10380 Longshore Rd #77 · Rotonda, FL 33946

$489,000

3 bd · 3.0 ba · 2,296 sqft · SingleFamily public records · 678 Days on market

Built 2008 1,658 sqft lot Est $847k · 42% under $525/mo HOA · 9% of rent

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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 +20.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.6/10.0
• 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 MLS

Located in the heart of the Cape Haze Peninsula, the Landings at Coral Creek is a beautiful waterfront community. Surrounded by the serene waters of Coral Creek, mature landscaping and wonderful coastal breezes, you'll find yourself instantly relaxed within this natural retreat! Enjoy the Florida beauty that surrounds you as you sit on one of your many open porches enjoying a cup of coffee. Walk down the street to the community dock with a fishing pier as well as a kayak and paddleboard launch. Get out on the open water of Coral Creek where wildlife abounds! This wonderful three story townhouse offers spacious living spaces, a private elevator, an oversized garage with plenty of storage, high ceilings with lots of natural light, porches/balconies off of several rooms, an open kitchen and three bedrooms as well as laundry room on the third floor. To top it all off, this gated community features a tranquil resort style swimming pool, spa, fitness room, tennis courts and clubhouse for owners and guests. Located less than a mile from the beaches of Boca Grande, you are also in close proximity to several local marinas, restaurants, community sidewalks for walking or biking and many local golf courses! A must see! Call today for a private showing!

Key facts

• Views of coral creek
• $525 HOA
• 3 garage spots

Tags

• GARAGE WITH SCREENED LANAI
• VIEWS OF CORAL CREEK

Property features AI

Finance

• Other: Universal property ID US-12015-N-422002402033-S-77; Directions: From 775, Gasparilla Rd, turn into Coral Creek Landings. Turn right at gate, then left after the clubhouse onto Longshore Rd. Building 10380 is the second on the right; Unit 77.
• Financial info: Total annual fees $6,300; Lease restrictions apply
• HOA & community: HOA: STAR HOSPITALITY; Monthly association fee $525 (includes pool, building maintenance, grounds maintenance); Community clubhouse; Community fitness center; Community pool (gunite); Community spa (heated, in-ground); Racquetball and tennis courts; Community mailbox; Deed restrictions; Irrigation with reclaimed water; Pets allowed (cats and dogs)

Exterior

• Parking: Driveway; Attached garage with garage door opener; Oversized tandem garage (3 spaces); Ground-level parking
• Utilities: Public water (may launch kayaks); Public sewer; Cable available; Electricity available; Phone available; Water connected; Sewer connected
• Home design: Residential townhouse; Three or more levels; Faces northwest
• Construction: Block and stucco construction; Metal roof; Slab foundation; Built as part of building number 10380
• Exterior features: Balcony; Sliding doors; Tennis courts; On waterfront (Creek); Water view of creek; Water access to creek; Irrigation equipment; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Elevator; Walk-in closets; Window treatments
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $489k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $489k).
• Recommended offer: $430k (12.0% 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); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 37% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 915 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 678 days — a 12% lower offer ($430k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $130k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $318k; list at $489k implies a 54% 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 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $430,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 678 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. 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. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $847,224
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
440 Spaniards Rd	0.31mi	3/3.0	2,251 (-2%)	22mo	$566,500	$252	64
510 Green Dolphin Dr S	0.33mi	3/2.0	2,134 (-7%)	14mo	$900,000	$422	58
4663 Arlington Dr	0.57mi	3/2.0	2,174 (-5%)	12mo	$750,000	$345	50
4652 Arlington Dr	0.66mi	3/3.0	2,355 (+3%)	19mo	$870,000	$369	50
4 Coral Creek Cir	0.63mi	3/3.0	2,410 (+5%)	18mo	$1,024,000	$425	48

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: -7.4%
• Equity multiple: 0.70×
• Total profit: $-41,186
• Equity at exit: $97,166

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $6,125
• Equity at exit: $85,139

Cash invested: $136,920 (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: 7.0×

Monthly cashflow live

• Estimated rent: $5,806 high
• Mortgage (P&I): −$2,564
• Tax from tax record: −$639 /mo · $7,665/yr
• Insurance: −$204
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$525
• Vacancy / Maint / Mgmt: −$1,219
• Net cashflow: $229

Break-even live

Break-even rent $5,517

Max offer price $489,000

Occupancy floor 91%

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10345 Longshore Rd #29 Placida, FL	3.0	3.0	2416	$6,900	$2.86	20d	1	0.03mi
10425 Pilothouse Cir #131 Placida, FL	3.0	3.0	2390	$5,000	$2.09	20d	1	0.21mi
11000 Placida Rd #2201 Placida, FL	2.0	2.5	1973	$8,750	$4.43	20d	1	0.29mi
550 Gaspar Dr Placida, FL	3.0	3.0	1803	$5,500	$3.05	20d	1	0.34mi
11 Amberjack Ln Placida, FL	3.0	2.0	1786	$2,700	$1.51	13d	1	0.43mi
13045 Via Aurelia Placida, FL	3.0	2.0	1961	$8,200	$4.18	20d	1	0.47mi
11 Amberjack Ter Placida, FL	3.0	2.0	2209	$7,985	$3.61	20d	1	0.79mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	20d	1	1.27mi
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	20d	1	1.30mi
13113 Gasparilla Rd #405 Placida, FL	3.0	2.0	1855	$3,150	$1.70	20d	1	1.37mi
3923 Cape Haze Dr #302 Rotonda West, FL	3.0	3.0	2044	$3,100	$1.52	20d	1	1.47mi

HOA detail

• Monthly dues: $525 · $6,300/yr
• Likely covers: waterlandscapingpoolsecurity

Listing history 29 events

1. 2026-06-18
   days on market $489,000 Active 678 DOM
2. 2026-06-17
   days on market $489,000 Active 677 DOM
3. 2026-06-16
   days on market $489,000 Active 676 DOM
4. 2026-06-15
   days on market $489,000 Active 675 DOM
5. 2026-06-14
   days on market $489,000 Active 673 DOM
6. 2026-06-13
   days on market $489,000 Active 672 DOM
7. 2026-06-10
   days on market $489,000 Active 670 DOM
8. 2026-06-09
   days on market $489,000 Active 669 DOM
9. 2026-06-08
   days on market $489,000 Active 668 DOM
10. 2026-06-05
    days on market $489,000 Active 664 DOM
11. 2026-06-02
    days on market $489,000 Active 662 DOM
12. 2026-06-01
    days on market $489,000 Active 661 DOM
13. 2026-05-31
    days on market $489,000 Active 660 DOM
14. 2026-05-30
    days on market $489,000 Active 659 DOM
15. 2026-05-20
    price $489,000
16. 2026-04-11
    price $535,000
17. 2026-04-02
    status Active
18. 2025-05-30
    price $549,000
19. 2025-04-19
    price $579,000
20. 2025-04-01
    status Active
21. 2025-01-03
    price $599,000
22. 2024-04-11
    listed $619,222 Active
23. 2021-04-19
    soldstatus $318,000
24. 2021-04-16
    soldstatus $318,000 Closed 1265-char remark

    Show marketing remark (1265 chars)

    Located in the heart of the Cape Haze Peninsula, the Landings at Coral Creek is a beautiful waterfront community. Surrounded by the serene waters of Coral Creek, mature landscaping and wonderful coastal breezes, you'll find yourself instantly relaxed within this natural retreat! Enjoy the Florida beauty that surrounds you as you sit on one of your many open porches enjoying a cup of coffee. Walk down the street to the community dock with a fishing pier as well as a kayak and paddleboard launch. Get out on the open water of Coral Creek where wildlife abounds! This wonderful three story townhouse offers spacious living spaces, a private elevator, an oversized garage with plenty of storage, high ceilings with lots of natural light, porches/balconies off of several rooms, an open kitchen and three bedrooms as well as laundry room on the third floor. To top it all off, this gated community features a tranquil resort style swimming pool, spa, fitness room, tennis courts and clubhouse for owners and guests. Located less than a mile from the beaches of Boca Grande, you are also in close proximity to several local marinas, restaurants, community sidewalks for walking or biking and many local golf courses! A must see! Call today for a private showing!

25. 2021-04-01
    status Pending 1265-char remark

    Show marketing remark (1265 chars)

    Located in the heart of the Cape Haze Peninsula, the Landings at Coral Creek is a beautiful waterfront community. Surrounded by the serene waters of Coral Creek, mature landscaping and wonderful coastal breezes, you'll find yourself instantly relaxed within this natural retreat! Enjoy the Florida beauty that surrounds you as you sit on one of your many open porches enjoying a cup of coffee. Walk down the street to the community dock with a fishing pier as well as a kayak and paddleboard launch. Get out on the open water of Coral Creek where wildlife abounds! This wonderful three story townhouse offers spacious living spaces, a private elevator, an oversized garage with plenty of storage, high ceilings with lots of natural light, porches/balconies off of several rooms, an open kitchen and three bedrooms as well as laundry room on the third floor. To top it all off, this gated community features a tranquil resort style swimming pool, spa, fitness room, tennis courts and clubhouse for owners and guests. Located less than a mile from the beaches of Boca Grande, you are also in close proximity to several local marinas, restaurants, community sidewalks for walking or biking and many local golf courses! A must see! Call today for a private showing!

26. 2021-02-25
    status Pending 1265-char remark

    Show marketing remark (1265 chars)

    Located in the heart of the Cape Haze Peninsula, the Landings at Coral Creek is a beautiful waterfront community. Surrounded by the serene waters of Coral Creek, mature landscaping and wonderful coastal breezes, you'll find yourself instantly relaxed within this natural retreat! Enjoy the Florida beauty that surrounds you as you sit on one of your many open porches enjoying a cup of coffee. Walk down the street to the community dock with a fishing pier as well as a kayak and paddleboard launch. Get out on the open water of Coral Creek where wildlife abounds! This wonderful three story townhouse offers spacious living spaces, a private elevator, an oversized garage with plenty of storage, high ceilings with lots of natural light, porches/balconies off of several rooms, an open kitchen and three bedrooms as well as laundry room on the third floor. To top it all off, this gated community features a tranquil resort style swimming pool, spa, fitness room, tennis courts and clubhouse for owners and guests. Located less than a mile from the beaches of Boca Grande, you are also in close proximity to several local marinas, restaurants, community sidewalks for walking or biking and many local golf courses! A must see! Call today for a private showing!

27. 2020-01-15
    price $324,900 1265-char remark

    Show marketing remark (1265 chars)

    Located in the heart of the Cape Haze Peninsula, the Landings at Coral Creek is a beautiful waterfront community. Surrounded by the serene waters of Coral Creek, mature landscaping and wonderful coastal breezes, you'll find yourself instantly relaxed within this natural retreat! Enjoy the Florida beauty that surrounds you as you sit on one of your many open porches enjoying a cup of coffee. Walk down the street to the community dock with a fishing pier as well as a kayak and paddleboard launch. Get out on the open water of Coral Creek where wildlife abounds! This wonderful three story townhouse offers spacious living spaces, a private elevator, an oversized garage with plenty of storage, high ceilings with lots of natural light, porches/balconies off of several rooms, an open kitchen and three bedrooms as well as laundry room on the third floor. To top it all off, this gated community features a tranquil resort style swimming pool, spa, fitness room, tennis courts and clubhouse for owners and guests. Located less than a mile from the beaches of Boca Grande, you are also in close proximity to several local marinas, restaurants, community sidewalks for walking or biking and many local golf courses! A must see! Call today for a private showing!

28. 2020-01-14
    listed $329,900 Active 1265-char remark

    Show marketing remark (1265 chars)

    Located in the heart of the Cape Haze Peninsula, the Landings at Coral Creek is a beautiful waterfront community. Surrounded by the serene waters of Coral Creek, mature landscaping and wonderful coastal breezes, you'll find yourself instantly relaxed within this natural retreat! Enjoy the Florida beauty that surrounds you as you sit on one of your many open porches enjoying a cup of coffee. Walk down the street to the community dock with a fishing pier as well as a kayak and paddleboard launch. Get out on the open water of Coral Creek where wildlife abounds! This wonderful three story townhouse offers spacious living spaces, a private elevator, an oversized garage with plenty of storage, high ceilings with lots of natural light, porches/balconies off of several rooms, an open kitchen and three bedrooms as well as laundry room on the third floor. To top it all off, this gated community features a tranquil resort style swimming pool, spa, fitness room, tennis courts and clubhouse for owners and guests. Located less than a mile from the beaches of Boca Grande, you are also in close proximity to several local marinas, restaurants, community sidewalks for walking or biking and many local golf courses! A must see! Call today for a private showing!

29. 2011-03-09
    soldstatus $2,600,000

ⓘ 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: $7,665 · $639/mo
• Projected year-2 tax: $7,665 · $639/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 5 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $69,677
• − Mortgage interest: −$27,392
• − Property taxes: −$7,665
• − Insurance: −$7,564
• − Repairs & maintenance: −$5,574
• − Management: −$5,574
• − HOA: −$6,300
• − Depreciation: −$14,225
• Taxable loss: −$4,617
• Est. tax savings @ 24.0%: +$1,108
• After-tax cash flow: $3,852/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

• 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

-81.2% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $489,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $535,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Price Changed $549,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-19 Price Changed $579,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-01-03 Price Changed $599,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-11 Listed $619,222 Stellar MLS as Distributed by MLS Grid
• 2021-04-19 Sold (Public Records) $318,000 Public Records
• 2021-04-16 Sold (MLS) $318,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-15 Price Changed $324,900 Stellar MLS as Distributed by MLS Grid
• 2020-01-14 Listed $329,900 Stellar MLS as Distributed by MLS Grid
• 2011-03-09 Sold (Public Records) $2,600,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $7,665 · -12.8% YoY. Source: county tax records.