6796 Gasparilla Pines Blvd #105 · Rotonda, FL 34224

$138,000

2 bd · 2.0 ba · 1,037 sqft · Condo public records · 39 Days on market

Built 1980 $510/mo HOA · 26% 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 +17.4/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 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

Looking for a winter get-away? Then look no further than this turnkey furnished 2 bed, 2 bath, 1 car carport condo in Village at Wildflower, a "55 plus" community. Glass enclosed tiled front entry welcomes you in. Living/dining room has newer carpeted flooring, a ceiling fan and sliding glass doors to the Florida room. Galley style eat-in kitchen has updated wood cabinetry & countertops, domed lighting with brand new panels, tiled flooring, and full appliance package incl a newer built-in microwave. Master bedroom has newer carpeted flooring, ceiling fan, door to Florida room & wall closet and the master bath has tiled flooring, new raised height commode and shower with door. Guest bedroom has carpeted flooring, a ceiling fan and wall closet. Guest bathroom has a newer wood vanity with cultured marble countertop, tiled flooring, linen closet and combination tub/shower. Glass enclosed Florida room. Inside utility room has a newer Amana front load stackable washer/dryer, tiled flooring, & built-in upper and lower cabinetry for lots of extra storage. The carport is right in front of the unit, so it will be easy to bring in your groceries. Newer A/C unit with humidistat make the condo energy efficient. New water heater in 2009 and Home has all new overhead plumbing. Well for watering. Relax at the community pool or take a walk at one of the nearby parks. This is a little community that is located near area beaches, 5 premier golf courses, lots of restaurants and world class fishing. Sorry - no pets allowed.

Key facts

• Turnkey furnished
• End unit
• Florida room

Tags

• FLORIDA ROOM
• GARDEN-STYLE AREA
• HEATED COMMUNITY POOL
• TURNKEY FURNISHED
• END UNIT

Property features AI

Finance

• Other: Turnkey furnished; Third-party listing
• Financial info: Total annual association fees $6,120; Monthly condo fee $510; Lease restrictions apply
• HOA & community: HOA managed by Gateway Management; Condo fees $510 monthly (includes common area taxes, pool, escrow reserves, insurance, structure maintenance, grounds maintenance, management); Pool in community; Deed restrictions; Community mailbox; Association approval required; Senior community; Pets not allowed; Condo land included

Exterior

• Parking: Deeded parking; Guest parking; Open parking; 1-car carport
• Security: Community with buyer approval required
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Residential condominium; One story; Entry on first floor; Southeast facing
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Built as part of a multi-unit building (building #105)
• Exterior features: Patio; Sidewalk; Exterior storage

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Window treatments; Florida room; Inside utility/storage
• Laundry & utility: Inside laundry room with washer and dryer; Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $138k.

Deal economics

• At list price, monthly cash flow is $36 ($437/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $134k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 20 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 41% 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 $954 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

• It's been on market 39 days — a 3% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $85k; list at $138k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 26% of rent.
• Climate carrying-cost: severe flood risk; 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 $133,860 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 5.9

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: -19.6%
• Equity multiple: 0.34×
• Total profit: $-25,392
• Equity at exit: $20,576

10-year hold

• IRR: -28.3%
• Equity multiple: -0.03×
• Total profit: $-39,720
• Equity at exit: $11,932

Cash invested: $38,640 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$724
• Tax from tax record: −$147 /mo · $1,761/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$510
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $36

Break-even live

Break-even rent $1,904

Max offer price $138,000

Occupancy floor 93%

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6800 Placida Rd #283 Englewood, FL	2.0	2.0	1092	$1,500	$1.37	21d	1	0.24mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	13d	1	0.46mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	21d	1	0.46mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	13d	1	0.48mi
146 Boundary Blvd Unit B101 Rotonda West, FL	2.0	2.0	815	$1,400	$1.72	21d	1	0.59mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,126	$1.10	13d	1	0.62mi
66 Boundary Blvd #280 Rotonda West, FL	1.0	1.0	850	$1,350	$1.59	13d	1	0.65mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	21d	1	0.80mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	21d	1	0.92mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	21d	1	0.93mi
260 Rotonda Blvd W Unit 2 Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	21d	1	0.98mi
284 Rotonda Blvd W Rotonda West, FL	2.0	2.0	897	$1,475	$1.64	21d	1	0.99mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	21d	1	1.09mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	13d	1	1.13mi
8411 Placida Rd #205 Placida, FL	2.0	2.0	903	$2,100	$2.33	21d	1	1.25mi
210 Bocilla Dr Boca Grande, FL	3.0	1.5	1296	$9,858	$7.61	21d	1	1.29mi
98 Caddy Rd Rotonda West, FL	2.0	2.0	1167	$4,000	$3.43	21d	1	1.33mi
199 Rotonda Blvd W Unit C Rotonda West, FL	2.0	2.0	974	$1,475	$1.51	13d	1	1.37mi
195 Rotonda Blvd W Unit A Rotonda West, FL	3.0	2.0	1162	$1,850	$1.59	21d	1	1.39mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	21d	1	1.40mi

HOA detail condo

• Monthly dues: $510 · $6,120/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $138,000 Active 39 DOM
2. 2026-06-17
   days on market $138,000 Active 38 DOM
3. 2026-06-16
   days on market $138,000 Active 37 DOM
4. 2026-06-15
   days on market $138,000 Active 36 DOM
5. 2026-06-14
   days on market $138,000 Active 34 DOM
6. 2026-06-13
   days on market $138,000 Active 33 DOM
7. 2026-06-10
   days on market $138,000 Active 31 DOM
8. 2026-06-09
   days on market $138,000 Active 30 DOM
9. 2026-06-08
   days on market $138,000 Active 29 DOM
10. 2026-06-07
    days on market $138,000 Active 28 DOM
11. 2026-06-05
    days on market $138,000 Active 25 DOM
12. 2026-06-03
    days on market $138,000 Active 24 DOM
13. 2026-06-02
    days on market $138,000 Active 23 DOM
14. 2026-06-01
    days on market $138,000 Active 22 DOM
15. 2026-05-31
    days on market $138,000 Active 21 DOM
16. 2026-05-30
    days on market $138,000 Active 20 DOM
17. 2026-05-10
    listed $138,000 Active
18. 2015-02-24
    soldstatus $85,000
19. 2015-02-23
    soldstatus $85,000 Sold 1557-char remark

    Show marketing remark (1557 chars)

    Looking for a winter get-away? Then look no further than this turnkey furnished 2 bed, 2 bath, 1 car carport condo in Village at Wildflower, a "55 plus" community. Glass enclosed tiled front entry welcomes you in. Living/dining room has newer carpeted flooring, a ceiling fan and sliding glass doors to the Florida room. Galley style eat-in kitchen has updated wood cabinetry & countertops, domed lighting with brand new panels, tiled flooring, and full appliance package incl a newer built-in microwave. Master bedroom has newer carpeted flooring, ceiling fan, door to Florida room & wall closet and the master bath has tiled flooring, new raised height commode and shower with door. Guest bedroom has carpeted flooring, a ceiling fan and wall closet. Guest bathroom has a newer wood vanity with cultured marble countertop, tiled flooring, linen closet and combination tub/shower. Glass enclosed Florida room. Inside utility room has a newer Amana front load stackable washer/dryer, tiled flooring, & built-in upper and lower cabinetry for lots of extra storage. The carport is right in front of the unit, so it will be easy to bring in your groceries. Newer A/C unit with humidistat make the condo energy efficient. New water heater in 2009 and Home has all new overhead plumbing. Well for watering. Relax at the community pool or take a walk at one of the nearby parks. This is a little community that is located near area beaches, 5 premier golf courses, lots of restaurants and world class fishing. Sorry - no pets allowed.

20. 2015-01-24
    status Pending 1557-char remark

    Show marketing remark (1557 chars)

    Looking for a winter get-away? Then look no further than this turnkey furnished 2 bed, 2 bath, 1 car carport condo in Village at Wildflower, a "55 plus" community. Glass enclosed tiled front entry welcomes you in. Living/dining room has newer carpeted flooring, a ceiling fan and sliding glass doors to the Florida room. Galley style eat-in kitchen has updated wood cabinetry & countertops, domed lighting with brand new panels, tiled flooring, and full appliance package incl a newer built-in microwave. Master bedroom has newer carpeted flooring, ceiling fan, door to Florida room & wall closet and the master bath has tiled flooring, new raised height commode and shower with door. Guest bedroom has carpeted flooring, a ceiling fan and wall closet. Guest bathroom has a newer wood vanity with cultured marble countertop, tiled flooring, linen closet and combination tub/shower. Glass enclosed Florida room. Inside utility room has a newer Amana front load stackable washer/dryer, tiled flooring, & built-in upper and lower cabinetry for lots of extra storage. The carport is right in front of the unit, so it will be easy to bring in your groceries. Newer A/C unit with humidistat make the condo energy efficient. New water heater in 2009 and Home has all new overhead plumbing. Well for watering. Relax at the community pool or take a walk at one of the nearby parks. This is a little community that is located near area beaches, 5 premier golf courses, lots of restaurants and world class fishing. Sorry - no pets allowed.

21. 2014-11-04
    listed $89,900 Active 1557-char remark

    Show marketing remark (1557 chars)

    Looking for a winter get-away? Then look no further than this turnkey furnished 2 bed, 2 bath, 1 car carport condo in Village at Wildflower, a "55 plus" community. Glass enclosed tiled front entry welcomes you in. Living/dining room has newer carpeted flooring, a ceiling fan and sliding glass doors to the Florida room. Galley style eat-in kitchen has updated wood cabinetry & countertops, domed lighting with brand new panels, tiled flooring, and full appliance package incl a newer built-in microwave. Master bedroom has newer carpeted flooring, ceiling fan, door to Florida room & wall closet and the master bath has tiled flooring, new raised height commode and shower with door. Guest bedroom has carpeted flooring, a ceiling fan and wall closet. Guest bathroom has a newer wood vanity with cultured marble countertop, tiled flooring, linen closet and combination tub/shower. Glass enclosed Florida room. Inside utility room has a newer Amana front load stackable washer/dryer, tiled flooring, & built-in upper and lower cabinetry for lots of extra storage. The carport is right in front of the unit, so it will be easy to bring in your groceries. Newer A/C unit with humidistat make the condo energy efficient. New water heater in 2009 and Home has all new overhead plumbing. Well for watering. Relax at the community pool or take a walk at one of the nearby parks. This is a little community that is located near area beaches, 5 premier golf courses, lots of restaurants and world class fishing. Sorry - no pets allowed.

22. 2001-12-06
    soldstatus $72,000
23. 1997-01-03
    soldstatus $61,500
24. 1987-09-01
    soldstatus $48,000

ⓘ 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: $1,761 · $147/mo
• Projected year-2 tax: $1,761 · $147/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 8/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $23,404
• − Mortgage interest: −$7,730
• − Property taxes: −$1,761
• − Insurance: −$1,488
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − HOA: −$6,120
• − Depreciation: −$4,015
• Taxable loss: −$1,453
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $786/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

• Census place: Rotonda, FL
• 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

+187.5% since first listed

8 events — show timeline

• 2026-05-10 Listed $138,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-24 Sold (Public Records) $85,000 Public Records
• 2015-02-23 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2015-01-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-11-04 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2001-12-06 Sold (Public Records) $72,000 Public Records
• 1997-01-03 Sold (Public Records) $61,500 Public Records
• 1987-09-01 Sold (Public Records) $48,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,761 · +12.1% YoY. Source: county tax records.