11369 Gulfstream Blvd · Rotonda, FL 33981

$251,000

4 bd · 2.0 ba · 1,636 sqft · Land · 385 Days on market

Built 2025 9,998 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. The property’s price is based on the current stage of construction, which is 0.82/100 of completion. This property has an active and transferable building permit. Electrical, plumbing, and HVAC systems are already completed, and the structure is in an advanced stage of construction—ready to be finished to the new owner’s specifications. If the buyer wants to finish the construction with our builder we have a preferred lender to provide financing and the remaining cost is $56,103. This stunning new home will feature 4 bedrooms and 2 bathrooms in a peaceful, well-located neighborhood, with an attached 2-car garage and elegant paver driveway. The smart two

Key facts

• Open-concept kitchen
• Stylish backsplash
• Granite countertops

Tags

• ACTIVE BUILDING PERMIT
• ADVANCED STAGE OF CONSTRUCTION
• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• UPGRADED CABINETS
• STYLISH BACKSPLASH

Property features AI

Finance

• Other: Property zoned RSF3.5; Lot about 0.23 acres (approximately 929 sq meters)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Other sewer; Other utilities
• Home design: Single family residence; Residential property; One story; Faces north; Under construction (projected completion March 31, 2026)
• Construction: Block construction; Shingle roof; Slab foundation; New construction; Built/total building area approximately 2,079 total; living area approximately 1,636
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features
• Laundry & utility: Dedicated laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $251k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $251k).
• Recommended offer: $221k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Rents rising fast (+5.3%/yr); 2188 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 37% of the median local income ($84k/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 $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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 385 days — a 12% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $251k implies a 348% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $220,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 385 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.03% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $927
• Equity at exit: $37,425

10-year hold

• IRR: 11.9%
• Equity multiple: 2.03×
• Total profit: $72,324
• Equity at exit: $21,702

Cash invested: $70,280 (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 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2188
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,575 high
• Mortgage (P&I): −$1,316
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $560

Break-even live

Break-even rent $1,867

Max offer price $251,000

Occupancy floor 73%

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: $62,750
• Closing costs: $7,530
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	21d	1	0.19mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	13d	1	0.32mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	21d	1	0.40mi
589 Rotonda Cir Rotonda West, FL	3.0	2.5	2190	$4,200	$1.92	21d	1	0.44mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	21d	1	0.54mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	21d	1	0.59mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	21d	1	0.75mi
11268 Oceanspray Blvd Englewood, FL	3.0	2.0	1702	$6,750	$3.97	21d	1	0.77mi
7152 Bougainvillea St Englewood, FL	3.0	3.0	2150	$4,500	$2.09	13d	1	0.79mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	21d	1	0.83mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	13d	1	0.89mi
11383 Baggot Ave Englewood, FL	3.0	2.0	1535	$2,000	$1.30	21d	1	0.93mi
7114 Sunnybrook Blvd Englewood, FL	4.0	2.0	1636	$2,297	$1.40	21d	1	0.97mi
11225 Pendleton Ave Englewood, FL	3.0	2.0	1164	$1,545	$1.33	13d	1	1.01mi
11223 Pendleton Ave Englewood, FL	3.0	3.0	1164	$1,545	$1.33	13d	1	1.01mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	21d	1	1.02mi
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	13d	1	1.08mi
12073 Henley Ave Port Charlotte, FL	3.0	2.0	1263	$1,795	$1.42	21d	1	1.09mi
11138 Pendleton Ave Unit 11136 Englewood, FL	3.0	2.0	1247	$1,495	$1.20	13d	1	1.09mi
12 Broadmoor Rd Unit 1 Rotonda West, FL	3.0	2.0	2065	$3,500	$1.69	21d	1	1.22mi
10526 Pendleton Ave Englewood, FL	3.0	2.0	1191	$1,550	$1.30	21d	1	1.23mi
6460 Blueberry Dr Englewood, FL	3.0	2.0	1672	$1,800	$1.08	21d	1	1.23mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	21d	1	1.24mi
10452 Pendleton Ave Englewood, FL	3.0	2.0	1164	$1,700	$1.46	13d	1	1.31mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	21d	1	1.34mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	21d	1	1.34mi
123 Marker Rd Rotonda West, FL	3.0	2.0	2006	$2,400	$1.20	13d	1	1.42mi
10336 Pendleton Ave Englewood, FL	3.0	2.0	1162	$1,800	$1.55	21d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $251,000 Active 385 DOM
2. 2026-06-17
   days on market $251,000 Active 384 DOM
3. 2026-06-16
   days on market $251,000 Active 383 DOM
4. 2026-06-15
   days on market $251,000 Active 382 DOM
5. 2026-06-14
   days on market $251,000 Active 380 DOM
6. 2026-06-13
   days on market $251,000 Active 379 DOM
7. 2026-06-10
   days on market $251,000 Active 377 DOM
8. 2026-06-09
   days on market $251,000 Active 376 DOM
9. 2026-06-08
   days on market $251,000 Active 375 DOM
10. 2026-06-05
    days on market $251,000 Active 371 DOM
11. 2026-06-02
    days on market $251,000 Active 369 DOM
12. 2026-06-01
    days on market $251,000 Active 368 DOM
13. 2026-05-31
    days on market $251,000 Active 367 DOM
14. 2026-05-30
    days on market $251,000 Active 366 DOM
15. 2026-03-01
    price $251,000
16. 2025-09-17
    price $261,000
17. 2025-06-23
    price $299,000
18. 2025-05-29
    listed $385,500 Active
19. 2022-06-17
    soldstatus $56,000
20. 2022-05-12
    soldstatus $15,000

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $2,083 · $174/mo
• Expected delta: +$1,436/yr (+$120/mo · 221.9%)

ⓘ 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 (unshaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $30,904
• − Mortgage interest: −$14,060
• − Property taxes: −$647
• − Insurance: −$1,255
• − Repairs & maintenance: −$2,472
• − Management: −$2,472
• − Depreciation: −$7,302
• Taxable income: $2,696
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $6,070/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

• County: Charlotte County · 196,994 people
• City population: 10,490
• Metro: Punta Gorda, FL
• Population (ZIP): 15,622
• Household income: $84,098
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 105.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -28.09%
• Current HPI: 346.5247
• Rent YoY: ▲ 5.29%
• 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

+1573.3% since first listed

6 events — show timeline

• 2026-03-01 Price Changed $251,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Price Changed $261,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Listed $385,500 Stellar MLS as Distributed by MLS Grid
• 2022-06-17 Sold (Public Records) $56,000 Public Records
• 2022-05-12 Sold (Public Records) $15,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $647 · +19.2% YoY. Source: county tax records.