10411 Coral Landings Ln #85 · Rotonda, FL 33946

$534,900

4 bd · 3.0 ba · 2,320 sqft · SingleFamily public records · 155 Days on market

Built 2008 2,012 sqft lot Est $856k · 38% under $520/mo HOA · 9% 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 +18.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.9/10.0
• 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

Come see this rare gem for sale in the desirable and luxurious Landings at Coral Creek before it's gone! This END unit, 4 bedroom, 3 bathroom, FOUR car garage beauty has it all! Private elevator access to each floor from the garage/ground level, FOUR screened lanais and ALL bedrooms have walk in closets! The main living area is so spacious with an open concept living room, dining area and kitchen with a huge center island, granite counters, two sinks and updated appliances that the chef and family will love! This beautiful waterfront resort is in a gated community located just minutes from the island of Boca Grande, where you'll find pristine Gulf beaches and the best boating and fishing Southwest Florida has to offer! A shopping plaza is conveniently located around the corner and many recreation and dining options are nearby. Enjoy maintenance free living at its best plus use of the clubhouse, resident activities, community pool and spa, tennis courts and more! Bonus - a one year home warranty is included with your purchase for added piece of mind and talk to your Agent about a Seller paid flooring upgrade!

Key facts

• 4 car tandem garage
• Private elevator
• Kitchen renovation

Tags

• PRIVATE ELEVATOR
• HURRICANE IMPACT WINDOWS
• KITCHEN RENOVATION
• PRIVATE SCREENED BALCONY
• JACK AND JILL BATHROOM
• 4 CAR TANDEM GARAGE

Property features AI

Finance

• Other: Direction: From 776, turn south on Placida Rd. Travel 7.8 miles to The Landings at Coral Creek; use call box (952) for access; pass clubhouse and stay right — property on left.
• Financial info: Total monthly fees: $520; Total annual fees: $6,240; Lease restrictions apply
• HOA & community: Monthly HOA: $520 (includes common area taxes, pool, escrow reserves, fidelity bond, structure maintenance, grounds maintenance, management, recreational facilities); Association approval required; Association name listed; Buyer approval required; Clubhouse; Community mailbox; Fitness center; Pool; Tennis courts; Golf carts allowed; Pets allowed (max ~100 lbs)

Exterior

• Parking: Attached garage; 4-car garage (24x42)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; Phone available; BB/HS internet available; Underground utilities; Sprinkler recycled; Public utilities
• Home design: Residential townhouse; Three or more levels; Faces west; Building 18
• Construction: Block and stucco construction; Metal roof; Slab and stem wall foundation; Built as multi-level (three or more stories)
• Exterior features: Covered, enclosed patio; Patio; Balcony; French doors; Creek water view; Fishing pier; Water access to creek; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Elevator; High ceilings; Open floor plan; Solid surface counters; Split bedroom plan; Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $535k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $535k).
• Recommended offer: $471k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 9 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 $4k 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 155 days — a 12% lower offer ($471k) is reasonable based on typical stale-listing flexibility.
• 11 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.

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 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $470,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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: 1.09% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $856,080
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
440 Spaniards Rd	0.30mi	3/3.0 (-1)	2,251 (-3%)	22mo	$566,500	$252	58
510 Green Dolphin Dr S	0.27mi	3/2.0 (-1)	2,134 (-8%)	14mo	$900,000	$422	53
4652 Arlington Dr	0.67mi	3/3.0 (-1)	2,355 (+2%)	19mo	$870,000	$369	46
4 Coral Creek Cir	0.66mi	3/3.0 (-1)	2,410 (+4%)	18mo	$1,024,000	$425	43
4663 Arlington Dr	0.59mi	3/2.0 (-1)	2,174 (-6%)	12mo	$750,000	$345	43

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: -9.1%
• Equity multiple: 0.63×
• Total profit: $-54,784
• Equity at exit: $106,286

10-year hold

• IRR: -1.2%
• Equity multiple: 0.90×
• Total profit: $-14,744
• Equity at exit: $93,130

Cash invested: $149,772 (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: 7.6×

Monthly cashflow live

• Estimated rent: $5,851 high
• Mortgage (P&I): −$2,805
• Tax from tax record: −$548 /mo · $6,576/yr
• Insurance: −$223
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$520
• Vacancy / Maint / Mgmt: −$1,229
• Net cashflow: $100

Break-even live

Break-even rent $5,725

Max offer price $534,900

Occupancy floor 93%

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: $133,725
• Closing costs: $16,047
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	21d	1	0.09mi
10425 Pilothouse Cir #131 Placida, FL	3.0	3.0	2390	$5,000	$2.09	21d	1	0.15mi
550 Gaspar Dr Placida, FL	3.0	3.0	1803	$5,500	$3.05	21d	1	0.29mi
13045 Via Aurelia Placida, FL	3.0	2.0	1961	$8,200	$4.18	21d	1	0.42mi
11 Amberjack Ln Placida, FL	3.0	2.0	1786	$2,700	$1.51	13d	1	0.49mi
11 Amberjack Ter Placida, FL	3.0	2.0	2209	$7,985	$3.61	21d	1	0.84mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	21d	1	1.32mi
13113 Gasparilla Rd #405 Placida, FL	3.0	2.0	1855	$3,150	$1.70	21d	1	1.33mi
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	21d	1	1.36mi

HOA detail

• Monthly dues: $520 · $6,240/yr
• Likely covers: waterpoolsecurity

Listing history 44 events

1. 2026-06-18
   days on market $534,900 Active 155 DOM
2. 2026-06-17
   days on market $534,900 Active 154 DOM
3. 2026-06-16
   days on market $534,900 Active 153 DOM
4. 2026-06-15
   days on market $534,900 Active 152 DOM
5. 2026-06-14
   days on market $534,900 Active 150 DOM
6. 2026-06-13
   days on market $534,900 Active 149 DOM
7. 2026-06-10
   days on market $534,900 Active 147 DOM
8. 2026-06-09
   days on market $534,900 Active 146 DOM
9. 2026-06-08
   days on market $534,900 Active 145 DOM
10. 2026-06-05
    days on market $534,900 Active 141 DOM
11. 2026-06-03
    days on market $534,900 Active 140 DOM
12. 2026-06-02
    days on market $534,900 Active 139 DOM
13. 2026-06-01
    days on market $534,900 Active 138 DOM
14. 2026-05-31
    days on market $534,900 Active 137 DOM
15. 2026-05-30
    days on market $534,900 Active 136 DOM
16. 2026-03-12
    price $534,900
17. 2026-01-14
    listed $539,900 Active
18. 2025-08-15
    historical
19. 2025-07-23
    price $649,000
20. 2025-04-25
    listed $669,000 Active
21. 2022-01-03
    soldstatus $530,000
22. 2021-12-30
    soldstatus $530,000 Closed 1131-char remark

    Show marketing remark (1131 chars)

    Come see this rare gem for sale in the desirable and luxurious Landings at Coral Creek before it's gone! This END unit, 4 bedroom, 3 bathroom, FOUR car garage beauty has it all! Private elevator access to each floor from the garage/ground level, FOUR screened lanais and ALL bedrooms have walk in closets! The main living area is so spacious with an open concept living room, dining area and kitchen with a huge center island, granite counters, two sinks and updated appliances that the chef and family will love! This beautiful waterfront resort is in a gated community located just minutes from the island of Boca Grande, where you'll find pristine Gulf beaches and the best boating and fishing Southwest Florida has to offer! A shopping plaza is conveniently located around the corner and many recreation and dining options are nearby. Enjoy maintenance free living at its best plus use of the clubhouse, resident activities, community pool and spa, tennis courts and more! Bonus - a one year home warranty is included with your purchase for added piece of mind and talk to your Agent about a Seller paid flooring upgrade!

23. 2021-11-29
    status Pending 1131-char remark

    Show marketing remark (1131 chars)

    Come see this rare gem for sale in the desirable and luxurious Landings at Coral Creek before it's gone! This END unit, 4 bedroom, 3 bathroom, FOUR car garage beauty has it all! Private elevator access to each floor from the garage/ground level, FOUR screened lanais and ALL bedrooms have walk in closets! The main living area is so spacious with an open concept living room, dining area and kitchen with a huge center island, granite counters, two sinks and updated appliances that the chef and family will love! This beautiful waterfront resort is in a gated community located just minutes from the island of Boca Grande, where you'll find pristine Gulf beaches and the best boating and fishing Southwest Florida has to offer! A shopping plaza is conveniently located around the corner and many recreation and dining options are nearby. Enjoy maintenance free living at its best plus use of the clubhouse, resident activities, community pool and spa, tennis courts and more! Bonus - a one year home warranty is included with your purchase for added piece of mind and talk to your Agent about a Seller paid flooring upgrade!

24. 2021-11-12
    price $569,900 1131-char remark

    Show marketing remark (1131 chars)

    Come see this rare gem for sale in the desirable and luxurious Landings at Coral Creek before it's gone! This END unit, 4 bedroom, 3 bathroom, FOUR car garage beauty has it all! Private elevator access to each floor from the garage/ground level, FOUR screened lanais and ALL bedrooms have walk in closets! The main living area is so spacious with an open concept living room, dining area and kitchen with a huge center island, granite counters, two sinks and updated appliances that the chef and family will love! This beautiful waterfront resort is in a gated community located just minutes from the island of Boca Grande, where you'll find pristine Gulf beaches and the best boating and fishing Southwest Florida has to offer! A shopping plaza is conveniently located around the corner and many recreation and dining options are nearby. Enjoy maintenance free living at its best plus use of the clubhouse, resident activities, community pool and spa, tennis courts and more! Bonus - a one year home warranty is included with your purchase for added piece of mind and talk to your Agent about a Seller paid flooring upgrade!

25. 2021-11-02
    listed $579,900 Active 1131-char remark

    Show marketing remark (1131 chars)

    Come see this rare gem for sale in the desirable and luxurious Landings at Coral Creek before it's gone! This END unit, 4 bedroom, 3 bathroom, FOUR car garage beauty has it all! Private elevator access to each floor from the garage/ground level, FOUR screened lanais and ALL bedrooms have walk in closets! The main living area is so spacious with an open concept living room, dining area and kitchen with a huge center island, granite counters, two sinks and updated appliances that the chef and family will love! This beautiful waterfront resort is in a gated community located just minutes from the island of Boca Grande, where you'll find pristine Gulf beaches and the best boating and fishing Southwest Florida has to offer! A shopping plaza is conveniently located around the corner and many recreation and dining options are nearby. Enjoy maintenance free living at its best plus use of the clubhouse, resident activities, community pool and spa, tennis courts and more! Bonus - a one year home warranty is included with your purchase for added piece of mind and talk to your Agent about a Seller paid flooring upgrade!

26. 2017-05-15
    soldstatus $295,000
27. 2017-04-25
    soldstatus $295,000 Sold
28. 2017-03-01
    status Pending
29. 2016-10-20
    listed $300,000 Active
30. 2016-10-17
    historical
31. 2016-09-06
    price $300,000
32. 2016-08-12
    status Active
33. 2016-08-03
    historical Active with Contract
34. 2016-06-11
    status Active
35. 2016-06-06
    historical
36. 2016-04-30
    status Active
37. 2016-04-26
    historical
38. 2016-04-04
    status Active
39. 2016-04-04
    historical
40. 2016-04-04
    listed $289,900
41. 2015-06-30
    historical
42. 2015-01-13
    listed $329,000 Active
43. 2013-02-07
    listed $320,000
44. 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: $6,576 · $548/mo
• Projected year-2 tax: $6,576 · $548/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 6 d/yr ≥107°F today · 23 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: $70,212
• − Mortgage interest: −$29,963
• − Property taxes: −$6,576
• − Insurance: −$7,793
• − Repairs & maintenance: −$5,617
• − Management: −$5,617
• − HOA: −$6,240
• − Depreciation: −$15,561
• Taxable loss: −$7,154
• Est. tax savings @ 24.0%: +$1,717
• After-tax cash flow: $2,915/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

-79.4% since first listed

29 events — show timeline

• 2026-03-12 Price Changed $534,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listed $539,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-23 Price Changed $649,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-25 Listed $669,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-03 Sold (Public Records) $530,000 Public Records
• 2021-12-30 Sold (MLS) $530,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-12 Price Changed $569,900 Stellar MLS as Distributed by MLS Grid
• 2021-11-02 Listed $579,900 Stellar MLS as Distributed by MLS Grid
• 2017-05-15 Sold (Public Records) $295,000 Public Records
• 2017-04-25 Sold (MLS) $295,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-10-20 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2016-10-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-09-06 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-08-03 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-06-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-06-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-04-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-04-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-04-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-04-04 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2016-04-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-01-13 Listed $329,000 Stellar MLS as Distributed by MLS Grid
• 2013-02-07 Listed $320,000 Stellar MLS as Distributed by MLS Grid
• 2011-03-09 Sold (Public Records) $2,600,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $6,576 · -15.9% YoY. Source: county tax records.