9200 Little Gasparilla #304 · Rotonda, FL 33946

$379,000

1 bd · 1.0 ba · 787 sqft · Condo · 58 Days on market

Built 1986 Good condition $2168/mo HOA · 34% 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 +17.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.6/10.0
• Appreciation +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

A very ATTRACTIVE & AFFORDABLE private oasis on a totally private island! Over 7 acres of beach to bay property with only 30 units total. This one bedroom, one bath condo is priced to move quickly. Located within the exclusive PLACIDA BEACH CLUB on Little Gasparilla Island, you will be surrounded by a country club lifestyle with beautiful landscaping, clubhouse, heated pool and a private beach for your enjoyment. Once you enter the gated mainland facility and board the private ferry for the 10 minute ride to the island, you will be surrounded by “OLD WORLD FLORIDA CHARM. ” There are no vehicles, no commercial businesses and most of all, NO CROWDS TO DEAL WITH! Sit back in over 800 square feet of living space in this beach condo that offers you all the comforts of home. FULLY FURNISHED with open floor plan, 2 screened-in porches with views of greenbelt as well as a glimpse of the Gulf, all ready for your enjoyment. Use as a private get-away or live in it full time. You will not be disappointed in this BEAUTIFULLY MAINTAINED property or the price! As part of the mainland Placida Harbour Club with its parking for your car, you will enjoy amenities such as two large heated pools, a spa, fully equipped fitness center, a beautiful clubhouse with plenty of scheduled activities for you to partake in if you wish. So come aboard your private ferry to Little Gasparilla Island and see if our relaxing, laid back, kick back environment of our special island is for you!

Key facts

• Private island
• Private dock
• $2,168 HOA

Tags

• PRIVATE ISLAND
• BRIDGELESS BARRIER ISLAND
• PRIVATE COMMUNITY FERRY
• PRIVATE DOCK
• NEW KITCHEN CABINETRY
• NEW PORCELAIN TILE FLOORING

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total annual fees listed for multi-family: $26,020 (total monthly fees $2,168.33); Unit is offered furnished
• HOA & community: Has HOA (association: Kathy Dressel/Grande Property Svcs); Monthly HOA approximately $523.33 (quarterly association fee $1,570); Quarterly condo fees (land included); Association fees cover 24-hour guard, common area taxes, pool, escrow reserves, insurance, building and grounds maintenance, pest control, recreational facilities, security, and trash; Community amenities: clubhouse, fitness center, pool, tennis courts, golf carts allowed; buyer approval required; cats and dogs allowed

Exterior

• Parking: Directions note: access requires scheduling and ferry; visitor gate and parking instructions provided upon arrival
• Security: 24-hour guard (included in association fees)
• Utilities: Public water; Septic tank sewer; Electricity connected
• Home design: Residential condominium; East-facing; One main level (unit on floor 1); Two-story building; Stilt/on piling foundation
• Construction: Frame construction with wood siding; Metal roof
• Exterior features: Balcony; Fire pit; Outdoor lighting; Outdoor grill; Rain gutters; Sliding doors; Storage; Private heated gunite pool with deck

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Stone counters
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile
• Bathrooms: 1 full bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen and family room combo; Living room and dining room combo; Stone counters
• Laundry & utility: Washer; Dryer; Inside laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $379k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (5.9% below list).
• Meets the 1% rule at list price ($6k rent vs $379k).
• Recommended offer: $357k (5.9% below list) — sets the bar for cash-flow.
• Cap rate 7.2% 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: 915 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $3k of loan paydown is wiped out by about $7k 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 58 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $185k; list at $379k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 34% of rent.
• 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $356,782 (5.9% 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 58 days. Have you received any prior offers? Is the seller open to a 6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.69% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.51×
• Total profit: $-51,832
• Equity at exit: $75,308

10-year hold

• IRR: -4.1%
• Equity multiple: 0.67×
• Total profit: $-35,019
• Equity at exit: $65,987

Cash invested: $106,120 (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: 4.9×

Monthly cashflow live

• Estimated rent: $6,405 medium
• Mortgage (P&I): −$1,988
• Tax est. 1.5%: −$474 /mo · $5,685/yr
• Insurance: −$158
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$2,168
• Vacancy / Maint / Mgmt: −$1,345
• Net cashflow: $-154

Break-even live

Break-even rent $6,600

Max offer price $356,782

Occupancy floor 97%

Sensitivity live

Price	-10% $108	-5% $-23	+0% $-154	+5% $-285	+10% $-415
Rent	-10% $-660	-5% $-407	+0% $-154	+5% $99	+10% $352
Rate	-1.0pp $37	-0.5pp $-57	base $-154	+0.5pp $-252	+1.0pp $-352

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9400 Little Gasparilla Unit F9 Placida, FL	2.0	2.0	946	$6,500	$6.87	22d	1	0.24mi
9400 Little Gasparilla Unit H8 Placida, FL	2.0	2.0	946	$5,850	$6.18	22d	1	0.24mi
9400 Little Gasparilla Unit G9 Placida, FL	2.0	2.0	946	$6,900	$7.29	22d	1	0.26mi

HOA detail condo

• Monthly dues: $2,168 · $26,016/yr
• Likely covers: gaslandscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $379,000 Active 58 DOM
2. 2026-06-17
   days on market $379,000 Active 57 DOM
3. 2026-06-16
   days on market $379,000 Active 56 DOM
4. 2026-06-15
   days on market $379,000 Active 55 DOM
5. 2026-06-14
   days on market $379,000 Active 53 DOM
6. 2026-06-13
   days on market $379,000 Active 52 DOM
7. 2026-06-10
   days on market $379,000 Active 50 DOM
8. 2026-06-09
   days on market $379,000 Active 49 DOM
9. 2026-06-08
   days on market $379,000 Active 48 DOM
10. 2026-06-07
    days on market $379,000 Active 47 DOM
11. 2026-06-05
    days on market $379,000 Active 44 DOM
12. 2026-06-03
    days on market $379,000 Active 43 DOM
13. 2026-06-02
    days on market $379,000 Active 42 DOM
14. 2026-06-01
    days on market $379,000 Active 41 DOM
15. 2026-05-31
    days on market $379,000 Active 40 DOM
16. 2026-05-30
    days on market $379,000 Active 39 DOM
17. 2026-04-21
    listed $379,000 Active
18. 2020-08-14
    soldstatus $185,000 Sold 1502-char remark

    Show marketing remark (1502 chars)

    A very ATTRACTIVE & AFFORDABLE private oasis on a totally private island! Over 7 acres of beach to bay property with only 30 units total. This one bedroom, one bath condo is priced to move quickly. Located within the exclusive PLACIDA BEACH CLUB on Little Gasparilla Island, you will be surrounded by a country club lifestyle with beautiful landscaping, clubhouse, heated pool and a private beach for your enjoyment. Once you enter the gated mainland facility and board the private ferry for the 10 minute ride to the island, you will be surrounded by “OLD WORLD FLORIDA CHARM. ” There are no vehicles, no commercial businesses and most of all, NO CROWDS TO DEAL WITH! Sit back in over 800 square feet of living space in this beach condo that offers you all the comforts of home. FULLY FURNISHED with open floor plan, 2 screened-in porches with views of greenbelt as well as a glimpse of the Gulf, all ready for your enjoyment. Use as a private get-away or live in it full time. You will not be disappointed in this BEAUTIFULLY MAINTAINED property or the price! As part of the mainland Placida Harbour Club with its parking for your car, you will enjoy amenities such as two large heated pools, a spa, fully equipped fitness center, a beautiful clubhouse with plenty of scheduled activities for you to partake in if you wish. So come aboard your private ferry to Little Gasparilla Island and see if our relaxing, laid back, kick back environment of our special island is for you!

19. 2020-07-23
    status Pending 1502-char remark

    Show marketing remark (1502 chars)

    A very ATTRACTIVE & AFFORDABLE private oasis on a totally private island! Over 7 acres of beach to bay property with only 30 units total. This one bedroom, one bath condo is priced to move quickly. Located within the exclusive PLACIDA BEACH CLUB on Little Gasparilla Island, you will be surrounded by a country club lifestyle with beautiful landscaping, clubhouse, heated pool and a private beach for your enjoyment. Once you enter the gated mainland facility and board the private ferry for the 10 minute ride to the island, you will be surrounded by “OLD WORLD FLORIDA CHARM. ” There are no vehicles, no commercial businesses and most of all, NO CROWDS TO DEAL WITH! Sit back in over 800 square feet of living space in this beach condo that offers you all the comforts of home. FULLY FURNISHED with open floor plan, 2 screened-in porches with views of greenbelt as well as a glimpse of the Gulf, all ready for your enjoyment. Use as a private get-away or live in it full time. You will not be disappointed in this BEAUTIFULLY MAINTAINED property or the price! As part of the mainland Placida Harbour Club with its parking for your car, you will enjoy amenities such as two large heated pools, a spa, fully equipped fitness center, a beautiful clubhouse with plenty of scheduled activities for you to partake in if you wish. So come aboard your private ferry to Little Gasparilla Island and see if our relaxing, laid back, kick back environment of our special island is for you!

20. 2020-04-14
    status Active 1502-char remark

    Show marketing remark (1502 chars)

    A very ATTRACTIVE & AFFORDABLE private oasis on a totally private island! Over 7 acres of beach to bay property with only 30 units total. This one bedroom, one bath condo is priced to move quickly. Located within the exclusive PLACIDA BEACH CLUB on Little Gasparilla Island, you will be surrounded by a country club lifestyle with beautiful landscaping, clubhouse, heated pool and a private beach for your enjoyment. Once you enter the gated mainland facility and board the private ferry for the 10 minute ride to the island, you will be surrounded by “OLD WORLD FLORIDA CHARM. ” There are no vehicles, no commercial businesses and most of all, NO CROWDS TO DEAL WITH! Sit back in over 800 square feet of living space in this beach condo that offers you all the comforts of home. FULLY FURNISHED with open floor plan, 2 screened-in porches with views of greenbelt as well as a glimpse of the Gulf, all ready for your enjoyment. Use as a private get-away or live in it full time. You will not be disappointed in this BEAUTIFULLY MAINTAINED property or the price! As part of the mainland Placida Harbour Club with its parking for your car, you will enjoy amenities such as two large heated pools, a spa, fully equipped fitness center, a beautiful clubhouse with plenty of scheduled activities for you to partake in if you wish. So come aboard your private ferry to Little Gasparilla Island and see if our relaxing, laid back, kick back environment of our special island is for you!

21. 2020-03-17
    status Pending 1502-char remark

    Show marketing remark (1502 chars)

    A very ATTRACTIVE & AFFORDABLE private oasis on a totally private island! Over 7 acres of beach to bay property with only 30 units total. This one bedroom, one bath condo is priced to move quickly. Located within the exclusive PLACIDA BEACH CLUB on Little Gasparilla Island, you will be surrounded by a country club lifestyle with beautiful landscaping, clubhouse, heated pool and a private beach for your enjoyment. Once you enter the gated mainland facility and board the private ferry for the 10 minute ride to the island, you will be surrounded by “OLD WORLD FLORIDA CHARM. ” There are no vehicles, no commercial businesses and most of all, NO CROWDS TO DEAL WITH! Sit back in over 800 square feet of living space in this beach condo that offers you all the comforts of home. FULLY FURNISHED with open floor plan, 2 screened-in porches with views of greenbelt as well as a glimpse of the Gulf, all ready for your enjoyment. Use as a private get-away or live in it full time. You will not be disappointed in this BEAUTIFULLY MAINTAINED property or the price! As part of the mainland Placida Harbour Club with its parking for your car, you will enjoy amenities such as two large heated pools, a spa, fully equipped fitness center, a beautiful clubhouse with plenty of scheduled activities for you to partake in if you wish. So come aboard your private ferry to Little Gasparilla Island and see if our relaxing, laid back, kick back environment of our special island is for you!

22. 2020-02-10
    listed $184,900 Active 1502-char remark

    Show marketing remark (1502 chars)

    A very ATTRACTIVE & AFFORDABLE private oasis on a totally private island! Over 7 acres of beach to bay property with only 30 units total. This one bedroom, one bath condo is priced to move quickly. Located within the exclusive PLACIDA BEACH CLUB on Little Gasparilla Island, you will be surrounded by a country club lifestyle with beautiful landscaping, clubhouse, heated pool and a private beach for your enjoyment. Once you enter the gated mainland facility and board the private ferry for the 10 minute ride to the island, you will be surrounded by “OLD WORLD FLORIDA CHARM. ” There are no vehicles, no commercial businesses and most of all, NO CROWDS TO DEAL WITH! Sit back in over 800 square feet of living space in this beach condo that offers you all the comforts of home. FULLY FURNISHED with open floor plan, 2 screened-in porches with views of greenbelt as well as a glimpse of the Gulf, all ready for your enjoyment. Use as a private get-away or live in it full time. You will not be disappointed in this BEAUTIFULLY MAINTAINED property or the price! As part of the mainland Placida Harbour Club with its parking for your car, you will enjoy amenities such as two large heated pools, a spa, fully equipped fitness center, a beautiful clubhouse with plenty of scheduled activities for you to partake in if you wish. So come aboard your private ferry to Little Gasparilla Island and see if our relaxing, laid back, kick back environment of our special island is for you!

23. 2014-02-07
    historical
24. 2013-08-08
    listed $116,500

ⓘ 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 10/10 Extreme FEMA zone AE · 99% 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $76,863
• − Mortgage interest: −$21,230
• − Property taxes: −$5,685
• − Insurance: −$7,014
• − Repairs & maintenance: −$6,149
• − Management: −$6,149
• − HOA: −$26,016
• − Depreciation: −$11,025
• Taxable loss: −$6,405
• Est. tax savings @ 24.0%: +$1,537
• After-tax cash flow: $-305/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This completely renovated condo is in excellent condition and ready for immediate occupancy. It offers a private island beach paradise with stunning views and a luxurious lifestyle.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting atmosphere
• Both Upgrade to smart home technology — Improves convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting atmosphere ↑
• Both Upgrade to smart home technology — Improves convenience and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+225.3% since first listed

8 events — show timeline

• 2026-04-21 Listed $379,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-14 Sold (MLS) $185,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-04-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-03-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-02-10 Listed $184,900 Stellar MLS as Distributed by MLS Grid
• 2014-02-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-08-08 Listed $116,500 Stellar MLS as Distributed by MLS Grid