla Island — accessible by private boat or water taxi only
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single family residence; One story; East-facing; Stilt / on piling foundation
• Construction: Frame construction with wood siding; Metal roof; Built on stilts/on pilings
• Exterior features: Balcony; Outdoor shower; Sliding doors; Exterior lighting; Water views (bay/harbor - full); Water access to bay/harbor, gulf/ocean, gulf/ocean to bay, and intracoastal waterway

Interior

• Kitchen: Microwave; Range; Range hood; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; 8 total rooms
• Laundry & utility: Laundry in kitchen; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $625k.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $625k).
• Recommended offer: $550k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.1% in Rotonda — 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 67/100 on livability (#548 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, cost of living B+; Watch: schools D, 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.
• Market conditions: 915 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $4k 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 214 days — a 12% lower offer ($550k) is reasonable based on typical stale-listing flexibility.

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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $550,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.14% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $578,136
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8312 Grand (peacock) Ave	0.14mi	2/1.0	841 (-5%)	8mo	$549,900	$654	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-14,799
• Equity at exit: $124,189

10-year hold

• IRR: 5.9%
• Equity multiple: 1.50×
• Total profit: $88,089
• Equity at exit: $108,817

Cash invested: $175,000 (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 33946

• Home prices YoY: -0.7%
• Active inventory: 915
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $7,140 medium
• Mortgage (P&I): −$3,278
• Tax est. 1.5%: −$781 /mo · $9,375/yr
• Insurance: −$260
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,499
• Net cashflow: $894

Break-even live

Break-even rent $6,007

Max offer price $625,000

Occupancy floor 82%

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9400 Little Gasparilla Unit F9 Placida, FL	2.0	2.0	946	$6,500	$6.87	21d	1	1.09mi
9400 Little Gasparilla Unit H8 Placida, FL	2.0	2.0	946	$5,850	$6.18	21d	1	1.09mi
9400 Little Gasparilla Unit G9 Placida, FL	2.0	2.0	946	$6,900	$7.29	21d	1	1.14mi
9750 Little Gasparilla Placida, FL	3.0	1.5	957	$10,000	$10.45	21d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $625,000 Active 214 DOM
2. 2026-06-17
   days on market $625,000 Active 213 DOM
3. 2026-06-16
   days on market $625,000 Active 212 DOM
4. 2026-06-15
   days on market $625,000 Active 211 DOM
5. 2026-06-14
   days on market $625,000 Active 209 DOM
6. 2026-06-13
   days on market $625,000 Active 208 DOM
7. 2026-06-10
   days on market $625,000 Active 206 DOM
8. 2026-06-09
   days on market $625,000 Active 205 DOM
9. 2026-06-08
   days on market $625,000 Active 204 DOM
10. 2026-06-05
    days on market $625,000 Active 200 DOM
11. 2026-06-02
    days on market $625,000 Active 198 DOM
12. 2026-06-01
    days on market $625,000 Active 197 DOM
13. 2026-05-31
    days on market $625,000 Active 196 DOM
14. 2026-05-30
    days on market $625,000 Active 195 DOM
15. 2025-11-16
    price $625,000
16. 2025-11-16
    listed $629,000 Active

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 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: $85,674
• − Mortgage interest: −$35,010
• − Property taxes: −$9,375
• − Insurance: −$8,244
• − Repairs & maintenance: −$6,854
• − Management: −$6,854
• − Depreciation: −$18,182
• Taxable income: $1,156
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $10,456/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 — Rotonda

• Score: 67/100
• State rank: #548
• US rank: #10359

Category grades

Amenities F Commute F Cost of living B+ Crime A+ Employment C+ Housing A- Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,490
• Population (ZIP): 2,745

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Asian 1% Two or more races 1%
• Common ancestry: Italian 3% Romanian 2% Russian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Russian/Polish/Slavic 5% Spanish 1% French/Haitian/Cajun 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: ▼ -1.90%
• Current HPI: 288.559
• Rent YoY: —
• Metro: —
• 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

-0.6% since first listed

2 events — show timeline

• 2025-11-16 Price Changed $625,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-16 Listed $629,000 Stellar MLS as Distributed by MLS Grid