336 Sunset Rd · Grove City, FL 33947

$449,000

4 bd · 2.0 ba · 1,604 sqft · Land · 91 Days on market

Built 2026 7,500 sqft lot $7/mo HOA

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Beautiful building lot in the up and coming area of Rotonda Heights! Never have anyone behind you on this private lot with rear County reserved Green Space! Public water & public sewer service this lot, and it is not in a scrub jay area. Take advantage of the $30 million project that created the new Winchester Blvd South, placing much needed access in and out of the Rotonda Heights Community; now beach trips are under 10 minutes! Golfers paradise as well with Rotonda's 5 courses, watch the Tampa Bay Ray’s or Atlanta Braves during Spring Training, with The Charlotte Stone Crabs not disappointing during Minor League season! Plus close to all amenities. .. grocery, hospital, doctors, Home Depot, Walmart, schools, library. .. . With 1900 homesites, Rotonda Heights only has just over 400 of them developed with homes. .. come be part of this exciting & growing community in Southwest Florida! Many award winning builders in the area, pricing available on incredible 10’ Volume ceiling 3 bedroom, 2 bath pool homes with Porcelain Plank flooring, granite countertops throughout. This slice of paradise is ready for you to build your dream home on!

Key facts

• Private pool
• Light tile flooring
• Modern cabinetry

Tags

• PRIVATE POOL
• LIGHT TILE FLOORING
• SPA INSPIRED TILE SHOWER
• MODERN CABINETRY
• STAINLESS STEEL APPLIANCES
• WATERFALL ISLAND

Property features AI

Finance

• HOA & community: Rotonda Heights community association; HOA required; $95 annually (about $7.92/month); Pets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Irrigation equipment
• Home design: Single family residence; One story; Faces East; New construction; Completed condition
• Construction: Block construction; Shingle roof; Slab foundation; Built as new construction
• Exterior features: Private in-ground pool (12 x 28); Cleared lot; Asphalt road

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Ceiling fans; Walk-in closets
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $449k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (43.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (38.5% below list).
• Recommended offer: $253k (43.6% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 2.8% in Grove City — 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 63/100 on livability (#713 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities 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: Rents soft (-0.2%/yr); 863 active listings in the ZIP; 24 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).
• This rent runs 41% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($3k loan paydown + $6k appreciation (1.2% local appreciation)).
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $26k; list at $449k implies a 1627% 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 $253,134 (43.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.62% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.85%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.36×
• Total profit: $-80,086
• Equity at exit: $159,151

10-year hold

• IRR: -7.8%
• Equity multiple: 0.05×
• Total profit: $-119,608
• Equity at exit: $216,113

Cash invested: $125,720 (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 33947

• Home prices YoY: 0.4%
• Rents YoY: -0.2%
• Active inventory: 863
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,763 high
• Mortgage (P&I): −$2,355
• Tax est. 1.5%: −$561 /mo · $6,735/yr
• Insurance: −$187
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$7
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-1,354

Break-even live

Break-even rent $4,477

Max offer price $253,134

Occupancy floor —

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8256 Shore Lake Dr Englewood, FL	3.0	3.0	2201	$2,500	$1.14	21d	1	0.37mi
511 Sweetwater Dr Rotonda West, FL	4.0	2.5	2160	$2,200	$1.02	21d	1	0.58mi
502 Sunset Rd N Rotonda West, FL	3.0	2.0	1636	$2,100	$1.28	21d	1	0.59mi
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	21d	1	0.66mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	21d	1	0.85mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	21d	1	0.96mi
7160 Carlsbad Ter Englewood, FL	3.0	2.0	2061	$4,500	$2.18	21d	1	0.96mi
8318 Waterscape Rd Unit NA Englewood, FL	4.0	3.0	2032	$2,425	$1.19	21d	1	0.99mi
8318 Waterscape Rd Englewood, FL	4.0	3.0	2027	$2,475	$1.22	21d	1	1.00mi
8644 Saint Kitts Cir Englewood, FL	3.0	3.0	1849	$2,095	$1.13	21d	1	1.03mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	21d	1	1.07mi
8756 Coco Bay Blvd Englewood, FL	4.0	3.0	2027	$2,600	$1.28	21d	1	1.08mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	21d	1	1.11mi
8146 Saint Kitts Cir Englewood, FL	3.0	2.0	1635	$2,400	$1.47	21d	1	1.13mi
8716 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,500	$1.76	21d	1	1.16mi
8613 Seasalt Loop Englewood, FL	3.0	2.0	1422	$3,650	$2.57	21d	1	1.16mi
9400 New Martinsville Ave Englewood, FL	3.0	2.0	1879	$3,300	$1.76	21d	1	1.16mi
8722 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,100	$1.48	21d	1	1.16mi
8787 Saint Kitts Cir Englewood, FL	3.0	2.0	1422	$2,300	$1.62	13d	1	1.21mi
10123 Bay Ave Englewood, FL	3.0	2.0	2010	$2,150	$1.07	21d	1	1.39mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	21d	1	1.40mi
9416 Anita Ave Englewood, FL	3.0	2.0	1162	$1,750	$1.51	13d	1	1.47mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	21d	1	1.47mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	21d	1	1.49mi

HOA detail

• Monthly dues: $7 · $84/yr
• Likely covers: watersewerpool

Listing history 30 events

1. 2026-06-18
   days on market $449,000 Active 91 DOM
2. 2026-06-17
   days on market $449,000 Active 90 DOM
3. 2026-06-16
   days on market $449,000 Active 89 DOM
4. 2026-06-15
   days on market $449,000 Active 88 DOM
5. 2026-06-14
   days on market $449,000 Active 86 DOM
6. 2026-06-13
   days on market $449,000 Active 85 DOM
7. 2026-06-10
   days on market $449,000 Active 83 DOM
8. 2026-06-09
   days on market $449,000 Active 82 DOM
9. 2026-06-08
   days on market $449,000 Active 81 DOM
10. 2026-06-07
    days on market $449,000 Active 80 DOM
11. 2026-06-05
    days on market $449,000 Active 77 DOM
12. 2026-06-03
    days on market $449,000 Active 76 DOM
13. 2026-06-02
    days on market $449,000 Active 75 DOM
14. 2026-06-01
    days on market $449,000 Active 74 DOM
15. 2026-05-31
    days on market $449,000 Active 73 DOM
16. 2026-05-30
    days on market $449,000 Active 72 DOM
17. 2026-05-11
    price $449,000
18. 2026-04-19
    price $454,900
19. 2026-03-19
    listed $469,900 Active
20. 2024-08-02
    soldstatus $26,000
21. 2024-07-19
    soldstatus $26,000 Closed 1179-char remark

    Show marketing remark (1179 chars)

    Beautiful building lot in the up and coming area of Rotonda Heights! Never have anyone behind you on this private lot with rear County reserved Green Space! Public water & public sewer service this lot, and it is not in a scrub jay area. Take advantage of the $30 million project that created the new Winchester Blvd South, placing much needed access in and out of the Rotonda Heights Community; now beach trips are under 10 minutes! Golfers paradise as well with Rotonda's 5 courses, watch the Tampa Bay Ray’s or Atlanta Braves during Spring Training, with The Charlotte Stone Crabs not disappointing during Minor League season! Plus close to all amenities. .. grocery, hospital, doctors, Home Depot, Walmart, schools, library. .. . With 1900 homesites, Rotonda Heights only has just over 400 of them developed with homes. .. come be part of this exciting & growing community in Southwest Florida! Many award winning builders in the area, pricing available on incredible 10’ Volume ceiling 3 bedroom, 2 bath pool homes with Porcelain Plank flooring, granite countertops throughout. This slice of paradise is ready for you to build your dream home on!

22. 2024-06-14
    status Pending 1179-char remark

    Show marketing remark (1179 chars)

    Beautiful building lot in the up and coming area of Rotonda Heights! Never have anyone behind you on this private lot with rear County reserved Green Space! Public water & public sewer service this lot, and it is not in a scrub jay area. Take advantage of the $30 million project that created the new Winchester Blvd South, placing much needed access in and out of the Rotonda Heights Community; now beach trips are under 10 minutes! Golfers paradise as well with Rotonda's 5 courses, watch the Tampa Bay Ray’s or Atlanta Braves during Spring Training, with The Charlotte Stone Crabs not disappointing during Minor League season! Plus close to all amenities. .. grocery, hospital, doctors, Home Depot, Walmart, schools, library. .. . With 1900 homesites, Rotonda Heights only has just over 400 of them developed with homes. .. come be part of this exciting & growing community in Southwest Florida! Many award winning builders in the area, pricing available on incredible 10’ Volume ceiling 3 bedroom, 2 bath pool homes with Porcelain Plank flooring, granite countertops throughout. This slice of paradise is ready for you to build your dream home on!

23. 2024-02-28
    price $26,900 1179-char remark

    Show marketing remark (1179 chars)

    Beautiful building lot in the up and coming area of Rotonda Heights! Never have anyone behind you on this private lot with rear County reserved Green Space! Public water & public sewer service this lot, and it is not in a scrub jay area. Take advantage of the $30 million project that created the new Winchester Blvd South, placing much needed access in and out of the Rotonda Heights Community; now beach trips are under 10 minutes! Golfers paradise as well with Rotonda's 5 courses, watch the Tampa Bay Ray’s or Atlanta Braves during Spring Training, with The Charlotte Stone Crabs not disappointing during Minor League season! Plus close to all amenities. .. grocery, hospital, doctors, Home Depot, Walmart, schools, library. .. . With 1900 homesites, Rotonda Heights only has just over 400 of them developed with homes. .. come be part of this exciting & growing community in Southwest Florida! Many award winning builders in the area, pricing available on incredible 10’ Volume ceiling 3 bedroom, 2 bath pool homes with Porcelain Plank flooring, granite countertops throughout. This slice of paradise is ready for you to build your dream home on!

24. 2023-09-05
    listed $27,000 Active 1179-char remark

    Show marketing remark (1179 chars)

    Beautiful building lot in the up and coming area of Rotonda Heights! Never have anyone behind you on this private lot with rear County reserved Green Space! Public water & public sewer service this lot, and it is not in a scrub jay area. Take advantage of the $30 million project that created the new Winchester Blvd South, placing much needed access in and out of the Rotonda Heights Community; now beach trips are under 10 minutes! Golfers paradise as well with Rotonda's 5 courses, watch the Tampa Bay Ray’s or Atlanta Braves during Spring Training, with The Charlotte Stone Crabs not disappointing during Minor League season! Plus close to all amenities. .. grocery, hospital, doctors, Home Depot, Walmart, schools, library. .. . With 1900 homesites, Rotonda Heights only has just over 400 of them developed with homes. .. come be part of this exciting & growing community in Southwest Florida! Many award winning builders in the area, pricing available on incredible 10’ Volume ceiling 3 bedroom, 2 bath pool homes with Porcelain Plank flooring, granite countertops throughout. This slice of paradise is ready for you to build your dream home on!

25. 2023-07-22
    historical
26. 2023-02-08
    price $28,900
27. 2022-09-13
    listed $34,900 Active
28. 2005-09-19
    soldstatus $58,500
29. 2004-04-16
    soldstatus $45,400
30. 2004-01-14
    soldstatus $14,000

ⓘ 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 8/10 Severe FEMA zone AE · 97% 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: $33,158
• − Mortgage interest: −$25,151
• − Property taxes: −$6,735
• − Insurance: −$7,364
• − Repairs & maintenance: −$2,653
• − Management: −$2,653
• − HOA: −$84
• − Depreciation: −$13,062
• Taxable loss: −$24,543
• Est. tax savings @ 24.0%: +$5,890
• After-tax cash flow: $-10,353/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 — Grove City

• Score: 63/100
• State rank: #713
• US rank: #15171

Category grades

Amenities F Commute F Cost of living A+ 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): 10,447
• Household income: $80,091
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 91.0

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 4%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 93% English-only · Russian/Polish/Slavic 3% 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: ▲ 1.25%
• Current HPI: 311.3231
• Rent YoY: ▼ -0.22%
• 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

+3107.1% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $449,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-19 Price Changed $454,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $469,900 Stellar MLS as Distributed by MLS Grid
• 2024-08-02 Sold (Public Records) $26,000 Public Records
• 2024-07-19 Sold (MLS) $26,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-28 Price Changed $26,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-05 Listed $27,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-02-08 Price Changed $28,900 Stellar MLS as Distributed by MLS Grid
• 2022-09-13 Listed $34,900 Stellar MLS as Distributed by MLS Grid
• 2005-09-19 Sold (Public Records) $58,500 Public Records
• 2004-04-16 Sold (Public Records) $45,400 Public Records
• 2004-01-14 Sold (Public Records) $14,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $544 · +23.5% YoY. Source: county tax records.