6796 Gasparilla Pines Blvd #50 · Rotonda, FL 34224

$120,000

2 bd · 2.0 ba · 1,037 sqft · Condo public records · 248 Days on market

Built 1990 $510/mo HOA · 27% 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 +20.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 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

Under contract-accepting backup offers. Welcome to peaceful Wildflower Village! This beautifully maintained condo radiates pride of ownership with its neat, clean, and comfortable feel. The well-appointed layout offers both functionality and charm, making it an inviting space to call home. A few added features include a pull down attic access and rerouted plumbing piping above ceiling. This unit also is partially furnished and provides a shed and a carport for extra added convienience. Nestled in a quiet community yet conveniently close to Gulf beaches, premier fishing spots, world-class golf courses, shopping, dining, and entertainment, this property blends relaxation with everyday conven

Key facts

• Shopping
• $510 HOA
• Parking

Tags

• PULL DOWN ATTIC ACCESS
• REROUTED PLUMBING PIPING
• CLOSE TO GULF BEACHES
• PREMIER FISHING SPOTS
• WORLD-CLASS GOLF COURSES
• SHOPPING

Property features AI

Finance

• Other: Partially furnished; Condo land included; Association name: Laura Louro
• Financial info: Total annual association fees $6,120; Lease restrictions apply
• HOA & community: Monthly HOA fee of $510 (includes common area taxes, pool, reserves, insurance, structure and grounds maintenance); Association pool; Buyer approval required for association; Deed restrictions; Community mailbox; Senior community; Pets not allowed

Exterior

• Parking: Covered parking; Carport (1 space); Guest parking; Reserved parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Single-story (one level); First-floor unit; North-facing
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Completed condition
• Exterior features: Landscaped lot; Mature landscaping; Sliding doors; Exterior lighting; Paved roads with private maintenance

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (unit on first floor)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Sliding doors; Interior lighting
• Laundry & utility: Inside laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 39% 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 $830 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 248 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $120k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 27% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
8. 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.
9. 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.
10. 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: 1.57% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 5.3

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: -16.8%
• Equity multiple: 0.43×
• Total profit: $-19,074
• Equity at exit: $17,892

10-year hold

• IRR: -22.2%
• Equity multiple: 0.13×
• Total profit: $-29,306
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$629
• Tax from tax record: −$146 /mo · $1,754/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$510
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $87

Break-even live

Break-even rent $1,775

Max offer price $120,000

Occupancy floor 90%

Sensitivity live

Price	-10% $154	-5% $121	+0% $87	+5% $53	+10% $19
Rent	-10% $-62	-5% $12	+0% $87	+5% $161	+10% $235
Rate	-1.0pp $147	-0.5pp $117	base $87	+0.5pp $55	+1.0pp $24

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	22d	1	0.24mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	14d	1	0.49mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	22d	1	0.49mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	14d	1	0.53mi
146 Boundary Blvd Unit B101 Rotonda West, FL	2.0	2.0	815	$1,400	$1.72	22d	1	0.58mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,126	$1.10	14d	1	0.58mi
66 Boundary Blvd #280 Rotonda West, FL	1.0	1.0	850	$1,350	$1.59	14d	1	0.72mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	22d	1	0.77mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	22d	1	0.93mi
260 Rotonda Blvd W Unit 2 Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	22d	1	0.94mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	22d	1	0.96mi
284 Rotonda Blvd W Rotonda West, FL	2.0	2.0	897	$1,475	$1.64	22d	1	0.96mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	14d	1	1.09mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	22d	1	1.11mi
210 Bocilla Dr Boca Grande, FL	3.0	1.5	1296	$9,858	$7.61	22d	1	1.32mi
8411 Placida Rd #205 Placida, FL	2.0	2.0	903	$2,100	$2.33	22d	1	1.32mi
98 Caddy Rd Rotonda West, FL	2.0	2.0	1167	$4,000	$3.43	22d	1	1.36mi
199 Rotonda Blvd W Unit C Rotonda West, FL	2.0	2.0	974	$1,475	$1.51	14d	1	1.38mi
195 Rotonda Blvd W Unit A Rotonda West, FL	3.0	2.0	1162	$1,850	$1.59	22d	1	1.41mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	22d	1	1.41mi
278 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	1138	$1,625	$1.43	22d	1	1.47mi

HOA detail condo

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

Listing history 10 events

1. 2026-05-10
   status Pending
2. 2026-05-01
   price $120,000
3. 2026-03-29
   price $129,500
4. 2026-02-09
   price $133,500
5. 2026-01-07
   price $135,900
6. 2025-11-10
   price $139,900
7. 2025-09-26
   price $142,000
8. 2025-09-11
   price $147,000
9. 2025-09-04
   listed $149,000 Active
10. 2014-12-18
    soldstatus $73,000

ⓘ 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: $1,754 · $146/mo
• Projected year-2 tax: $1,754 · $146/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $22,610
• − Mortgage interest: −$6,722
• − Property taxes: −$1,754
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − HOA: −$6,120
• − Depreciation: −$3,491
• Taxable loss: −$492
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $1,157/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

+64.4% since first listed

10 events — show timeline

• 2026-05-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-29 Price Changed $129,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $133,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $135,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $142,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-11 Price Changed $147,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-04 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-18 Sold (Public Records) $73,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,754 · +12.2% YoY. Source: county tax records.