8283 Pelican Rd · Grove City, FL 34224

$130,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 1 Days on market

Built 1973 6,890 sqft lot

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come and make your this nice house. Perfect for an investment or to your home. Dont lose this opportunity. Very well located and close to everything

Key facts

• 6,890 sq ft lot
• Parking
• Built 1973

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Driveway (paved)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Entry level: 1; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Built as resale property
• Exterior features: Fence; Rectangular lot; South exposure

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Bedroom on main level; Unfurnished; Great room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 8.8% 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 (-0.1%/yr); 734 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% 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 $899 of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 4y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $130,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.17% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.1%
• Equity multiple: 0.78×
• Total profit: $-7,988
• Equity at exit: $19,383

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-1,487
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$682
• Tax from tax record: −$190 /mo · $2,285/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $275

Break-even live

Break-even rent $1,173

Max offer price $130,000

Occupancy floor 77%

Sensitivity live

Price	-10% $348	-5% $311	+0% $275	+5% $238	+10% $201
Rent	-10% $155	-5% $215	+0% $275	+5% $335	+10% $395
Rate	-1.0pp $340	-0.5pp $308	base $275	+0.5pp $241	+1.0pp $207

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4341 Placida Rd #5 Englewood, FL	2.0	2.0	1071	$1,350	$1.26	21d	1	0.29mi
4341 Placida Rd #6 Englewood, FL	2.0	2.0	1071	$1,450	$1.35	21d	1	0.29mi
3280 Holly Ave Englewood, FL	3.0	2.0	900	$3,300	$3.67	21d	1	0.84mi
309 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	960	$1,450	$1.51	21d	1	1.12mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,126	$1.10	14d	1	1.16mi
260 Rotonda Blvd W Unit 2 Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	21d	1	1.16mi
284 Rotonda Blvd W Rotonda West, FL	2.0	2.0	897	$1,475	$1.64	21d	1	1.20mi
146 Boundary Blvd Unit B101 Rotonda West, FL	2.0	2.0	815	$1,400	$1.72	21d	1	1.38mi

Listing history 46 events

1. 2026-06-18
   remarks 148-char remark
2. 2026-06-18
   pricedays on marketlisting id $130,000 Active 1 DOM
3. 2026-06-17
   days on market $160,000 Active 71 DOM
4. 2026-06-16
   days on market $160,000 Active 70 DOM
5. 2026-06-15
   days on market $160,000 Active 69 DOM
6. 2026-06-14
   days on market $160,000 Active 67 DOM
7. 2026-06-13
   days on market $160,000 Active 66 DOM
8. 2026-06-10
   days on market $160,000 Active 64 DOM
9. 2026-06-09
   days on market $160,000 Active 63 DOM
10. 2026-06-08
    days on market $160,000 Active 62 DOM
11. 2026-06-07
    days on market $160,000 Active 61 DOM
12. 2026-06-05
    days on market $160,000 Active 58 DOM
13. 2026-06-03
    days on market $160,000 Active 57 DOM
14. 2026-06-02
    days on market $160,000 Active 56 DOM
15. 2026-06-01
    days on market $160,000 Active 55 DOM
16. 2026-05-31
    days on market $160,000 Active 54 DOM
17. 2026-05-30
    days on market $160,000 Active 53 DOM
18. 2026-04-07
    listed $160,000 Active
19. 2026-02-13
    historical $1,250
20. 2026-01-13
    listed $1,250
21. 2025-12-10
    historical $1,250
22. 2025-11-08
    listed $1,250
23. 2025-10-10
    historical $1,250
24. 2025-09-29
    listed $1,250
25. 2024-04-10
    historical $1,600
26. 2024-03-30
    historical $1,600
27. 2024-03-30
    listed $1,600
28. 2024-03-30
    listed $1,600
29. 2024-03-26
    historical $1,600
30. 2024-03-13
    price $1,600
31. 2024-01-31
    price $1,700
32. 2024-01-28
    price $2,000
33. 2024-01-26
    price $1,500
34. 2024-01-10
    historical
35. 2023-12-12
    status Active
36. 2023-11-11
    listed $1,800
37. 2023-11-11
    historical $1,800
38. 2023-11-08
    listed $1,800
39. 2023-07-17
    listed $230,000 Active
40. 2022-12-15
    historical
41. 2022-10-12
    historical
42. 2022-09-08
    status Active
43. 2022-07-25
    status Pending
44. 2022-07-14
    listed $217,000 Active
45. 2008-05-22
    soldstatus $95,000
46. 2006-12-07
    soldstatus $90,000

ⓘ 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: $2,285 · $190/mo
• Projected year-2 tax: $2,285 · $190/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 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $18,242
• − Mortgage interest: −$7,282
• − Property taxes: −$2,285
• − Insurance: −$650
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$3,782
• Taxable income: $1,325
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,978/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
• 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

+77.8% since first listed

29 events — show timeline

• 2026-04-07 Listed $160,000 FORTMLS
• 2026-02-13 Rental Removed $1,250 TURBOTENANT
• 2026-01-13 Listed for Rent $1,250 TURBOTENANT
• 2025-12-10 Rental Removed $1,250 TURBOTENANT
• 2025-11-08 Listed for Rent $1,250 TURBOTENANT
• 2025-10-10 Rental Removed $1,250 TURBOTENANT
• 2025-09-29 Listed for Rent $1,250 TURBOTENANT
• 2024-04-10 Rental Removed $1,600 APPFOLIO
• 2024-03-30 Rental Removed $1,600 TURBOTENANT
• 2024-03-30 Listed for Rent $1,600 APPFOLIO
• 2024-03-30 Listed for Rent $1,600 TURBOTENANT
• 2024-03-26 Rental Removed $1,600 APPFOLIO
• 2024-03-13 Price Changed $1,600 APPFOLIO
• 2024-01-31 Price Changed $1,700 APPFOLIO
• 2024-01-28 Price Changed $2,000 APPFOLIO
• 2024-01-26 Price Changed $1,500 APPFOLIO
• 2024-01-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-12-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-11-11 Listed for Rent $1,800 APPFOLIO
• 2023-11-11 Rental Removed $1,800 TURBOTENANT
• 2023-11-08 Listed for Rent $1,800 TURBOTENANT
• 2023-07-17 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-15 Rental Removed — TURBOTENANT
• 2022-10-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-09-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-07-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-14 Listed $217,000 Stellar MLS as Distributed by MLS Grid
• 2008-05-22 Sold (Public Records) $95,000 Public Records
• 2006-12-07 Sold (Public Records) $90,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,285 · +3.4% YoY. Source: county tax records.