11472 Claggett Ave · Rotonda, FL 33981

$35,000

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 28 Days on market

Built 1984 10,000 sqft lot ↓ 28% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

UNDER CONTRACT, TAKING BACKUPS! PERFECT STARTER HOME FOR A FAMILY OR A GREAT WINTER RETREAT FOR A SNOWBIRD. UPDATED TILE THROUGHOUT, FRESH PAINT, 3 BEDROOMS AND 1 1/2 BATHS. RECENTLY REPLACED STAINLESS APPLIANCES MAKES IT AN EASY TRANSITION. ALL THE WORKHAS BEEN DONE. DINING AREA HAS WONDERFUL FRENCH DOORS TO THE LANAI WHICH IS SCREENED AND HAS A LOT OF PRIVACY. .. ALL OVERLOOKING A HUGE OAK TREE IN A FAMILY SIZED YARD. THE GARAGE CONVERSION ALLOWS FOR A NICE STORAGE AREA AT THE FRONT. PERFECT SIZE FOR A MOTORCYCLE AND WORK BENCH. .. .ON A REALLY NICE STREET.

Key facts

• Flood zone x
• Shingle roof
• Ac replacement

Tags

• SHINGLE ROOF
• AC REPLACEMENT
• FLOOD ZONE X

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 51.8% 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 rising fast (+5.3%/yr); 2188 active listings in the ZIP; 19 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,475 (1.5% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 5.68% ✓
• Cap rate: 51.84%
• Cash-on-cash: 162.66%
• DSCR: 8.24
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $251,640
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11275 Seabreeze Ave	0.41mi	3/2.0	1,123 (+4%)	14mo	$307,000	$273	62
7284 Sea Mist Dr	0.52mi	2/2.0 (-1)	1,032 (-4%)	3mo	$160,000	$155	61
12099 Gulfstream Blvd	0.32mi	2/2.0 (-1)	954 (-12%)	14mo	$215,000	$225	49
12107 Gulfstream Blvd	0.33mi	2/2.0 (-1)	954 (-12%)	15mo	$292,500	$307	48
7522 Sea Mist Dr	0.59mi	2/2.0 (-1)	1,011 (-6%)	15mo	$218,000	$216	44
7272 Wicklow Ln	0.68mi	2/2.0 (-1)	974 (-10%)	9mo	$249,000	$256	39
7137 Rison St	0.71mi	2/2.0 (-1)	1,180 (+9%)	14mo	$245,000	$208	34
11091 Mcfadden Ave	0.73mi	3/2.0	1,200 (+11%)	18mo	$279,000	$233	32
11101 Jacqueline Ave	0.73mi	2/2.0 (-1)	985 (-9%)	22mo	$285,000	$289	29

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 · 5.29% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.11×
• Total profit: $79,456
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 20.71×
• Total profit: $193,115
• Equity at exit: $3,026

Cash invested: $9,800 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $1,262

Break-even live

Break-even rent $390

Max offer price $35,000

Occupancy floor 32%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12091 Crossgate Ave Port Charlotte, FL	2.0	1.0	896	$1,650	$1.84	13d	1	0.32mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	20d	1	0.35mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	20d	1	0.36mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	13d	1	0.38mi
7234 Maguire Ln Englewood, FL	2.0	2.0	964	$2,800	$2.90	20d	1	0.70mi
12073 Henley Ave Port Charlotte, FL	3.0	2.0	1263	$1,795	$1.42	20d	1	1.02mi
11452 Oceanspray Blvd Englewood, FL	2.0	2.0	1000	$1,550	$1.55	20d	1	1.04mi
11255 Pendleton Ave Unit B Englewood, FL	2.0	2.0	920	$1,400	$1.52	20d	1	1.05mi
6967 Crown Dr Unit B Englewood, FL	2.0	2.0	1272	$1,800	$1.42	20d	1	1.06mi
11225 Pendleton Ave Englewood, FL	3.0	2.0	1164	$1,545	$1.33	13d	1	1.07mi
11223 Pendleton Ave Englewood, FL	3.0	3.0	1164	$1,545	$1.33	13d	1	1.07mi
11138 Pendleton Ave Unit 11136 Englewood, FL	3.0	2.0	1247	$1,495	$1.20	13d	1	1.18mi
11081 Pendleton Ave Unit A Englewood, FL	2.0	2.0	957	$1,345	$1.41	13d	1	1.21mi
11207 Kimberly Ave Unit A Englewood, FL	2.0	1.0	860	$1,295	$1.51	20d	1	1.25mi
11050 Pendleton Ave Unit A Englewood, FL	2.0	2.0	957	$1,445	$1.51	13d	1	1.27mi
11192 Kimberly Ave Unit A Englewood, FL	2.0	1.0	970	$1,600	$1.65	20d	1	1.29mi
10526 Pendleton Ave Englewood, FL	3.0	2.0	1191	$1,550	$1.30	20d	1	1.34mi
10476 Pendleton Ave Englewood, FL	2.0	2.0	1043	$1,515	$1.45	20d	1	1.40mi
10452 Pendleton Ave Englewood, FL	3.0	2.0	1164	$1,700	$1.46	13d	1	1.44mi

Listing history 8 events

1. 2026-04-20
   status Pending
2. 2026-03-23
   listed $35,000 Active
3. 2013-08-13
   soldstatus $84,000
4. 2013-07-31
   soldstatus $84,000 565-char remark

   Show marketing remark (565 chars)

   UNDER CONTRACT, TAKING BACKUPS! PERFECT STARTER HOME FOR A FAMILY OR A GREAT WINTER RETREAT FOR A SNOWBIRD. UPDATED TILE THROUGHOUT, FRESH PAINT, 3 BEDROOMS AND 1 1/2 BATHS. RECENTLY REPLACED STAINLESS APPLIANCES MAKES IT AN EASY TRANSITION. ALL THE WORKHAS BEEN DONE. DINING AREA HAS WONDERFUL FRENCH DOORS TO THE LANAI WHICH IS SCREENED AND HAS A LOT OF PRIVACY. .. ALL OVERLOOKING A HUGE OAK TREE IN A FAMILY SIZED YARD. THE GARAGE CONVERSION ALLOWS FOR A NICE STORAGE AREA AT THE FRONT. PERFECT SIZE FOR A MOTORCYCLE AND WORK BENCH. .. .ON A REALLY NICE STREET.

5. 2013-03-26
   listed $84,900 565-char remark

   Show marketing remark (565 chars)

   UNDER CONTRACT, TAKING BACKUPS! PERFECT STARTER HOME FOR A FAMILY OR A GREAT WINTER RETREAT FOR A SNOWBIRD. UPDATED TILE THROUGHOUT, FRESH PAINT, 3 BEDROOMS AND 1 1/2 BATHS. RECENTLY REPLACED STAINLESS APPLIANCES MAKES IT AN EASY TRANSITION. ALL THE WORKHAS BEEN DONE. DINING AREA HAS WONDERFUL FRENCH DOORS TO THE LANAI WHICH IS SCREENED AND HAS A LOT OF PRIVACY. .. ALL OVERLOOKING A HUGE OAK TREE IN A FAMILY SIZED YARD. THE GARAGE CONVERSION ALLOWS FOR A NICE STORAGE AREA AT THE FRONT. PERFECT SIZE FOR A MOTORCYCLE AND WORK BENCH. .. .ON A REALLY NICE STREET.

6. 2012-02-01
   soldstatus $40,000 344-char remark

   Show marketing remark (344 chars)

   Short Sale. Listing price may not be sufficient to pay the total of all the liens and costs of sale. Sale may be conditional upon 3rd party aproval. Cute home in Englewood Area with alot of potential. Needs some clean up and updating Third bedroom is garage conversion with the front portion kept for storage. Home has been replumbed per owner.

7. 2011-09-08
   listed $39,500 344-char remark

   Show marketing remark (344 chars)

   Short Sale. Listing price may not be sufficient to pay the total of all the liens and costs of sale. Sale may be conditional upon 3rd party aproval. Cute home in Englewood Area with alot of potential. Needs some clean up and updating Third bedroom is garage conversion with the front portion kept for storage. Home has been replumbed per owner.

8. 1992-03-01
   soldstatus $48,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $23,852
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$972
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$1,018
• Taxable income: $15,559
• Est. tax owed @ 24.0%: −$3,734
• After-tax cash flow: $11,409/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

-28.3% since first listed

8 events — show timeline

• 2026-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2013-08-13 Sold (Public Records) $84,000 Public Records
• 2013-07-31 Sold (MLS) $84,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-26 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2012-02-01 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2011-09-08 Listed $39,500 Stellar MLS as Distributed by MLS Grid
• 1992-03-01 Sold (Public Records) $48,800 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,639 · -0.1% YoY. Source: county tax records.