10244 Stonecrop Ave · Rotonda, FL 34224

$100,000

2 bd · 2.0 ba · 980 sqft · SingleFamily public records · 5 Days on market

Built 1984 9,999 sqft lot Est $195k · 49% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hurricane damaged home. This little gem needs plenty of work but promises its new owner a one of a kind home in return. The living area is large and features a wood burning fireplace. The kitchen has tile counters and backsplash and room for a small dinette. There is a large utility room and full bath rounding out the ground floor. Upstairs you have two bedrooms and a half bath. Bring your toolbox and HD card and you have a golden opportunity to earn some sweat equity. This property lost the roof and chimney and has some siding issues. This property will not qualify for financing so cash offers only will be accepted. Instant sweat equity for the buyer willing to tackle this project.

Key facts

• 9,999 sq ft lot
• Built 1984
• Listed 5 days

Property features AI

Finance

• Other: Zoned RSF3.5; Unfurnished
• HOA & community: No association indicated

Exterior

• Utilities: Public water; Septic tank sewer; Electricity available; Water connected
• Home design: Single family residence; Two-story home; South-facing
• Construction: Frame construction; Shingle roof; Slab foundation; Built on 0.23-acre lot
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; 8 total rooms
• Laundry & utility: Inside laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.4% 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: 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: Vineland Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 579 students, 45% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 37% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 14 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).
• This rent runs 34% of the median local income ($57k/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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.63% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.93%
• DSCR: 1.98
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $195,020
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7429 Hart St	0.39mi	2/2.0	987 (+1%)	1mo	$195,000	$198	80
11052 Sunnydale Ave	0.70mi	2/2.0	990 (+1%)	2mo	$220,000	$222	64
7341 Hart St	0.47mi	2/1.5	1,120 (+14%)	14mo	$175,400	$157	41
7393 Mamouth St	0.58mi	2/2.0	1,122 (+14%)	12mo	$223,650	$199	39

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.42×
• Total profit: $11,680
• Equity at exit: $14,910

10-year hold

• IRR: 17.3%
• Equity multiple: 2.21×
• Total profit: $33,974
• Equity at exit: $8,646

Cash invested: $28,000 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$524
• Tax from tax record: −$211 /mo · $2,529/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $512

Break-even live

Break-even rent $983

Max offer price $100,000

Occupancy floor 64%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10195 Burlington Ave Englewood, FL	2.0	2.0	1048	$1,750	$1.67	13d	1	0.99mi
9372 San Bernandino Ave Englewood, FL	2.0	2.0	1020	$4,666	$4.57	21d	1	1.09mi
10476 Pendleton Ave Englewood, FL	2.0	2.0	1043	$1,515	$1.45	21d	1	1.10mi
7234 Maguire Ln Englewood, FL	2.0	2.0	964	$2,800	$2.90	21d	1	1.12mi
10147 Tramore Ave Unit A Englewood, FL	2.0	1.0	805	$1,300	$1.61	13d	1	1.17mi
309 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	960	$1,450	$1.51	21d	1	1.19mi
11050 Pendleton Ave Unit A Englewood, FL	2.0	2.0	957	$1,445	$1.51	13d	1	1.20mi
11081 Pendleton Ave Unit A Englewood, FL	2.0	2.0	957	$1,345	$1.41	13d	1	1.21mi
9490 Tacoma Ave Unit B Englewood, FL	2.0	1.0	742	$1,349	$1.82	21d	1	1.41mi
9490 Tacoma Ave Unit A Englewood, FL	2.0	1.0	742	$1,395	$1.88	21d	1	1.41mi
11255 Pendleton Ave Unit B Englewood, FL	2.0	2.0	920	$1,400	$1.52	21d	1	1.43mi
11452 Oceanspray Blvd Englewood, FL	2.0	2.0	1000	$1,550	$1.55	21d	1	1.43mi
9410 Tacoma Ave Unit A Englewood, FL	3.0	2.0	1062	$1,600	$1.51	13d	1	1.48mi
11207 Kimberly Ave Unit A Englewood, FL	2.0	1.0	860	$1,295	$1.51	21d	1	1.50mi

Listing history 10 events

1. 2026-05-12
   status Pending
2. 2026-05-07
   listed $100,000 Active
3. 2022-11-15
   soldstatus $140,000
4. 2022-11-04
   soldstatus $140,000 Closed 691-char remark

   Show marketing remark (691 chars)

   Hurricane damaged home. This little gem needs plenty of work but promises its new owner a one of a kind home in return. The living area is large and features a wood burning fireplace. The kitchen has tile counters and backsplash and room for a small dinette. There is a large utility room and full bath rounding out the ground floor. Upstairs you have two bedrooms and a half bath. Bring your toolbox and HD card and you have a golden opportunity to earn some sweat equity. This property lost the roof and chimney and has some siding issues. This property will not qualify for financing so cash offers only will be accepted. Instant sweat equity for the buyer willing to tackle this project.

5. 2022-10-18
   status Pending 691-char remark

   Show marketing remark (691 chars)

   Hurricane damaged home. This little gem needs plenty of work but promises its new owner a one of a kind home in return. The living area is large and features a wood burning fireplace. The kitchen has tile counters and backsplash and room for a small dinette. There is a large utility room and full bath rounding out the ground floor. Upstairs you have two bedrooms and a half bath. Bring your toolbox and HD card and you have a golden opportunity to earn some sweat equity. This property lost the roof and chimney and has some siding issues. This property will not qualify for financing so cash offers only will be accepted. Instant sweat equity for the buyer willing to tackle this project.

6. 2022-10-14
   price $150,000 691-char remark

   Show marketing remark (691 chars)

   Hurricane damaged home. This little gem needs plenty of work but promises its new owner a one of a kind home in return. The living area is large and features a wood burning fireplace. The kitchen has tile counters and backsplash and room for a small dinette. There is a large utility room and full bath rounding out the ground floor. Upstairs you have two bedrooms and a half bath. Bring your toolbox and HD card and you have a golden opportunity to earn some sweat equity. This property lost the roof and chimney and has some siding issues. This property will not qualify for financing so cash offers only will be accepted. Instant sweat equity for the buyer willing to tackle this project.

7. 2022-09-16
   listed $219,000 Active 691-char remark

   Show marketing remark (691 chars)

   Hurricane damaged home. This little gem needs plenty of work but promises its new owner a one of a kind home in return. The living area is large and features a wood burning fireplace. The kitchen has tile counters and backsplash and room for a small dinette. There is a large utility room and full bath rounding out the ground floor. Upstairs you have two bedrooms and a half bath. Bring your toolbox and HD card and you have a golden opportunity to earn some sweat equity. This property lost the roof and chimney and has some siding issues. This property will not qualify for financing so cash offers only will be accepted. Instant sweat equity for the buyer willing to tackle this project.

8. 2017-07-11
   soldstatus $80,000
9. 2014-05-01
   historical
10. 2013-12-20
    listed $62,000 Active

ⓘ 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: $2,529 · $211/mo
• Projected year-2 tax: $2,529 · $211/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $19,572
• − Mortgage interest: −$5,602
• − Property taxes: −$2,529
• − Insurance: −$500
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$2,909
• Taxable income: $4,901
• Est. tax owed @ 24.0%: −$1,176
• After-tax cash flow: $4,964/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): 15,536
• Household income: $57,281
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 329.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% German/W. Germanic 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: ▼ -75.76%
• Current HPI: 325.0345
• Rent YoY: ▼ -0.11%
• 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

+61.3% since first listed

10 events — show timeline

• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-15 Sold (Public Records) $140,000 Public Records
• 2022-11-04 Sold (MLS) $140,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-10-14 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-16 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2017-07-11 Sold (Public Records) $80,000 Public Records
• 2014-05-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-12-20 Listed $62,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+14.0%/yr

Latest (2025): $2,529 · -11.1% YoY. Source: county tax records.