405 Sunset Rd N · Grove City, FL 33947

$380,000

3 bd · 2.0 ba · 1,496 sqft · Land · 360 Days on market

Built 2025 7,500 sqft lot $10/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
• Appreciation +5.6/10.0
• Cash flow +5.1/30.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

ROTONDA HEIGHTS - An excellent price for a Deed Restricted lot in Rotonda Heights, with excellent access to Englewood beaches, boating, marinas, restaurants, 5 golf courses, low $110 annual fees, I-75 and US 41 (Tamiami Tr).

Key facts

• Tiled walk-in shower
• New construction
• Walk-in closet

Tags

• NEW CONSTRUCTION
• IMPACT WINDOWS
• CHEF'S KITCHEN
• WALK-IN CLOSET
• EN-SUITE BATH
• TILED WALK-IN SHOWER

Property features AI

Finance

• Other: Lot about 0.17 acre (approx. 697 m²); Asphalt road access
• HOA & community: HOA required; annual fee $127 (about $10.58/month); Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected
• Home design: Single-family residence; Residential property; Completed condition; One story; North-facing entry
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction
• Exterior features: Rear porch; Private mailbox; Sliding doors; Irrigation equipment

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Coffered ceilings; High ceilings; Open living room / dining room; Tray ceilings; Walk-in closets
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $380k.

Deal economics

• At list price, monthly cash flow is $-938 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (35.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (41.2% below list).
• Recommended offer: $223k (41.2% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 2.8% in Grove City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, 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.
• 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 (-0.2%/yr); 863 active listings in the ZIP; 27 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

• In year one you build about $7k of equity ($3k loan paydown + $5k 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 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask is 17173% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $24k; list at $380k implies a 1483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $223,352 (41.2% 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 360 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.59% ✗
• Cap rate: 3.54%
• Cash-on-cash: -9.83%
• DSCR: 0.56
• GRM: 14.2

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: -10.1%
• Equity multiple: 0.49×
• Total profit: $-54,435
• Equity at exit: $134,694

10-year hold

• IRR: -5.6%
• Equity multiple: 0.32×
• Total profit: $-72,133
• Equity at exit: $182,901

Cash invested: $106,400 (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 33947

• Home prices YoY: 0.4%
• Rents YoY: -0.2%
• Active inventory: 863
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$10
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-938

Break-even live

Break-even rent $3,421

Max offer price $244,259

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	21d	1	0.53mi
502 Sunset Rd N Rotonda West, FL	3.0	2.0	1636	$2,100	$1.28	21d	1	0.56mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	21d	1	0.60mi
309 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	960	$1,450	$1.51	21d	1	0.88mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	21d	1	0.97mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	21d	1	1.02mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	21d	1	1.03mi
278 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	1138	$1,625	$1.43	21d	1	1.03mi
9372 San Bernandino Ave Englewood, FL	2.0	2.0	1020	$4,666	$4.57	21d	1	1.07mi
8644 Saint Kitts Cir Englewood, FL	3.0	3.0	1849	$2,095	$1.13	21d	1	1.08mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	21d	1	1.12mi
8613 Seasalt Loop Englewood, FL	3.0	2.0	1422	$3,650	$2.57	21d	1	1.21mi
8716 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,500	$1.76	21d	1	1.21mi
8146 Saint Kitts Cir Englewood, FL	3.0	2.0	1635	$2,400	$1.47	21d	1	1.22mi
8722 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,100	$1.48	21d	1	1.22mi
8787 Saint Kitts Cir Englewood, FL	3.0	2.0	1422	$2,300	$1.62	13d	1	1.27mi
9264 Anita Ave Unit A Englewood, FL	2.0	2.0	1008	$1,400	$1.39	21d	1	1.27mi
9312 Anita Ave Unit B Englewood, FL	2.0	1.0	972	$1,600	$1.65	21d	1	1.28mi
9322 Anita Ave Englewood, FL	2.0	2.0	1133	$1,495	$1.32	21d	1	1.28mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	21d	1	1.30mi
4341 Placida Rd #5 Englewood, FL	2.0	2.0	1071	$1,350	$1.26	21d	1	1.33mi
4341 Placida Rd #6 Englewood, FL	2.0	2.0	1071	$1,450	$1.35	21d	1	1.33mi
9416 Anita Ave Englewood, FL	3.0	2.0	1162	$1,750	$1.51	13d	1	1.34mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	13d	1	1.36mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	21d	1	1.42mi
9271 Tacoma Ave Unit B Englewood, FL	2.0	2.0	1206	$1,650	$1.37	21d	1	1.46mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	21d	1	1.47mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 39 events

1. 2026-06-18
   days on market $380,000 Active 360 DOM
2. 2026-06-17
   days on market $380,000 Active 359 DOM
3. 2026-06-16
   days on market $380,000 Active 358 DOM
4. 2026-06-15
   days on market $380,000 Active 357 DOM
5. 2026-06-14
   days on market $380,000 Active 355 DOM
6. 2026-06-13
   days on market $380,000 Active 354 DOM
7. 2026-06-10
   days on market $380,000 Active 352 DOM
8. 2026-06-09
   days on market $380,000 Active 351 DOM
9. 2026-06-08
   days on market $380,000 Active 350 DOM
10. 2026-06-05
    days on market $380,000 Active 346 DOM
11. 2026-06-02
    days on market $380,000 Active 344 DOM
12. 2026-06-01
    days on market $380,000 Active 343 DOM
13. 2026-05-31
    days on market $380,000 Active 342 DOM
14. 2026-05-30
    days on market $380,000 Active 341 DOM
15. 2026-02-03
    price $380,000
16. 2026-01-03
    price $393,000
17. 2025-12-18
    price $2,050
18. 2025-08-20
    price $399,000
19. 2025-08-14
    price $2,095
20. 2025-07-27
    listed $2,200
21. 2025-06-23
    listed $415,000 Active
22. 2025-06-23
    historical
23. 2025-04-03
    listed $425,000 Active
24. 2024-01-10
    soldstatus $24,000
25. 2023-12-27
    soldstatus $19,500
26. 2023-12-18
    soldstatus $19,500 Closed 225-char remark

    Show marketing remark (225 chars)

    ROTONDA HEIGHTS - An excellent price for a Deed Restricted lot in Rotonda Heights, with excellent access to Englewood beaches, boating, marinas, restaurants, 5 golf courses, low $110 annual fees, I-75 and US 41 (Tamiami Tr).

27. 2023-10-19
    status Pending 225-char remark

    Show marketing remark (225 chars)

    ROTONDA HEIGHTS - An excellent price for a Deed Restricted lot in Rotonda Heights, with excellent access to Englewood beaches, boating, marinas, restaurants, 5 golf courses, low $110 annual fees, I-75 and US 41 (Tamiami Tr).

28. 2023-10-17
    listed $21,000 Active 225-char remark

    Show marketing remark (225 chars)

    ROTONDA HEIGHTS - An excellent price for a Deed Restricted lot in Rotonda Heights, with excellent access to Englewood beaches, boating, marinas, restaurants, 5 golf courses, low $110 annual fees, I-75 and US 41 (Tamiami Tr).

29. 2023-07-31
    historical
30. 2023-02-01
    listed $24,000 Active
31. 2020-06-30
    historical
32. 2020-01-02
    status Active
33. 2019-12-28
    historical
34. 2018-06-15
    listed $11,500 Active
35. 2006-11-03
    listed $55,000
36. 2005-03-23
    soldstatus $35,000
37. 2005-03-21
    soldstatus $35,000
38. 2005-01-31
    listed $35,500
39. 2003-05-09
    soldstatus $5,300

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 94% 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: $26,802
• − Mortgage interest: −$21,286
• − Property taxes: −$5,700
• − Insurance: −$2,698
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − HOA: −$120
• − Depreciation: −$11,055
• Taxable loss: −$18,344
• Est. tax savings @ 24.0%: +$4,403
• After-tax cash flow: $-6,854/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

+7069.8% since first listed

25 events — show timeline

• 2026-02-03 Price Changed $380,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-03 Price Changed $393,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Price Changed $2,050 STELLARMLS
• 2025-08-20 Price Changed $399,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Price Changed $2,095 STELLARMLS
• 2025-07-27 Listed for Rent $2,200 STELLARMLS
• 2025-06-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Listed $415,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-03 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-10 Sold (Public Records) $24,000 Public Records
• 2023-12-27 Sold (Public Records) $19,500 Public Records
• 2023-12-18 Sold (MLS) $19,500 Stellar MLS as Distributed by MLS Grid
• 2023-10-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-10-17 Listed $21,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-02-01 Listed $24,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-01-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-12-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-06-15 Listed $11,500 Stellar MLS as Distributed by MLS Grid
• 2006-11-03 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-23 Sold (Public Records) $35,000 Public Records
• 2005-03-21 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2005-01-31 Listed $35,500 Stellar MLS as Distributed by MLS Grid
• 2003-05-09 Sold (Public Records) $5,300 Public Records

Property tax history

+9.0%/yr

Latest (2025): $544 · +1.6% YoY. Source: county tax records.