10303 Redondo St · Rotonda, FL 33981

$172,000

3 bd · 2.5 ba · 1,704 sqft · Land · 134 Days on market

Built 2025 10,000 sqft lot $10/mo HOA

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Why this score? — see what drove the B- 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All permits are in place to build a beautiful new home. Buy it with assignment of the permit and plans at less than the cost to duplicate the land and plans. /save 6 monts of time and effort to gain approvals.

Key facts

• Canal front
• Waterfront home
• In ground pool

Tags

• WATERFRONT HOME
• CANAL FRONT
• IN GROUND POOL
• BOATING ACCESS
• WESTERN REAR EXPOSURE
• OPEN CONCEPT GREAT ROOM

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approx. 0.23 acres); Lot dimensions approximately 80 x 125 x 80 x 125; Permit number 20220626757
• HOA & community: South Gulf Cove HOA (optional membership); HOA dues $120 annually ($10/month); Community clubhouse, park and playground; Deed restrictions; Pets allowed

Exterior

• Parking: Attached 2-car garage (20x23)
• Utilities: Public water; Public sewer; Cable available; Private utilities
• Home design: Single-family residence; Under construction (projected completion 2030-12-31); One story; East-facing entry
• Construction: Block construction; Shingle roof; Slab foundation; New construction; Built by Thomas Steier (model: Custom)
• Exterior features: Rear porch; Sliding doors; Flood zone; Paved lot; Public maintained road; On waterfront with canal view; Water access to bay/harbor, saltwater canal, gulf/ocean and river; Fixed bridges

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Open floor plan; Storm windows; Great room
• Laundry & utility: Inside laundry room; Inside utility

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $172k.

Deal economics

• At list price, monthly cash flow is $60 ($724/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $151k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: amenities F, commute F, health & safety D-.
• 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 2188 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 134 days — a 12% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 10 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 $110k; list at $172k implies a 56% gain — meaningful room to come down on a strong offer.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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. 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. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.19% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.13%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.61×
• Total profit: $-18,946
• Equity at exit: $25,646

10-year hold

• IRR: 2.6%
• Equity multiple: 1.21×
• Total profit: $10,241
• Equity at exit: $14,871

Cash invested: $48,160 (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 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2188
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$902
• Tax from tax record: −$146 /mo · $1,756/yr
• Insurance: −$72
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$10
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $60

Break-even live

Break-even rent $1,970

Max offer price $172,000

Occupancy floor 92%

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13228 Blytheville Ave Port Charlotte, FL	3.0	2.0	1379	$1,600	$1.16	21d	1	0.09mi
13257 Blytheville Ave Unit 13259 Port Charlotte, FL	3.0	2.0	1379	$1,729	$1.25	21d	1	0.15mi
13257 Blytheville Ave Unit 13257 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	0.15mi
13284 Blytheville Ave Port Charlotte, FL	3.0	2.0	1250	$1,549	$1.24	21d	1	0.17mi
10428 Port Everglades St Unit 10430 Port Charlotte, FL	3.0	2.0	1429	$1,697	$1.19	21d	1	0.30mi
10125 Amicola St Unit 10127 Port Charlotte, FL	3.0	2.0	1429	$1,697	$1.19	21d	1	0.37mi
13305 Longville Ave Port Charlotte, FL	3.0	2.0	1900	$2,500	$1.32	21d	1	0.42mi
10087 Amicola St Port Charlotte, FL	3.0	2.0	1162	$1,650	$1.42	21d	1	0.44mi
10070 Flat River St Port Charlotte, FL	4.0	3.0	1904	$2,400	$1.26	21d	1	0.44mi
20 Coxswain Dr Placida, FL	4.0	2.0	1700	$2,495	$1.47	21d	1	0.48mi
10047 Amicola St Port Charlotte, FL	3.0	2.0	1162	$1,650	$1.42	21d	1	0.51mi
10045 Amicola St Port Charlotte, FL	3.0	2.0	1162	$1,650	$1.42	21d	1	0.51mi
10037 Amicola St Port Charlotte, FL	3.0	2.0	1300	$1,650	$1.27	21d	1	0.52mi
10488 Van Wyck Ter Port Charlotte, FL	3.0	2.0	1726	$2,900	$1.68	21d	1	0.53mi
10026 Cocoa Beach St Unit 10026 Port Charlotte, FL	3.0	2.0	1677	$1,650	$0.98	13d	1	0.63mi
10264 Winnipeg St Port Charlotte, FL	2.0	2.0	1348	$2,900	$2.15	21d	1	0.70mi
9425 Agate St Unit 9425 Port Charlotte, FL	3.0	2.0	1379	$1,700	$1.23	21d	1	0.85mi
14142 Appleton Blvd Port Charlotte, FL	4.0	2.0	1741	$2,200	$1.26	13d	1	0.88mi
9400 Agate St Pt Charlotte, FL	3.0	2.0	1429	$1,795	$1.26	21d	1	0.89mi
13180 Amaryllis Cir Port Charlotte, FL	3.0	2.0	1704	$2,950	$1.73	13d	1	0.93mi
9317 Agate St Unit 9317 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.05mi
9251 Agate St Port Charlotte, FL	3.0	2.0	1237	$1,565	$1.27	21d	1	1.17mi
10047 Greetings St Port Charlotte, FL	4.0	2.0	2238	$3,200	$1.43	21d	1	1.25mi
9550 Fiddlers Green Cir #105 Rotonda West, FL	2.0	2.0	1230	$2,900	$2.36	21d	1	1.26mi
9195 Agate St Port Charlotte, FL	3.0	2.0	1200	$1,650	$1.38	13d	1	1.26mi
9163 Agate St Unit 9165 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	21d	1	1.31mi
9163 Agate St Unit 9163 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.31mi
9156 Agate St Unit 9156 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.31mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	21d	1	1.36mi
9116 Agate St #9118 Port Charlotte, FL	3.0	2.0	1429	$1,750	$1.22	21d	1	1.38mi
47 Brig Cir S Placida, FL	3.0	2.5	2100	$2,950	$1.40	13d	1	1.40mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 45 events

1. 2026-06-18
   days on market $172,000 Active 134 DOM
2. 2026-06-17
   days on market $172,000 Active 133 DOM
3. 2026-06-16
   days on market $172,000 Active 132 DOM
4. 2026-06-15
   days on market $172,000 Active 131 DOM
5. 2026-06-14
   days on market $172,000 Active 129 DOM
6. 2026-06-13
   days on market $172,000 Active 128 DOM
7. 2026-06-10
   days on market $172,000 Active 126 DOM
8. 2026-06-09
   status $172,000 Active 125 DOM
9. 2026-05-19
   status Pending
10. 2026-05-05
    price $172,000
11. 2026-03-05
    price $175,000
12. 2026-02-19
    status Active
13. 2026-02-19
    price $134,900
14. 2025-09-10
    price $195,000
15. 2025-08-05
    listed $175,000 Active
16. 2024-04-02
    listed $749,900 Active
17. 2023-04-21
    soldstatus $110,000
18. 2023-04-11
    soldstatus $100,000 Closed 209-char remark

    Show marketing remark (209 chars)

    All permits are in place to build a beautiful new home. Buy it with assignment of the permit and plans at less than the cost to duplicate the land and plans. /save 6 monts of time and effort to gain approvals.

19. 2023-01-18
    price $109,000 209-char remark

    Show marketing remark (209 chars)

    All permits are in place to build a beautiful new home. Buy it with assignment of the permit and plans at less than the cost to duplicate the land and plans. /save 6 monts of time and effort to gain approvals.

20. 2022-09-12
    price $79,900 209-char remark

    Show marketing remark (209 chars)

    All permits are in place to build a beautiful new home. Buy it with assignment of the permit and plans at less than the cost to duplicate the land and plans. /save 6 monts of time and effort to gain approvals.

21. 2022-08-22
    price $99,900 209-char remark

    Show marketing remark (209 chars)

    All permits are in place to build a beautiful new home. Buy it with assignment of the permit and plans at less than the cost to duplicate the land and plans. /save 6 monts of time and effort to gain approvals.

22. 2021-11-05
    listed $139,900 Active 209-char remark

    Show marketing remark (209 chars)

    All permits are in place to build a beautiful new home. Buy it with assignment of the permit and plans at less than the cost to duplicate the land and plans. /save 6 monts of time and effort to gain approvals.

23. 2021-05-06
    soldstatus $48,000
24. 2021-05-04
    soldstatus $48,000 Closed
25. 2021-04-01
    status Pending
26. 2021-03-14
    status Pending
27. 2021-02-22
    historical
28. 2021-02-22
    listed $48,000 Active
29. 2021-02-18
    listed $39,900 Active
30. 2020-11-30
    historical
31. 2019-05-01
    listed $39,900 Active
32. 2015-01-09
    soldstatus $31,000 Sold
33. 2015-01-09
    soldstatus $31,000
34. 2015-01-05
    status Pending
35. 2014-11-30
    price $31,900
36. 2014-10-30
    soldstatus $23,375
37. 2014-10-28
    listed $32,900 Active
38. 2014-10-22
    soldstatus $23,375 Sold
39. 2014-10-08
    status Pending
40. 2014-10-02
    price $25,000
41. 2014-08-26
    listed $34,900 Active
42. 2005-09-30
    soldstatus $190,000
43. 2005-09-23
    soldstatus $190,000
44. 2005-08-11
    listed $190,000
45. 2004-02-20
    soldstatus $65,000

ⓘ 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: $1,756 · $146/mo
• Projected year-2 tax: $1,756 · $146/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,561
• − Mortgage interest: −$9,635
• − Property taxes: −$1,756
• − Insurance: −$5,978
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − HOA: −$120
• − Depreciation: −$5,004
• Taxable loss: −$1,862
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $1,171/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

• County: Charlotte County · 196,994 people
• City population: 10,490
• Metro: Punta Gorda, FL
• Population (ZIP): 15,622
• Household income: $84,098
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 105.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -28.09%
• Current HPI: 346.5247
• Rent YoY: ▲ 5.29%
• 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

+164.6% since first listed

37 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $172,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-10 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-05 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-02 Listed $749,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-21 Sold (Public Records) $110,000 Public Records
• 2023-04-11 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-18 Price Changed $109,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-12 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2022-08-22 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2021-11-05 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2021-05-06 Sold (Public Records) $48,000 Public Records
• 2021-05-04 Sold (MLS) $48,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-22 Listed $48,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-02-18 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2020-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-05-01 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2015-01-09 Sold (Public Records) $31,000 Public Records
• 2015-01-09 Sold (MLS) $31,000 Stellar MLS as Distributed by MLS Grid
• 2015-01-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-11-30 Price Changed $31,900 Stellar MLS as Distributed by MLS Grid
• 2014-10-30 Sold (Public Records) $23,375 Public Records
• 2014-10-28 Listed $32,900 Stellar MLS as Distributed by MLS Grid
• 2014-10-22 Sold (MLS) $23,375 Stellar MLS as Distributed by MLS Grid
• 2014-10-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-10-02 Price Changed $25,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-26 Listed $34,900 Stellar MLS as Distributed by MLS Grid
• 2005-09-30 Sold (Public Records) $190,000 Public Records
• 2005-09-23 Sold (MLS) $190,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-11 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2004-02-20 Sold (Public Records) $65,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,756 · +21.7% YoY. Source: county tax records.