8169 Olsen St · Rotonda, FL 33981

$329,900

4 bd · 2.0 ba · 1,666 sqft · Land public records · 86 Days on market

Built 2024 10,000 sqft lot

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Why this score? — see what drove the F 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 +7.7/30.0
• 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
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity!!!This amazing House comes with a luxury & Modern kitchen and bathroom features with marble counters-top, stainless-steel appliances, an open floor plan, luxury baths with dual vanities, sinks, tile, walk-in showers, and walk-in closets. The spacious two-car garage is included. The property is almost 2,000 square feet of living space with high ceilings, and luxury flooring throughout the entire home. Vacant land in the back and this property is located in one of the best and growing areas in Florida. You absolutely must come and visit this place! "Tenant already in place"

Key facts

• Open floor plan
• Marble countertops
• Dual vanities

Tags

• MODERN KITCHEN
• MARBLE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OPEN FLOOR PLAN
• DUAL VANITIES
• WALK IN SHOWERS

Property features AI

Finance

• Other: Lot about 0.23 acre (0 to less than 1/4 acre)

Exterior

• Parking: 2-car garage; Attached garage; 2-space carport
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Residential property; One story; Northeast-facing entry; Completed condition
• Construction: Block construction; Shingle roof; Slab foundation; New construction
• Exterior features: Dog run; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-804 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (43.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (27.1% below list).
• Recommended offer: $188k (43.1% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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: 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; 21 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 34% 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 $2k of loan paydown is wiped out by about $10k 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 86 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $17k; list at $330k implies a 1841% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,825 (43.1% 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 86 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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 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: 0.73% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.91%
• DSCR: 0.78
• GRM: 11.4

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: -31.9%
• Equity multiple: -0.07×
• Total profit: $-98,718
• Equity at exit: $49,189

10-year hold

• IRR: -24.9%
• Equity multiple: -0.37×
• Total profit: $-126,343
• Equity at exit: $28,524

Cash invested: $92,372 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,405 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$410 /mo · $4,918/yr
• Insurance: −$137
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-804

Break-even live

Break-even rent $3,423

Max offer price $187,825

Occupancy floor —

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14073 Naylor Ave Port Charlotte, FL	3.0	2.0	1818	$2,250	$1.24	21d	1	0.12mi
8362 Santa Cruz Dr Port Charlotte, FL	3.0	2.5	2016	$3,500	$1.74	21d	1	0.39mi
8249 Dimstead St Port Charlotte, FL	3.0	2.0	1202	$1,675	$1.39	21d	1	0.41mi
14295 Overlook Ave Port Charlotte, FL	3.0	2.0	1450	$1,700	$1.17	21d	1	0.50mi
8373 Agate St Unit 8375 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	0.55mi
7415 Beckley St Port Charlotte, FL	3.0	2.0	1405	$1,400	$1.00	21d	1	0.69mi
8479 Agate St Port Charlotte, FL	3.0	2.0	1379	$2,495	$1.81	21d	1	0.73mi
13376 Yager Ln Port Charlotte, FL	3.0	2.0	2002	$3,500	$1.75	13d	1	0.74mi
8519 Agate St Unit 8521 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	21d	1	0.80mi
9108 Santa Lucia Dr Port Charlotte, FL	4.0	2.0	1917	$3,100	$1.62	13d	1	0.84mi
203 Wright Dr Rotonda West, FL	4.0	3.0	2092	$2,400	$1.15	21d	1	1.03mi
15153 Spanish Point Dr Port Charlotte, FL	4.0	3.0	2006	$3,575	$1.78	21d	1	1.11mi
9116 Agate St #9118 Port Charlotte, FL	3.0	2.0	1429	$1,750	$1.22	21d	1	1.14mi
15077 Acorn Cir Port Charlotte, FL	3.0	2.0	2044	$2,000	$0.98	13d	1	1.19mi
9156 Agate St Unit 9156 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.22mi
9163 Agate St Unit 9165 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	21d	1	1.24mi
9163 Agate St Unit 9163 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.24mi
9195 Agate St Port Charlotte, FL	3.0	2.0	1200	$1,650	$1.38	13d	1	1.30mi
9379 Snapper Cir Port Charlotte, FL	4.0	2.0	2013	$2,690	$1.34	13d	1	1.38mi
9251 Agate St Port Charlotte, FL	3.0	2.0	1237	$1,565	$1.27	21d	1	1.40mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	21d	1	1.50mi

Listing history 39 events

1. 2026-06-18
   days on market $329,900 Active 86 DOM
2. 2026-06-17
   days on market $329,900 Active 85 DOM
3. 2026-06-16
   days on market $329,900 Active 84 DOM
4. 2026-06-15
   days on market $329,900 Active 83 DOM
5. 2026-06-14
   days on market $329,900 Active 81 DOM
6. 2026-06-13
   days on market $329,900 Active 80 DOM
7. 2026-06-10
   days on market $329,900 Active 78 DOM
8. 2026-06-09
   days on market $329,900 Active 77 DOM
9. 2026-06-08
   days on market $329,900 Active 76 DOM
10. 2026-06-07
    days on market $329,900 Active 75 DOM
11. 2026-06-05
    days on market $329,900 Active 72 DOM
12. 2026-06-03
    days on market $329,900 Active 71 DOM
13. 2026-06-03
    price $329,900 Active 70 DOM
14. 2026-06-02
    days on market $332,900 Active 70 DOM
15. 2026-06-01
    days on market $332,900 Active 69 DOM
16. 2026-06-01
    price $332,900 Active 68 DOM
17. 2026-05-31
    days on market $329,900 Active 68 DOM
18. 2026-05-30
    days on market $329,900 Active 67 DOM
19. 2026-05-15
    price $299,900
20. 2026-03-24
    listed $305,000 Active
21. 2025-02-11
    status Active
22. 2025-02-10
    historical
23. 2024-12-08
    price $350,000
24. 2024-12-08
    listed $349,900 Active
25. 2024-10-31
    historical $2,400
26. 2024-10-17
    price $2,400
27. 2024-10-03
    listed $2,300
28. 2023-07-08
    historical
29. 2023-05-22
    price $29,000
30. 2023-05-01
    price $28,900
31. 2023-04-01
    price $29,900
32. 2023-03-21
    price $30,500
33. 2023-03-13
    price $32,500
34. 2023-03-04
    price $35,500
35. 2023-02-09
    price $38,500
36. 2023-02-01
    listed $39,900 Active
37. 2021-07-29
    soldstatus $17,000
38. 2006-11-14
    soldstatus $37,000
39. 2005-06-04
    listed $67,900

ⓘ 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: $4,918 · $410/mo
• Projected year-2 tax: $4,918 · $410/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 1/10 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: $28,855
• − Mortgage interest: −$18,480
• − Property taxes: −$4,918
• − Insurance: −$6,768
• − Repairs & maintenance: −$2,308
• − Management: −$2,308
• − Depreciation: −$9,597
• Taxable loss: −$15,525
• Est. tax savings @ 24.0%: +$3,726
• After-tax cash flow: $-5,925/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

+341.7% since first listed

21 events — show timeline

• 2026-05-15 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-08 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-08 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-31 Rental Removed $2,400 STELLARMLS
• 2024-10-17 Price Changed $2,400 STELLARMLS
• 2024-10-03 Listed for Rent $2,300 STELLARMLS
• 2023-07-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-05-22 Price Changed $29,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-01 Price Changed $28,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-01 Price Changed $29,900 Stellar MLS as Distributed by MLS Grid
• 2023-03-21 Price Changed $30,500 Stellar MLS as Distributed by MLS Grid
• 2023-03-13 Price Changed $32,500 Stellar MLS as Distributed by MLS Grid
• 2023-03-04 Price Changed $35,500 Stellar MLS as Distributed by MLS Grid
• 2023-02-09 Price Changed $38,500 Stellar MLS as Distributed by MLS Grid
• 2023-02-01 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2021-07-29 Sold (Public Records) $17,000 Public Records
• 2006-11-14 Sold (Public Records) $37,000 Public Records
• 2005-06-04 Listed $67,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+22.7%/yr

Latest (2025): $4,918 · +692.6% YoY. Source: county tax records.