16 Leeward Dr · Rotonda, FL 33946

$459,900

3 bd · 2.0 ba · 1,829 sqft · SingleFamily public records · 65 Days on market

Built 1989 0.26 ac lot Est $746k · 38% under · waterfront $18/mo HOA

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.7/10.0
• Schools +4.6/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 16 Leeward Dr, Placida, FL! This charming home features spacious living areas and an abundance of natural light. The kitchen is equipped with modern appliances and ample counter space. Enjoy the serene atmosphere of the landscaped backyard, appropriate for relaxation. The property is located in a peaceful neighborhood, offering easy access to local amenities and beautiful beaches. A wonderful opportunity to experience Florida living at its finest. The property was fully renovated in March of 2023- added bedroom, new kitchen, new bathrooms, new floors, new pool with cage. Overlooking the 16th green of The Links Golf Course. Home can come fully furnished. This is negotiable.

Key facts

• New floors
• Fully renovated
• New kitchen

Tags

• LANDSCAPED BACKYARD
• EASY ACCESS TO LOCAL AMENITIES
• FULLY RENOVATED
• NEW KITCHEN
• NEW BATHROOMS
• NEW FLOORS

Property features AI

Finance

• Other: Total acreage: between 1/4 and less than 1/2 acre (0.25 acres); Paved road access; Direction faces east
• HOA & community: HOA: Grande Property Services; HOA required; $225 annually ($18.75 monthly); Association fee includes grounds maintenance; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Electricity connected; Underground utilities; Water connected; Irrigation equipment
• Home design: Single family residence; One-story; East-facing; Completed condition
• Construction: Block, concrete and stucco construction; Tile roof; Crawlspace and stem wall foundation; Built on one level
• Exterior features: Hurricane shutters; Rain gutters; Sliding doors; Pond view; Private in-ground pool with deck, heating, lighting, tile finish, salt system (chlorine-free option)

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room/dining room combo; Split bedroom floor plan; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $460k).
• Recommended offer: $432k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: amenities F, commute F, health & safety D-.
• 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); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% 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 38% FRL vs 54% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 915 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $3k 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 65 days — a 6% lower offer ($432k) is reasonable based on typical stale-listing flexibility.
• 6 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 $360k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $432,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.07% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $745,683
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8817 Conch Ave	1.08mi	3/2.0	1,822 (-0%)	15mo	$550,000	$302	52
2 Windward Ter	0.32mi	3/3.0	1,953 (+7%)	23mo	$390,000	$200	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.68×
• Total profit: $-41,578
• Equity at exit: $91,383

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-1,026
• Equity at exit: $80,072

Cash invested: $128,772 (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 33946

• Home prices YoY: -0.7%
• Active inventory: 915
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $4,942 high
• Mortgage (P&I): −$2,412
• Tax from tax record: −$682 /mo · $8,189/yr
• Insurance: −$192
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$18
• Vacancy / Maint / Mgmt: −$1,038
• Net cashflow: $174

Break-even live

Break-even rent $4,722

Max offer price $459,900

Occupancy floor 91%

Sensitivity live

Price	-10% $434	-5% $304	+0% $174	+5% $44	+10% $-86
Rent	-10% $-216	-5% $-21	+0% $174	+5% $369	+10% $565
Rate	-1.0pp $406	-0.5pp $291	base $174	+0.5pp $55	+1.0pp $-66

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: $114,975
• Closing costs: $13,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Amberjack Ter Placida, FL	3.0	2.0	2209	$7,985	$3.61	22d	1	0.19mi
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	22d	1	0.33mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	22d	1	0.34mi
10045 Links Ln #203 Rotonda West, FL	2.0	2.0	1543	$1,450	$0.94	15d	1	0.41mi
11 Amberjack Ln Placida, FL	3.0	2.0	1786	$2,700	$1.51	15d	1	0.56mi
3923 Cape Haze Dr #302 Rotonda West, FL	3.0	3.0	2044	$3,100	$1.52	22d	1	0.62mi
10345 Longshore Rd #29 Placida, FL	3.0	3.0	2416	$6,900	$2.86	22d	1	0.98mi
10446 Coquina Ct Placida, FL	3.0	2.0	1820	$4,500	$2.47	22d	1	1.02mi
550 Gaspar Dr Placida, FL	3.0	3.0	1803	$5,500	$3.05	22d	1	1.10mi
11000 Placida Rd #2201 Placida, FL	2.0	2.5	1973	$8,750	$4.43	22d	1	1.12mi
10425 Pilothouse Cir #131 Placida, FL	3.0	3.0	2390	$5,000	$2.09	22d	1	1.17mi
8936 Scallop Way Placida, FL	3.0	2.0	2158	$5,200	$2.41	22d	1	1.21mi
8400 Placida Rd Unit G202 Rental Placida, FL	2.0	2.5	1688	$2,500	$1.48	22d	1	1.28mi
13045 Via Aurelia Placida, FL	3.0	2.0	1961	$8,200	$4.18	22d	1	1.45mi

HOA detail

• Monthly dues: $18 · $216/yr
• Likely covers: pool

Listing history 35 events

1. 2026-06-18
   price $459,900 Active 65 DOM
2. 2026-06-18
   days on market $469,900 Active 65 DOM
3. 2026-06-17
   days on market $469,900 Active 64 DOM
4. 2026-06-16
   days on market $469,900 Active 63 DOM
5. 2026-06-15
   days on market $469,900 Active 62 DOM
6. 2026-06-14
   days on market $469,900 Active 60 DOM
7. 2026-06-13
   days on market $469,900 Active 59 DOM
8. 2026-06-10
   days on market $469,900 Active 57 DOM
9. 2026-06-09
   days on market $469,900 Active 56 DOM
10. 2026-06-08
    days on market $469,900 Active 55 DOM
11. 2026-06-07
    days on market $469,900 Active 54 DOM
12. 2026-06-05
    days on market $469,900 Active 51 DOM
13. 2026-06-03
    days on market $469,900 Active 50 DOM
14. 2026-06-02
    days on market $469,900 Active 49 DOM
15. 2026-06-01
    days on market $469,900 Active 48 DOM
16. 2026-05-31
    days on market $469,900 Active 47 DOM
17. 2026-05-30
    days on market $469,900 Active 46 DOM
18. 2026-05-22
    price $469,900
19. 2026-04-14
    listed $479,900 Active
20. 2025-11-11
    historical
21. 2025-10-22
    price $529,900
22. 2025-10-08
    price $519,900
23. 2025-06-16
    price $529,900
24. 2025-05-20
    listed $545,000 Active
25. 2025-03-21
    historical $4,000
26. 2025-03-09
    listed $4,000
27. 2025-01-02
    historical
28. 2024-10-26
    listed $600,000 Active
29. 2024-08-17
    historical
30. 2024-08-08
    price $674,900
31. 2024-06-21
    listed $729,900 Active
32. 2022-02-15
    soldstatus $360,000
33. 2022-02-14
    soldstatus $360,000 Closed
34. 2022-01-26
    status Pending
35. 2022-01-22
    listed $350,000 Active

ⓘ 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: $8,189 · $682/mo
• Projected year-2 tax: $8,189 · $682/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $59,308
• − Mortgage interest: −$25,762
• − Property taxes: −$8,189
• − Insurance: −$7,418
• − Repairs & maintenance: −$4,745
• − Management: −$4,745
• − HOA: −$216
• − Depreciation: −$13,379
• Taxable loss: −$5,145
• Est. tax savings @ 24.0%: +$1,235
• After-tax cash flow: $3,324/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
• City population: 10,490
• Population (ZIP): 2,745

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Asian 1% Two or more races 1%
• Common ancestry: Italian 3% Romanian 2% Russian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Russian/Polish/Slavic 5% Spanish 1% French/Haitian/Cajun 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: ▼ -1.90%
• Current HPI: 288.559
• Rent YoY: —
• Metro: —
• 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

+34.3% since first listed

18 events — show timeline

• 2026-05-22 Price Changed $469,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $479,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $529,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $519,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $529,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-20 Listed $545,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-21 Rental Removed $4,000 Avail
• 2025-03-09 Listed for Rent $4,000 Avail
• 2025-01-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-26 Listed $600,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-08 Price Changed $674,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-21 Listed $729,900 Stellar MLS as Distributed by MLS Grid
• 2022-02-15 Sold (Public Records) $360,000 Public Records
• 2022-02-14 Sold (MLS) $360,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-22 Listed $350,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.8%/yr

Latest (2025): $8,189 · +5.1% YoY. Source: county tax records.