10300 Tarpon Landings Ter #4 · Rotonda, FL 33946

$527,000

3 bd · 3.0 ba · 2,399 sqft · SingleFamily public records · 118 Days on market

Built 2007 2,012 sqft lot Est $885k · 40% under $510/mo HOA · 9% of rent

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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 +18.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.7/10.0
• Schools +4.6/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to The Landings at Coral Creek! This highly desirable rare corner unit offers 3 bedrooms and 3 bathrooms, including two master suites, each with its own private balcony. A private elevator services all three levels starting from the oversized 3-car garage. With approx. 2,400 sq. ft. of impeccably maintained living space, this barely lived-in townhome features high-end finishes throughout. Recent upgrades include a 2023 metal roof, 2021 water heater, and 2017 AC for peace of mind. The chef’s kitchen boasts a Sub-Zero refrigerator, stainless steel appliances, rich walnut cabinetry, granite countertops, two sinks with disposals, and abundant storage. The spacious living area is accented by crown molding and custom Hunter Douglas window coverings. As a corner unit, additional windows bring in abundant natural light and showcase serene preserve views from two private balconies. The primary suite offers a massive walk-in closet, private screened lanai, dual-sink granite vanity, garden tub, and separate walk-in shower. Secondary bedrooms also feature walk-in closets, and all bathrooms are finished with wood cabinetry and granite. Located in the gated community of The Landings at Coral Creek, residents enjoy a heated pool and spa, clubhouse with fireplace, tennis courts, and more. Just minutes to Boca Grande, pristine Gulf beaches, and world-renowned tarpon fishing. Luxury coastal living in a premier location—this one is a must-see!

Key facts

• Corner unit
• $510 HOA
• 3 garage spots

Tags

• CORNER UNIT

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly HOA fees $510 (annual $6,120)
• HOA & community: Monthly HOA fee of $510; Association amenities include clubhouse, fitness center, pool, tennis courts, gated community, lobby key required; Association fees cover common area taxes, pool, escrow reserves, fidelity bond, insurance, structure and grounds maintenance, private road and recreational facilities; Association approval required; Pets allowed (up to 100 lbs)

Exterior

• Parking: Attached garage (3 spaces); Additional driveway parking; Guest parking; Oversized and tandem parking; Basement parking access
• Utilities: Public water; Public sewer; Cable available; Electricity connected
• Home design: Residential townhouse; Three or more levels; South-facing
• Construction: Concrete and stucco construction; Metal roof; Slab foundation; Built by builder 10300
• Exterior features: Covered, enclosed and screened patio/porch; Balcony; French doors; Sliding doors; Rain gutters; Paved road access

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Eat-in kitchen; Stone countertops
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Elevator; High ceilings; Kitchen/family room combo; Living room/dining room combo; Split bedroom layout; Stone countertops; Walk-in closets; Window treatments
• Laundry & utility: Washer; Dryer; Inside laundry room on upper level; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $527k.

Deal economics

• At list price, monthly cash flow is $53 ($632/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $527k).
• Recommended offer: $480k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $10k 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 118 days — a 9% lower offer ($480k) is reasonable based on typical stale-listing flexibility.
• 7 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 $300k; list at $527k implies a 76% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $479,570 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $885,231
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
440 Spaniards Rd	0.16mi	3/3.0	2,251 (-6%)	22mo	$566,500	$252	64
4 Coral Creek Cir	0.52mi	3/3.0	2,410 (+0%)	18mo	$1,024,000	$425	60
4652 Arlington Dr	0.52mi	3/3.0	2,355 (-2%)	19mo	$870,000	$369	57
510 Green Dolphin Dr S	0.28mi	3/2.0	2,134 (-11%)	14mo	$900,000	$422	53
4663 Arlington Dr	0.44mi	3/2.0	2,174 (-9%)	12mo	$750,000	$345	50

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: -9.6%
• Equity multiple: 0.61×
• Total profit: $-56,919
• Equity at exit: $104,716

10-year hold

• IRR: -1.7%
• Equity multiple: 0.86×
• Total profit: $-20,972
• Equity at exit: $91,755

Cash invested: $147,560 (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: 7.8×

Monthly cashflow live

• Estimated rent: $5,644 high
• Mortgage (P&I): −$2,764
• Tax from tax record: −$486 /mo · $5,836/yr
• Insurance: −$220
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$510
• Vacancy / Maint / Mgmt: −$1,185
• Net cashflow: $53

Break-even live

Break-even rent $5,577

Max offer price $527,000

Occupancy floor 94%

Sensitivity live

Price	-10% $351	-5% $202	+0% $53	+5% $-97	+10% $-246
Rent	-10% $-393	-5% $-170	+0% $53	+5% $276	+10% $499
Rate	-1.0pp $318	-0.5pp $187	base $53	+0.5pp $-84	+1.0pp $-223

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: $131,750
• Closing costs: $15,810
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10345 Longshore Rd #29 Placida, FL	3.0	3.0	2416	$6,900	$2.86	22d	1	0.15mi
11000 Placida Rd #2201 Placida, FL	2.0	2.5	1973	$8,750	$4.43	22d	1	0.25mi
10425 Pilothouse Cir #131 Placida, FL	3.0	3.0	2390	$5,000	$2.09	22d	1	0.27mi
550 Gaspar Dr Placida, FL	3.0	3.0	1803	$5,500	$3.05	22d	1	0.28mi
11 Amberjack Ln Placida, FL	3.0	2.0	1786	$2,700	$1.51	14d	1	0.39mi
13045 Via Aurelia Placida, FL	3.0	2.0	1961	$8,200	$4.18	22d	1	0.56mi
11 Amberjack Ter Placida, FL	3.0	2.0	2209	$7,985	$3.61	22d	1	0.72mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	22d	1	1.18mi
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	22d	1	1.23mi
3923 Cape Haze Dr #302 Rotonda West, FL	3.0	3.0	2044	$3,100	$1.52	22d	1	1.43mi
13113 Gasparilla Rd #405 Placida, FL	3.0	2.0	1855	$3,150	$1.70	22d	1	1.47mi

HOA detail

• Monthly dues: $510 · $6,120/yr
• Likely covers: waterpoolsecurity

Listing history 35 events

1. 2026-06-17
   days on market $527,000 Active 118 DOM
2. 2026-06-16
   days on market $527,000 Active 117 DOM
3. 2026-06-15
   days on market $527,000 Active 116 DOM
4. 2026-06-14
   days on market $527,000 Active 114 DOM
5. 2026-06-13
   days on market $527,000 Active 113 DOM
6. 2026-06-10
   days on market $527,000 Active 111 DOM
7. 2026-06-09
   days on market $527,000 Active 110 DOM
8. 2026-06-08
   days on market $527,000 Active 109 DOM
9. 2026-06-07
   days on market $527,000 Active 108 DOM
10. 2026-06-05
    days on market $527,000 Active 105 DOM
11. 2026-06-03
    days on market $527,000 Active 104 DOM
12. 2026-06-02
    days on market $527,000 Active 103 DOM
13. 2026-06-01
    days on market $527,000 Active 102 DOM
14. 2026-05-31
    days on market $527,000 Active 101 DOM
15. 2026-05-30
    days on market $527,000 Active 100 DOM
16. 2026-04-02
    price $527,000
17. 2026-02-19
    listed $538,000 Active
18. 2026-02-12
    price $538,000 1468-char remark

    Show marketing remark (1468 chars)

    Welcome to The Landings at Coral Creek! This highly desirable rare corner unit offers 3 bedrooms and 3 bathrooms, including two master suites, each with its own private balcony. A private elevator services all three levels starting from the oversized 3-car garage. With approx. 2,400 sq. ft. of impeccably maintained living space, this barely lived-in townhome features high-end finishes throughout. Recent upgrades include a 2023 metal roof, 2021 water heater, and 2017 AC for peace of mind. The chef’s kitchen boasts a Sub-Zero refrigerator, stainless steel appliances, rich walnut cabinetry, granite countertops, two sinks with disposals, and abundant storage. The spacious living area is accented by crown molding and custom Hunter Douglas window coverings. As a corner unit, additional windows bring in abundant natural light and showcase serene preserve views from two private balconies. The primary suite offers a massive walk-in closet, private screened lanai, dual-sink granite vanity, garden tub, and separate walk-in shower. Secondary bedrooms also feature walk-in closets, and all bathrooms are finished with wood cabinetry and granite. Located in the gated community of The Landings at Coral Creek, residents enjoy a heated pool and spa, clubhouse with fireplace, tennis courts, and more. Just minutes to Boca Grande, pristine Gulf beaches, and world-renowned tarpon fishing. Luxury coastal living in a premier location—this one is a must-see!

19. 2025-12-01
    listed $543,000 Active 1468-char remark

    Show marketing remark (1468 chars)

    Welcome to The Landings at Coral Creek! This highly desirable rare corner unit offers 3 bedrooms and 3 bathrooms, including two master suites, each with its own private balcony. A private elevator services all three levels starting from the oversized 3-car garage. With approx. 2,400 sq. ft. of impeccably maintained living space, this barely lived-in townhome features high-end finishes throughout. Recent upgrades include a 2023 metal roof, 2021 water heater, and 2017 AC for peace of mind. The chef’s kitchen boasts a Sub-Zero refrigerator, stainless steel appliances, rich walnut cabinetry, granite countertops, two sinks with disposals, and abundant storage. The spacious living area is accented by crown molding and custom Hunter Douglas window coverings. As a corner unit, additional windows bring in abundant natural light and showcase serene preserve views from two private balconies. The primary suite offers a massive walk-in closet, private screened lanai, dual-sink granite vanity, garden tub, and separate walk-in shower. Secondary bedrooms also feature walk-in closets, and all bathrooms are finished with wood cabinetry and granite. Located in the gated community of The Landings at Coral Creek, residents enjoy a heated pool and spa, clubhouse with fireplace, tennis courts, and more. Just minutes to Boca Grande, pristine Gulf beaches, and world-renowned tarpon fishing. Luxury coastal living in a premier location—this one is a must-see!

20. 2025-10-01
    historical
21. 2025-09-08
    listed $6,500
22. 2025-09-03
    price $575,000
23. 2025-07-17
    price $589,000
24. 2025-05-13
    price $594,000
25. 2025-03-17
    listed $599,000 Active
26. 2016-09-20
    soldstatus $300,000
27. 2016-09-16
    soldstatus $300,000 Sold
28. 2016-07-14
    status Pending
29. 2016-04-02
    listed $329,900 Active
30. 2012-08-13
    historical
31. 2012-06-26
    listed $279,700
32. 2012-04-06
    soldstatus $235,000
33. 2012-03-30
    soldstatus $235,000
34. 2011-07-01
    listed $248,500
35. 2011-03-09
    soldstatus $2,600,000

ⓘ 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: $5,836 · $486/mo
• Projected year-2 tax: $5,836 · $486/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $67,727
• − Mortgage interest: −$29,520
• − Property taxes: −$5,836
• − Insurance: −$7,754
• − Repairs & maintenance: −$5,418
• − Management: −$5,418
• − HOA: −$6,120
• − Depreciation: −$15,331
• Taxable loss: −$7,669
• Est. tax savings @ 24.0%: +$1,841
• After-tax cash flow: $2,472/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

-79.7% since first listed

20 events — show timeline

• 2026-04-02 Price Changed $527,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listed $538,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $538,000 FORTMLS
• 2025-12-01 Listed $543,000 FORTMLS
• 2025-10-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Listed for Rent $6,500 STELLARMLS
• 2025-09-03 Price Changed $575,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-17 Price Changed $589,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-13 Price Changed $594,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Listed $599,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-20 Sold (Public Records) $300,000 Public Records
• 2016-09-16 Sold (MLS) $300,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-02 Listed $329,900 Stellar MLS as Distributed by MLS Grid
• 2012-08-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-06-26 Listed $279,700 Stellar MLS as Distributed by MLS Grid
• 2012-04-06 Sold (Public Records) $235,000 Public Records
• 2012-03-30 Sold (MLS) $235,000 Stellar MLS as Distributed by MLS Grid
• 2011-07-01 Listed $248,500 Stellar MLS as Distributed by MLS Grid
• 2011-03-09 Sold (Public Records) $2,600,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $5,836 · +2.7% YoY. Source: county tax records.