11000 Placida Rd #302 · Rotonda, FL 33946

$599,000

2 bd · 2.0 ba · 1,581 sqft · Condo · 234 Days on market

Built 1987 $1784/mo HOA · 25% of rent

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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 +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.6/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spectacular Intracoastal views prosper from your private screened lanai! This 2 bedroom 2 bath condo has been nicely updated with 18” tile on the diagonal. Kitchen upgrades include stainless appliances, solid surface counters and a tiled backsplash. Master bath is nicely set up for two individuals, allowing privacy for each. Enjoy tropical breezes from one of your two screened lanais, one in the front and the other overlooking the Intracoastal. Either marks the perfect location for reading, morning coffee or a refreshing evening beverage while taking in the impressive sunsets. Enjoy the many amenities Placida Harbour Club has to offer such as: tennis, fitness area, sauna, hot tub, a boat marina, organized activities, 2 clubhouses and 2 heated pools on the mainland and private ferry access to Placida Beach along with access to the clubhouse and pool on Little Gasparilla Island.

Key facts

• Kayak launch
• Waterfront lanai
• Private beach

Tags

• WATERFRONT LANAI
• IMPACT-RESISTANT WINDOWS
• PRIVATE BEACH
• KAYAK LAUNCH
• NEW SEAWALL
• 70 BOAT SLIPS

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees reported $1,784.67 (includes HOA/other fees); Total annual fees reported $21,416; Condo fees reported quarterly
• HOA & community: Has HOA; association approval required; Monthly HOA approximately $486.67; Quarterly association fee approximately $1,460; Association fee includes common area taxes, pool, escrow reserves, structure and grounds maintenance, management, pest control, private road; Association amenities: clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball court(s), recreation facilities, storage, gated access, maintenance; Community features include clubhouse, community mailbox, deed restrictions, reclaimed irrigation, sidewalks, golf carts allowed, wheelchair access; Pets allowed (max ~100 lbs)

Exterior

• Parking: Basement parking
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable connected
• Home design: Condominium; One level; Faces north; Stilt / on piling foundation
• Construction: Block and stucco construction; Metal roof; Built on pilings / stilt foundation
• Exterior features: Covered front porch; Screened porch; Exterior lighting; Sliding doors; Seawall (concrete); On waterfront (Bay/Harbor) with full bay/harbor and Intracoastal views; Water access to Bay/Harbor and Intracoastal Waterway; Mature landscaping with oak trees

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Bar fridge; Stone counters
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Crown molding; Stone counters; Thermostat; Walk-in closet(s); Window treatments; Blinds; Drapes; Building elevator
• Laundry & utility: Washer; Dryer; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $599k.

Deal economics

• At list price, monthly cash flow is $-733 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $493k (17.7% below list).
• Meets the 1% rule at list price ($7k rent vs $599k).
• Recommended offer: $493k (17.7% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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; 10 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 $4k of loan paydown is wiped out by about $11k 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 234 days — a 12% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $151k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $312k; list at $599k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 25% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $492,936 (17.7% 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 234 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.19% ✓
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 7.0

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: -17.4%
• Equity multiple: 0.32×
• Total profit: $-114,354
• Equity at exit: $119,023

10-year hold

• IRR: -10.0%
• Equity multiple: 0.23×
• Total profit: $-128,705
• Equity at exit: $104,291

Cash invested: $167,720 (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: $7,110 high
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,784
• Vacancy / Maint / Mgmt: −$1,493
• Net cashflow: $-733

Break-even live

Break-even rent $8,038

Max offer price $492,936

Occupancy floor —

Sensitivity live

Price	-10% $-319	-5% $-526	+0% $-733	+5% $-940	+10% $-1,147
Rent	-10% $-1,295	-5% $-1,014	+0% $-733	+5% $-452	+10% $-171
Rate	-1.0pp $-431	-0.5pp $-581	base $-733	+0.5pp $-888	+1.0pp $-1,046

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11000 Placida Rd #2201 Placida, FL	2.0	2.5	1973	$8,750	$4.43	22d	1	0.02mi
550 Gaspar Dr Placida, FL	3.0	3.0	1803	$5,500	$3.05	22d	1	0.09mi
13045 Via Aurelia Placida, FL	3.0	2.0	1961	$8,200	$4.18	22d	1	0.43mi
11 Amberjack Ln Placida, FL	3.0	2.0	1786	$2,700	$1.51	14d	1	0.66mi
11 Amberjack Ter Placida, FL	3.0	2.0	2209	$7,985	$3.61	22d	1	0.96mi
13113 Gasparilla Rd #405 Placida, FL	3.0	2.0	1855	$3,150	$1.70	22d	1	1.32mi
10045 Links Ln #203 Rotonda West, FL	2.0	2.0	1543	$1,450	$0.94	14d	1	1.37mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	22d	1	1.40mi
9498 Alborado Rd Placida, FL	3.0	3.0	1780	$8,500	$4.78	22d	1	1.46mi
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	22d	1	1.47mi

HOA detail condo

• Monthly dues: $1,784 · $21,408/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $599,000 Active 234 DOM
2. 2026-06-17
   days on market $599,000 Active 233 DOM
3. 2026-06-16
   days on market $599,000 Active 232 DOM
4. 2026-06-15
   days on market $599,000 Active 231 DOM
5. 2026-06-14
   days on market $599,000 Active 229 DOM
6. 2026-06-13
   pricedays on market $599,000 Active 228 DOM
7. 2026-06-10
   days on market $625,000 Active 226 DOM
8. 2026-06-09
   days on market $625,000 Active 225 DOM
9. 2026-06-08
   days on market $625,000 Active 224 DOM
10. 2026-06-05
    days on market $625,000 Active 220 DOM
11. 2026-06-02
    days on market $625,000 Active 218 DOM
12. 2026-06-01
    days on market $625,000 Active 217 DOM
13. 2026-05-31
    days on market $625,000 Active 216 DOM
14. 2026-05-30
    days on market $625,000 Active 215 DOM
15. 2026-03-30
    price $625,000
16. 2026-01-26
    price $675,000
17. 2025-10-27
    listed $750,000 Active
18. 2017-03-17
    soldstatus $312,500 Sold 897-char remark

    Show marketing remark (897 chars)

    Spectacular Intracoastal views prosper from your private screened lanai! This 2 bedroom 2 bath condo has been nicely updated with 18” tile on the diagonal. Kitchen upgrades include stainless appliances, solid surface counters and a tiled backsplash. Master bath is nicely set up for two individuals, allowing privacy for each. Enjoy tropical breezes from one of your two screened lanais, one in the front and the other overlooking the Intracoastal. Either marks the perfect location for reading, morning coffee or a refreshing evening beverage while taking in the impressive sunsets. Enjoy the many amenities Placida Harbour Club has to offer such as: tennis, fitness area, sauna, hot tub, a boat marina, organized activities, 2 clubhouses and 2 heated pools on the mainland and private ferry access to Placida Beach along with access to the clubhouse and pool on Little Gasparilla Island.

19. 2017-02-17
    status Pending 897-char remark

    Show marketing remark (897 chars)

    Spectacular Intracoastal views prosper from your private screened lanai! This 2 bedroom 2 bath condo has been nicely updated with 18” tile on the diagonal. Kitchen upgrades include stainless appliances, solid surface counters and a tiled backsplash. Master bath is nicely set up for two individuals, allowing privacy for each. Enjoy tropical breezes from one of your two screened lanais, one in the front and the other overlooking the Intracoastal. Either marks the perfect location for reading, morning coffee or a refreshing evening beverage while taking in the impressive sunsets. Enjoy the many amenities Placida Harbour Club has to offer such as: tennis, fitness area, sauna, hot tub, a boat marina, organized activities, 2 clubhouses and 2 heated pools on the mainland and private ferry access to Placida Beach along with access to the clubhouse and pool on Little Gasparilla Island.

20. 2016-04-26
    price $325,000 897-char remark

    Show marketing remark (897 chars)

    Spectacular Intracoastal views prosper from your private screened lanai! This 2 bedroom 2 bath condo has been nicely updated with 18” tile on the diagonal. Kitchen upgrades include stainless appliances, solid surface counters and a tiled backsplash. Master bath is nicely set up for two individuals, allowing privacy for each. Enjoy tropical breezes from one of your two screened lanais, one in the front and the other overlooking the Intracoastal. Either marks the perfect location for reading, morning coffee or a refreshing evening beverage while taking in the impressive sunsets. Enjoy the many amenities Placida Harbour Club has to offer such as: tennis, fitness area, sauna, hot tub, a boat marina, organized activities, 2 clubhouses and 2 heated pools on the mainland and private ferry access to Placida Beach along with access to the clubhouse and pool on Little Gasparilla Island.

21. 2015-08-19
    listed $355,000 Active 897-char remark

    Show marketing remark (897 chars)

    Spectacular Intracoastal views prosper from your private screened lanai! This 2 bedroom 2 bath condo has been nicely updated with 18” tile on the diagonal. Kitchen upgrades include stainless appliances, solid surface counters and a tiled backsplash. Master bath is nicely set up for two individuals, allowing privacy for each. Enjoy tropical breezes from one of your two screened lanais, one in the front and the other overlooking the Intracoastal. Either marks the perfect location for reading, morning coffee or a refreshing evening beverage while taking in the impressive sunsets. Enjoy the many amenities Placida Harbour Club has to offer such as: tennis, fitness area, sauna, hot tub, a boat marina, organized activities, 2 clubhouses and 2 heated pools on the mainland and private ferry access to Placida Beach along with access to the clubhouse and pool on Little Gasparilla Island.

22. 2015-03-31
    historical
23. 2014-06-14
    status Active
24. 2014-06-10
    historical
25. 2014-02-21
    listed $362,000 Active
26. 2004-08-04
    soldstatus $375,000
27. 2004-01-06
    listed $399,500

ⓘ 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 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 · 25 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: $85,323
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$8,114
• − Repairs & maintenance: −$6,826
• − Management: −$6,826
• − HOA: −$21,408
• − Depreciation: −$17,425
• Taxable loss: −$17,814
• Est. tax savings @ 24.0%: +$4,275
• After-tax cash flow: $-4,520/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

+56.4% since first listed

13 events — show timeline

• 2026-03-30 Price Changed $625,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $675,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Listed $750,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-17 Sold (MLS) $312,500 Stellar MLS as Distributed by MLS Grid
• 2017-02-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-26 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-19 Listed $355,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-02-21 Listed $362,000 Stellar MLS as Distributed by MLS Grid
• 2004-08-04 Sold (MLS) $375,000 Stellar MLS as Distributed by MLS Grid
• 2004-01-06 Listed $399,500 Stellar MLS as Distributed by MLS Grid