7190 San Casa Dr · Grove City, FL 34224

$290,000

3 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 139 Days on market

Built 1984 Est $283k · at est.

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Why this score? — see what drove the D- 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 +12.9/30.0
• ARV discount +6.4/15.0
• Schools +4.6/10.0
• DSCR +3.8/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

WOW! Owner Financing on this beautifully Remodeled 3BR 2Bth home conveniently located with over 1524 sq feet of space. This home features a newly remodeled kitchen with new cabinets, lighting, countertops, and appliances. Both baths feature new lighting, vanities and tile for your carefree enjoyment. The home takes advantage of its square footage to provide an open concept that enhances the central living space which encompasses kitchen, living room and family room. Large master bedroom has his and hers closet space and entry to the master bath with a walk in shower. The two car garage opens to a nicely landscaped yard with enough privacy fence to protect your privacy without you feeling

Key facts

• New lighting
• Remodeled kitchen
• New cabinets

Tags

• REMODELED KITCHEN
• NEW CABINETS
• NEW LIGHTING
• NEW COUNTERTOPS
• NEW APPLIANCES
• NEW VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-24 ($-286/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (15.0% below list).
• Recommended offer: $247k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 25 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).
• At $2,466/mo this rent would consume 52% of the median local household income ($57k/yr) (locally 329% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 139 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 6 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 $220k; 32% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,558 (15.0% 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 139 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.85% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $282,918
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8489 Shore Lake Dr	0.37mi	2/2.0 (-1)	1,564 (+1%)	2mo	$245,000	$157	74
8477 Shore Lake Dr	0.39mi	2/2.0 (-1)	1,564 (+1%)	11mo	$245,000	$157	66
8650 Saint Kitts Cir	0.44mi	3/2.0	1,422 (-8%)	8mo	$270,000	$190	59
8628 Seasalt Loop	0.52mi	3/2.0	1,417 (-8%)	14mo	$260,000	$183	50
8646 Seasalt Loop	0.54mi	3/2.0	1,417 (-8%)	13mo	$249,000	$176	50
8706 Seasalt Loop	0.62mi	3/2.0	1,417 (-8%)	10mo	$268,000	$189	49
8065 Shore Lake Dr	0.74mi	2/2.0 (-1)	1,564 (+1%)	12mo	$239,000	$153	49
8700 Seasalt Loop	0.61mi	3/2.0	1,417 (-8%)	11mo	$258,000	$182	48
8686 Saint Kitts Cir	0.49mi	3/2.0	1,417 (-8%)	18mo	$275,000	$194	48
8745 Saint Kitts Cir	0.55mi	3/2.0	1,423 (-8%)	18mo	$300,318	$211	46
8679 Seasalt Loop	0.57mi	2/2.0 (-1)	1,417 (-8%)	14mo	$249,000	$176	43
8224 Lakeside Dr	0.69mi	3/2.0	1,710 (+11%)	16mo	$435,000	$254	37

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: -20.2%
• Equity multiple: 0.31×
• Total profit: $-55,718
• Equity at exit: $43,240

10-year hold

• IRR: -21.6%
• Equity multiple: 0.04×
• Total profit: $-78,325
• Equity at exit: $25,074

Cash invested: $81,200 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,466 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$330 /mo · $3,960/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-24

Break-even live

Break-even rent $2,496

Max offer price $285,793

Occupancy floor 96%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8644 Saint Kitts Cir Englewood, FL	3.0	3.0	1849	$2,095	$1.13	21d	1	0.45mi
8613 Seasalt Loop Englewood, FL	3.0	2.0	1422	$3,650	$2.57	21d	1	0.51mi
8716 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,500	$1.76	21d	1	0.55mi
8722 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,100	$1.48	21d	1	0.56mi
8787 Saint Kitts Cir Englewood, FL	3.0	2.0	1422	$2,300	$1.62	13d	1	0.63mi
8318 Waterscape Rd Unit NA Englewood, FL	4.0	3.0	2032	$2,425	$1.19	21d	1	0.64mi
8318 Waterscape Rd Englewood, FL	4.0	3.0	2027	$2,475	$1.22	21d	1	0.64mi
8756 Coco Bay Blvd Englewood, FL	4.0	3.0	2027	$2,600	$1.28	21d	1	0.65mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	21d	1	0.73mi
8256 Shore Lake Dr Englewood, FL	3.0	3.0	2201	$2,500	$1.14	21d	1	0.77mi
8146 Saint Kitts Cir Englewood, FL	3.0	2.0	1635	$2,400	$1.47	21d	1	0.80mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	21d	1	0.82mi
1970 Georgia Ave Englewood, FL	3.0	2.0	1160	$11,790	$10.16	21d	1	0.86mi
1950 Nebraska Ave Englewood, FL	2.0	2.0	1325	$3,536	$2.67	21d	1	0.88mi
1945 Michigan Ave Englewood, FL	4.0	3.0	1579	$8,000	$5.07	21d	1	0.92mi
4341 Placida Rd #6 Englewood, FL	2.0	2.0	1071	$1,450	$1.35	21d	1	0.97mi
4341 Placida Rd #5 Englewood, FL	2.0	2.0	1071	$1,350	$1.26	21d	1	0.97mi
1915 Pennsylvania Ave Englewood, FL	2.0	2.0	1394	$7,500	$5.38	21d	1	0.98mi
1960 Oregon Trl Unit 2A Englewood, FL	2.0	2.0	1360	$3,750	$2.76	21d	1	0.98mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	21d	1	1.05mi
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	21d	1	1.17mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	13d	1	1.31mi
9203 Griggs Rd #204 Englewood, FL	3.0	2.5	2028	$3,500	$1.73	21d	1	1.42mi
7160 Carlsbad Ter Englewood, FL	3.0	2.0	2061	$4,500	$2.18	21d	1	1.44mi
502 Sunset Rd N Rotonda West, FL	3.0	2.0	1636	$2,100	$1.28	21d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $290,000 Active 139 DOM
2. 2026-06-17
   days on market $290,000 Active 138 DOM
3. 2026-06-16
   days on market $290,000 Active 137 DOM
4. 2026-06-15
   days on market $290,000 Active 136 DOM
5. 2026-06-14
   days on market $290,000 Active 134 DOM
6. 2026-06-13
   days on market $290,000 Active 133 DOM
7. 2026-06-10
   days on market $290,000 Active 131 DOM
8. 2026-06-09
   days on market $290,000 Active 130 DOM
9. 2026-06-08
   days on market $290,000 Active 129 DOM
10. 2026-06-05
    days on market $290,000 Active 125 DOM
11. 2026-06-02
    days on market $290,000 Active 123 DOM
12. 2026-06-01
    days on market $290,000 Active 122 DOM
13. 2026-05-31
    days on market $290,000 Active 121 DOM
14. 2026-05-30
    days on market $290,000 Active 120 DOM
15. 2026-01-26
    listed $290,000 Active
16. 2025-01-31
    historical $2,400
17. 2025-01-31
    historical
18. 2025-01-11
    listed $2,400
19. 2024-11-01
    status Active
20. 2024-10-31
    historical
21. 2024-10-23
    status Active
22. 2024-08-30
    status Pending
23. 2024-07-19
    price $325,000
24. 2024-05-04
    listed $350,000 Active
25. 2023-11-28
    soldstatus $220,000
26. 2014-04-16
    historical
27. 2014-01-17
    listed $104,900 Active
28. 2011-08-18
    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: $3,960 · $330/mo
• Projected year-2 tax: $3,960 · $330/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) · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $29,587
• − Mortgage interest: −$16,245
• − Property taxes: −$3,960
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,367
• − Management: −$2,367
• − Depreciation: −$8,436
• Taxable loss: −$5,238
• Est. tax savings @ 24.0%: +$1,257
• After-tax cash flow: $971/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

+222.2% since first listed

14 events — show timeline

• 2026-01-26 Listed $290,000 Fizber.com
• 2025-01-31 Rental Removed $2,400 STELLARMLS
• 2025-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-11 Listed for Rent $2,400 STELLARMLS
• 2024-11-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-08-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-07-19 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-04 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-28 Sold (Public Records) $220,000 Public Records
• 2014-04-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-01-17 Listed $104,900 Stellar MLS as Distributed by MLS Grid
• 2011-08-18 Sold (Public Records) $90,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $3,960 · -10.8% YoY. Source: county tax records.