10035 Hackensack St · Rotonda, FL 33981

$178,000

4 bd · 2.0 ba · 1,744 sqft · Other · 1 Days on market

Built 2020 10,000 sqft lot $10/mo HOA

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Building lot with public water and sewer in the waterfront community of South Gulf Cove. There is a community boat ramp that gives access to 55 miles of canals plus access to Charlotte Harbor and the Gulf of Mexico. * Possible Seller Financing Available *

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2020

Property features AI

Finance

• Other: Property type: Residential, single family; Zoning: RSF3.5; Lot approx. 0.23 acres (0 to less than 1/4 acre)
• Financial info: Total monthly fees reported as $10
• HOA & community: Has HOA (P.J. Watson) with optional membership; HOA fee $10 monthly; Clubhouse; Pets allowed

Exterior

• Parking: Attached 2-car garage (20x24)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; Northeast facing; One level
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as DIAMOND model
• Exterior features: Sliding doors; Other exterior features; Asphalt road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms
• Flooring: Concrete floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Walk-in closet(s); Other interior features
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $178k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $178k).
• Cap rate 14.1% 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 2188 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); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 40% of the median local income ($84k/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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 19y 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 $7k; list at $178k implies a 2443% gain — meaningful room to come down on a strong offer.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.59% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.76%
• DSCR: 2.24
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.49×
• Total profit: $24,341
• Equity at exit: $26,540

10-year hold

• IRR: 22.9%
• Equity multiple: 3.22×
• Total profit: $110,436
• Equity at exit: $15,390

Cash invested: $49,840 (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 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2188
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,838 high
• Mortgage (P&I): −$933
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$74
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$10
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $727

Break-even live

Break-even rent $1,918

Max offer price $178,000

Occupancy floor 69%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10047 Greetings St Port Charlotte, FL	4.0	2.0	2238	$3,200	$1.43	21d	1	0.28mi
9458 Modesto Cir Port Charlotte, FL	3.0	2.0	2153	$2,750	$1.28	21d	1	0.41mi
9379 Snapper Cir Port Charlotte, FL	4.0	2.0	2013	$2,690	$1.34	13d	1	0.60mi
15261 Brainbridge Cir Port Charlotte, FL	4.0	2.5	1800	$2,400	$1.33	21d	1	0.74mi
14142 Appleton Blvd Port Charlotte, FL	4.0	2.0	1741	$2,200	$1.26	13d	1	0.77mi
15624 Hennipen Cir Port Charlotte, FL	3.0	2.0	1922	$4,000	$2.08	21d	1	0.84mi
9354 Newnan Cir Port Charlotte, FL	3.0	2.0	1176	$2,500	$2.13	13d	1	1.15mi
15419 Appleton Blvd Port Charlotte, FL	3.0	2.0	1756	$4,500	$2.56	21d	1	1.15mi
9108 Santa Lucia Dr Port Charlotte, FL	4.0	2.0	1917	$3,100	$1.62	13d	1	1.20mi
9509 St Paul Dr Port Charlotte, FL	3.0	2.0	1882	$2,549	$1.35	21d	1	1.23mi
15077 Acorn Cir Port Charlotte, FL	3.0	2.0	2044	$2,000	$0.98	13d	1	1.24mi
10488 Van Wyck Ter Port Charlotte, FL	3.0	2.0	1726	$2,900	$1.68	21d	1	1.28mi
15652 Ruston Cir Port Charlotte, FL	3.0	2.0	1680	$4,000	$2.38	21d	1	1.30mi
13284 Blytheville Ave Port Charlotte, FL	3.0	2.0	1250	$1,549	$1.24	21d	1	1.41mi
10428 Port Everglades St Unit 10430 Port Charlotte, FL	3.0	2.0	1429	$1,697	$1.19	21d	1	1.43mi
14295 Overlook Ave Port Charlotte, FL	3.0	2.0	1450	$1,700	$1.17	21d	1	1.46mi
13257 Blytheville Ave Unit 13259 Port Charlotte, FL	3.0	2.0	1379	$1,729	$1.25	21d	1	1.47mi
13257 Blytheville Ave Unit 13257 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.47mi
10070 Flat River St Port Charlotte, FL	4.0	3.0	1904	$2,400	$1.26	21d	1	1.49mi
8362 Santa Cruz Dr Port Charlotte, FL	3.0	2.5	2016	$3,500	$1.74	21d	1	1.49mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: watersewer

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $178,000 Active 1 DOM

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $1,477 · $123/mo
• Expected delta: +$621/yr (+$52/mo · 72.5%)

ⓘ 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 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: $34,057
• − Mortgage interest: −$9,971
• − Property taxes: −$856
• − Insurance: −$6,008
• − Repairs & maintenance: −$2,725
• − Management: −$2,725
• − HOA: −$120
• − Depreciation: −$5,178
• Taxable income: $6,475
• Est. tax owed @ 24.0%: −$1,554
• After-tax cash flow: $7,165/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

• County: Charlotte County · 196,994 people
• City population: 10,490
• Metro: Punta Gorda, FL
• Population (ZIP): 15,622
• Household income: $84,098
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 105.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -28.09%
• Current HPI: 346.5247
• Rent YoY: ▲ 5.29%
• 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

+1946.0% since first listed

28 events — show timeline

• 2026-06-18 Listed $178,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-16 Price Changed $274,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-11 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-16 Sold (Public Records) $7,000 Public Records
• 2019-09-30 Sold (MLS) $7,000 Stellar MLS as Distributed by MLS Grid
• 2019-08-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-10-02 Price Changed $9,900 Stellar MLS as Distributed by MLS Grid
• 2017-06-13 Listed $13,900 Stellar MLS as Distributed by MLS Grid
• 2016-10-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-01-28 Price Changed $11,900 Stellar MLS as Distributed by MLS Grid
• 2015-10-15 Listed $12,500 Stellar MLS as Distributed by MLS Grid
• 2015-10-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-10-07 Sold (Public Records) $7,000 Public Records
• 2015-06-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-06-16 Price Changed $12,700 Stellar MLS as Distributed by MLS Grid
• 2015-06-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-11-20 Listed $12,400 Stellar MLS as Distributed by MLS Grid
• 2009-07-08 Sold (Public Records) $9,000 Public Records
• 2007-07-20 Listed $22,900 Stellar MLS as Distributed by MLS Grid
• 2007-07-20 Listed $22,900 Stellar MLS as Distributed by MLS Grid
• 2007-07-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-02-14 Listed $40,000 Stellar MLS as Distributed by MLS Grid
• 2005-07-25 Sold (Public Records) $63,000 Public Records
• 2004-11-09 Sold (Public Records) $7,500 Public Records
• 2004-03-22 Sold (Public Records) $20,900 Public Records
• 1993-10-13 Sold (Public Records) $8,700 Public Records

Property tax history

+8.3%/yr

Latest (2025): $856 · +62.2% YoY. Source: county tax records.