8362 Osprey Rd · Grove City, FL 34224

$154,900

2 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 128 Days on market

Built 1961 6,890 sqft lot

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

* * All offers due by 4PM on 5/20/22. A RARE GEM! Located in the heart of Englewood, this 3/2 home is OPEN and BRIGHT with plenty of storage! Tile runs throughout the home and makes for easy cleaning! As you walk in the front door you’ll notice how much light comes through the LARGE front window and opens up into the kitchen, perfect for entertaining! The home features a split floor plan and additional refrigerator. The backyard has the potential to be a true backyard oasis! It is fully fenced and features paver patio with large storage shed. The Pine Lake Community is an easy five-minute bike ride to beautiful Lemon Bay Park. The park features two miles of peaceful walking trails, Lemon Bay water views, kayaking and bird watching. Take a bike ride and explore historic Dearborn Street with its quaint boutique shopping, fine dining, live music, farmers market and Veterans Memorial. Manasota Beach and Englewood Beach are a ten minute drive with plenty of shopping and dinning!

Key facts

• Indoor laundry area
• Near dining
• Near shopping

Tags

• TILE FLOORING
• INDOOR LAUNDRY AREA
• GENEROUSLY SIZED YARD
• SPLIT-BEDROOM FLOOR PLAN
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• Other: Lot approximately 0.16 acres (65 x 106), paved road access
• HOA & community: No association; Cats and dogs allowed

Exterior

• Utilities: Public water; Public sewer; Sewer connected; Water connected; Cable available
• Home design: Single family residence; One story; Faces south
• Construction: Block construction; Shingle roof; Block foundation; Built on a single level
• Exterior features: Storage

Interior

• Kitchen: Convection oven; Dishwasher; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Blinds
• Laundry & utility: Washer; Dryer; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 20 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).
• This rent runs 39% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 128 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.21% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.73×
• Total profit: $-11,869
• Equity at exit: $23,096

10-year hold

• IRR: -2.9%
• Equity multiple: 0.83×
• Total profit: $-7,201
• Equity at exit: $13,393

Cash invested: $43,372 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$812
• Tax from tax record: −$248 /mo · $2,981/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $293

Break-even live

Break-even rent $1,508

Max offer price $154,900

Occupancy floor 79%

Sensitivity live

Price	-10% $380	-5% $336	+0% $293	+5% $249	+10% $205
Rent	-10% $144	-5% $218	+0% $293	+5% $367	+10% $441
Rate	-1.0pp $371	-0.5pp $332	base $293	+0.5pp $252	+1.0pp $212

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4341 Placida Rd #6 Englewood, FL	2.0	2.0	1071	$1,450	$1.35	21d	1	0.42mi
4341 Placida Rd #5 Englewood, FL	2.0	2.0	1071	$1,350	$1.26	21d	1	0.42mi
8787 Saint Kitts Cir Englewood, FL	3.0	2.0	1422	$2,300	$1.62	14d	1	0.76mi
8716 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,500	$1.76	21d	1	0.78mi
8722 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,100	$1.48	21d	1	0.78mi
8613 Seasalt Loop Englewood, FL	3.0	2.0	1422	$3,650	$2.57	21d	1	0.83mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	14d	1	0.86mi
278 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	1138	$1,625	$1.43	21d	1	0.92mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	21d	1	0.93mi
3280 Holly Ave Englewood, FL	3.0	2.0	900	$3,300	$3.67	21d	1	0.98mi
1950 Nebraska Ave Englewood, FL	2.0	2.0	1325	$3,536	$2.67	21d	1	0.99mi
309 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	960	$1,450	$1.51	21d	1	1.02mi
260 Rotonda Blvd W Unit 2 Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	21d	1	1.02mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,126	$1.10	14d	1	1.03mi
284 Rotonda Blvd W Rotonda West, FL	2.0	2.0	897	$1,475	$1.64	21d	1	1.06mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	21d	1	1.08mi
146 Boundary Blvd Unit B101 Rotonda West, FL	2.0	2.0	815	$1,400	$1.72	21d	1	1.24mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	21d	1	1.44mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	14d	1	1.46mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	21d	1	1.46mi

Listing history 37 events

1. 2026-06-18
   days on market $154,900 Active 128 DOM
2. 2026-06-17
   days on market $154,900 Active 127 DOM
3. 2026-06-16
   status $154,900 Active 126 DOM
4. 2026-06-10
   status $154,900 Pending 126 DOM
5. 2026-06-09
   days on market $154,900 Active 126 DOM
6. 2026-06-08
   days on market $154,900 Active 125 DOM
7. 2026-06-07
   days on market $154,900 Active 124 DOM
8. 2026-06-05
   days on market $154,900 Active 121 DOM
9. 2026-06-03
   days on market $154,900 Active 120 DOM
10. 2026-06-02
    days on market $154,900 Active 119 DOM
11. 2026-06-01
    days on market $154,900 Active 118 DOM
12. 2026-05-31
    days on market $154,900 Active 117 DOM
13. 2026-05-30
    days on market $154,900 Active 116 DOM
14. 2026-04-11
    price $154,900
15. 2026-03-11
    price $163,900
16. 2026-02-03
    listed $169,900 Active
17. 2025-08-12
    historical
18. 2025-07-31
    price $175,000
19. 2025-07-14
    price $185,000
20. 2025-03-31
    price $190,000
21. 2025-03-04
    price $200,000
22. 2025-02-03
    price $215,000
23. 2024-12-21
    price $199,000
24. 2024-11-23
    price $220,000
25. 2024-10-15
    listed $230,000 Active
26. 2022-06-17
    soldstatus $173,900
27. 2022-06-09
    soldstatus $173,900 Closed 999-char remark

    Show marketing remark (999 chars)

    * * All offers due by 4PM on 5/20/22. A RARE GEM! Located in the heart of Englewood, this 3/2 home is OPEN and BRIGHT with plenty of storage! Tile runs throughout the home and makes for easy cleaning! As you walk in the front door you’ll notice how much light comes through the LARGE front window and opens up into the kitchen, perfect for entertaining! The home features a split floor plan and additional refrigerator. The backyard has the potential to be a true backyard oasis! It is fully fenced and features paver patio with large storage shed. The Pine Lake Community is an easy five-minute bike ride to beautiful Lemon Bay Park. The park features two miles of peaceful walking trails, Lemon Bay water views, kayaking and bird watching. Take a bike ride and explore historic Dearborn Street with its quaint boutique shopping, fine dining, live music, farmers market and Veterans Memorial. Manasota Beach and Englewood Beach are a ten minute drive with plenty of shopping and dinning!

28. 2022-05-21
    status Pending 999-char remark

    Show marketing remark (999 chars)

    * * All offers due by 4PM on 5/20/22. A RARE GEM! Located in the heart of Englewood, this 3/2 home is OPEN and BRIGHT with plenty of storage! Tile runs throughout the home and makes for easy cleaning! As you walk in the front door you’ll notice how much light comes through the LARGE front window and opens up into the kitchen, perfect for entertaining! The home features a split floor plan and additional refrigerator. The backyard has the potential to be a true backyard oasis! It is fully fenced and features paver patio with large storage shed. The Pine Lake Community is an easy five-minute bike ride to beautiful Lemon Bay Park. The park features two miles of peaceful walking trails, Lemon Bay water views, kayaking and bird watching. Take a bike ride and explore historic Dearborn Street with its quaint boutique shopping, fine dining, live music, farmers market and Veterans Memorial. Manasota Beach and Englewood Beach are a ten minute drive with plenty of shopping and dinning!

29. 2022-05-12
    listed $174,900 Active 999-char remark

    Show marketing remark (999 chars)

    * * All offers due by 4PM on 5/20/22. A RARE GEM! Located in the heart of Englewood, this 3/2 home is OPEN and BRIGHT with plenty of storage! Tile runs throughout the home and makes for easy cleaning! As you walk in the front door you’ll notice how much light comes through the LARGE front window and opens up into the kitchen, perfect for entertaining! The home features a split floor plan and additional refrigerator. The backyard has the potential to be a true backyard oasis! It is fully fenced and features paver patio with large storage shed. The Pine Lake Community is an easy five-minute bike ride to beautiful Lemon Bay Park. The park features two miles of peaceful walking trails, Lemon Bay water views, kayaking and bird watching. Take a bike ride and explore historic Dearborn Street with its quaint boutique shopping, fine dining, live music, farmers market and Veterans Memorial. Manasota Beach and Englewood Beach are a ten minute drive with plenty of shopping and dinning!

30. 2015-09-18
    soldstatus $87,500 Sold
31. 2015-09-17
    soldstatus $87,500
32. 2015-08-17
    status Pending
33. 2015-08-13
    listed $99,900 Active
34. 2013-01-02
    soldstatus $45,000
35. 2012-12-21
    soldstatus $45,000
36. 2012-10-22
    listed $48,400
37. 1978-08-01
    soldstatus $5,500

ⓘ 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: $2,981 · $248/mo
• Projected year-2 tax: $2,981 · $248/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 7/10 Severe FEMA zone X (shaded) · 91% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $22,546
• − Mortgage interest: −$8,677
• − Property taxes: −$2,981
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$4,506
• Taxable income: $1,203
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $3,222/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

• 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

+2716.4% since first listed

24 events — show timeline

• 2026-04-11 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $163,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-14 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-04 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-03 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-21 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-23 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-15 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-17 Sold (Public Records) $173,900 Public Records
• 2022-06-09 Sold (MLS) $173,900 Stellar MLS as Distributed by MLS Grid
• 2022-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-12 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2015-09-18 Sold (MLS) $87,500 Stellar MLS as Distributed by MLS Grid
• 2015-09-17 Sold (Public Records) $87,500 Public Records
• 2015-08-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-08-13 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2013-01-02 Sold (Public Records) $45,000 Public Records
• 2012-12-21 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2012-10-22 Listed $48,400 Stellar MLS as Distributed by MLS Grid
• 1978-08-01 Sold (Public Records) $5,500 Public Records

Property tax history

+12.0%/yr

Latest (2025): $2,981 · +30.0% YoY. Source: county tax records.