2490 11th St · Grove City, FL 34224

$260,000

2 bd · 2.0 ba · 1,143 sqft · SingleFamily public records · 19 Days on market

Built 1974 9,605 sqft lot Est $254k · at est.

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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 +18.5/30.0
• ARV discount +6.4/15.0
• DSCR +5.8/10.0
• 1% rule +5.5/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 Bed/2 Bath/1.5 Car Garage Home in Grove City! Updated laminate flooring makes for ease of maintenance in the living room and both bedrooms. Large Living room provides plenty of room for company and adjoining dining area has tiled flooring and impact French doors. Updated Kitchen has raised face cabinetry and tile countertops, track lighting, breakfast bar, ceiling fan and tiled flooring. Appliances include: GE microwave and stove, Whirlpool refrigerator and Kenmore dishwasher. Master bedroom features a walk in closet, ceiling fan and a door to the lanai. Master bath has an updated raised height vanity, step in shower and tiled flooring. Bedroom #2 has two wall closets & ceiling fan. Guest bath features a tub/shower combo, newer raised height vanity and tiled flooring. Interior doors have also been replaced The 1.5 car garage houses the washer and dryer hook ups, utility tub and the water heater. Large lanai has two ceiling fans. Fenced back yard and a storage shed for your gardening equipment. 2014 Flat roof over lanai replaced, 2002 shingle roof replaced and 2015 AC replaced. Currently in an X flood zone so your lender will NOT require you to have flood insurance. COMMUNITY BOAT RAMP! THIS COMMUNITY BOAT RAMP ALLOWS ACCESS TO LEMON BAY AND THE GULF OF MEXICO VIA OYSTER CREEK!

Key facts

• Open floor plan
• Stylish backsplash
• Granite countertops

Tags

• NO HOA COMMUNITY
• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• STYLISH BACKSPLASH
• EXPANSIVE SCREENED LANAI
• PRIVATE SECLUDED RETREAT

Property features AI

Finance

• Other: Lot roughly 0.22 acre (approximately 85 x 113); Paved road access; Universal Property ID on file
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No association reported

Exterior

• Parking: Boat parking; Driveway parking; Garage with garage door opener; Attached 1-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone available; Water connected; Sewer connected
• Home design: Single-family residence; One story; Faces east; Residential zoning (RSF5)
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Built with approximately 1,143 sq ft living area (public records)
• Exterior features: Covered rear porch; Screened porch; Patio; Exterior lighting; Sliding doors; Outdoor storage; Chain link fencing; Shed(s); Community boat ramp with access to Lemon Bay and the Gulf via Oyster Creek

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Stone counters; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Laundry in garage; Generator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.8% in Grove City — 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 63/100 on livability (#713 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities 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; 18 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).
• At $2,731/mo this rent would consume 57% of the median local household income ($57k/yr) (locally 329% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 19 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $225k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,100 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 1.05% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $253,746
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2490 11th St	0.00mi	2/2.0	1,143 (0%)	1mo	$254,000	$222	100
2057 Arkansas Ave	0.22mi	2/2.0	1,076 (-6%)	2mo	$282,000	$262	78
2049 Arkansas Ave	0.23mi	2/2.0	1,234 (+8%)	8mo	$220,000	$178	70
2075 Georgia Ave	0.16mi	2/2.0	984 (-14%)	13mo	$235,000	$239	59
52 Turtle Bay Cir	0.72mi	2/2.0	1,152 (+1%)	18mo	$145,000	$126	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.53×
• Total profit: $-34,175
• Equity at exit: $38,767

10-year hold

• IRR: -10.5%
• Equity multiple: 0.45×
• Total profit: $-39,834
• Equity at exit: $22,480

Cash invested: $72,800 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,731 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$437 /mo · $5,243/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $249

Break-even live

Break-even rent $2,416

Max offer price $260,000

Occupancy floor 86%

Sensitivity live

Price	-10% $396	-5% $322	+0% $249	+5% $175	+10% $102
Rent	-10% $33	-5% $141	+0% $249	+5% $357	+10% $465
Rate	-1.0pp $380	-0.5pp $315	base $249	+0.5pp $181	+1.0pp $113

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1960 Oregon Trl Unit 2A Englewood, FL	2.0	2.0	1360	$3,750	$2.76	22d	1	0.27mi
1970 Georgia Ave Englewood, FL	3.0	2.0	1160	$11,790	$10.16	22d	1	0.32mi
1915 Pennsylvania Ave Englewood, FL	2.0	2.0	1394	$7,500	$5.38	22d	1	0.65mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	22d	1	0.84mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	14d	1	0.93mi
1604 Cardinal Ln Unit 1 Englewood, FL	1.0	1.0	750	$1,300	$1.73	22d	1	0.94mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	22d	1	0.95mi
8613 Seasalt Loop Englewood, FL	3.0	2.0	1422	$3,650	$2.57	22d	1	0.99mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	22d	1	1.00mi
8716 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,500	$1.76	22d	1	1.04mi
8722 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,100	$1.48	22d	1	1.04mi
8787 Saint Kitts Cir Englewood, FL	3.0	2.0	1422	$2,300	$1.62	14d	1	1.09mi
3280 Holly Ave Englewood, FL	3.0	2.0	900	$3,300	$3.67	22d	1	1.13mi
1950 Nebraska Ave Englewood, FL	2.0	2.0	1325	$3,536	$2.67	22d	1	1.14mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	22d	1	1.14mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	22d	1	1.15mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	22d	1	1.18mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	22d	1	1.44mi

Listing history 11 events

1. 2026-05-05
   status Pending
2. 2026-04-27
   status Active
3. 2026-04-18
   status Pending
4. 2026-04-07
   listed $260,000 Active
5. 2021-02-16
   soldstatus $225,000
6. 2021-02-15
   soldstatus $225,000 Sold 1318-char remark

   Show marketing remark (1318 chars)

   Charming 2 Bed/2 Bath/1.5 Car Garage Home in Grove City! Updated laminate flooring makes for ease of maintenance in the living room and both bedrooms. Large Living room provides plenty of room for company and adjoining dining area has tiled flooring and impact French doors. Updated Kitchen has raised face cabinetry and tile countertops, track lighting, breakfast bar, ceiling fan and tiled flooring. Appliances include: GE microwave and stove, Whirlpool refrigerator and Kenmore dishwasher. Master bedroom features a walk in closet, ceiling fan and a door to the lanai. Master bath has an updated raised height vanity, step in shower and tiled flooring. Bedroom #2 has two wall closets & ceiling fan. Guest bath features a tub/shower combo, newer raised height vanity and tiled flooring. Interior doors have also been replaced The 1.5 car garage houses the washer and dryer hook ups, utility tub and the water heater. Large lanai has two ceiling fans. Fenced back yard and a storage shed for your gardening equipment. 2014 Flat roof over lanai replaced, 2002 shingle roof replaced and 2015 AC replaced. Currently in an X flood zone so your lender will NOT require you to have flood insurance. COMMUNITY BOAT RAMP! THIS COMMUNITY BOAT RAMP ALLOWS ACCESS TO LEMON BAY AND THE GULF OF MEXICO VIA OYSTER CREEK!

7. 2021-02-05
   status Pending 1318-char remark

   Show marketing remark (1318 chars)

   Charming 2 Bed/2 Bath/1.5 Car Garage Home in Grove City! Updated laminate flooring makes for ease of maintenance in the living room and both bedrooms. Large Living room provides plenty of room for company and adjoining dining area has tiled flooring and impact French doors. Updated Kitchen has raised face cabinetry and tile countertops, track lighting, breakfast bar, ceiling fan and tiled flooring. Appliances include: GE microwave and stove, Whirlpool refrigerator and Kenmore dishwasher. Master bedroom features a walk in closet, ceiling fan and a door to the lanai. Master bath has an updated raised height vanity, step in shower and tiled flooring. Bedroom #2 has two wall closets & ceiling fan. Guest bath features a tub/shower combo, newer raised height vanity and tiled flooring. Interior doors have also been replaced The 1.5 car garage houses the washer and dryer hook ups, utility tub and the water heater. Large lanai has two ceiling fans. Fenced back yard and a storage shed for your gardening equipment. 2014 Flat roof over lanai replaced, 2002 shingle roof replaced and 2015 AC replaced. Currently in an X flood zone so your lender will NOT require you to have flood insurance. COMMUNITY BOAT RAMP! THIS COMMUNITY BOAT RAMP ALLOWS ACCESS TO LEMON BAY AND THE GULF OF MEXICO VIA OYSTER CREEK!

8. 2021-01-28
   listed $214,900 Active 1318-char remark

   Show marketing remark (1318 chars)

   Charming 2 Bed/2 Bath/1.5 Car Garage Home in Grove City! Updated laminate flooring makes for ease of maintenance in the living room and both bedrooms. Large Living room provides plenty of room for company and adjoining dining area has tiled flooring and impact French doors. Updated Kitchen has raised face cabinetry and tile countertops, track lighting, breakfast bar, ceiling fan and tiled flooring. Appliances include: GE microwave and stove, Whirlpool refrigerator and Kenmore dishwasher. Master bedroom features a walk in closet, ceiling fan and a door to the lanai. Master bath has an updated raised height vanity, step in shower and tiled flooring. Bedroom #2 has two wall closets & ceiling fan. Guest bath features a tub/shower combo, newer raised height vanity and tiled flooring. Interior doors have also been replaced The 1.5 car garage houses the washer and dryer hook ups, utility tub and the water heater. Large lanai has two ceiling fans. Fenced back yard and a storage shed for your gardening equipment. 2014 Flat roof over lanai replaced, 2002 shingle roof replaced and 2015 AC replaced. Currently in an X flood zone so your lender will NOT require you to have flood insurance. COMMUNITY BOAT RAMP! THIS COMMUNITY BOAT RAMP ALLOWS ACCESS TO LEMON BAY AND THE GULF OF MEXICO VIA OYSTER CREEK!

9. 2013-12-26
   soldstatus $93,500
10. 2002-09-17
    soldstatus $85,900
11. 2000-06-23
    soldstatus $55,500

ⓘ 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: $5,243 · $437/mo
• Projected year-2 tax: $5,243 · $437/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 6/10 Major FEMA zone X (shaded) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $32,773
• − Mortgage interest: −$14,564
• − Property taxes: −$5,243
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − Depreciation: −$7,564
• Taxable loss: −$1,141
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $3,260/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 — Grove City

• Score: 63/100
• State rank: #713
• US rank: #15171

Category grades

Amenities F Commute F Cost of living A+ 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: Grove City, FL
• County: Charlotte County · 196,994 people
• 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

+368.5% since first listed

11 events — show timeline

• 2026-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-16 Sold (Public Records) $225,000 Public Records
• 2021-02-15 Sold (MLS) $225,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-28 Listed $214,900 Stellar MLS as Distributed by MLS Grid
• 2013-12-26 Sold (Public Records) $93,500 Public Records
• 2002-09-17 Sold (Public Records) $85,900 Public Records
• 2000-06-23 Sold (Public Records) $55,500 Public Records

Property tax history

+10.2%/yr

Latest (2025): $5,243 · +2.2% YoY. Source: county tax records.