9200 Little Gasparilla #203 · Rotonda, FL 33946

$299,900

1 bd · 1.0 ba · 787 sqft · Condo · 281 Days on market

Built 1987 $2168/mo HOA · 34% of rent

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Why this score? — see what drove the B 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 +26.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 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

Looking to escape from everyday life? This island retreat is the perfect getaway. Enjoy seclusion and peacefulness while taking in views of the Gulf of Mexico. Private ferry access allows you the opportunity to head to the mainland when you feel the need. Placida Beach is a small enclave of 30 condos situated along the Gulf & Intracoastal on Little Gasparilla Island. Ownership allows access to all of the amenities including 3 clubhouses & pools, tennis, pickle ball, his & hers saunas, fitness, billiard table & many organized activities. This condo comes with an assignable boat slip located in marina on mainland at Placida Harbour Club.

Key facts

• Private ferry access
• Hot water heater
• New a/c

Tags

• GULF OF MEXICO VISTAS
• PRIVATE FERRY ACCESS
• IMPACT WINDOWS
• NEW A/C
• HOT WATER HEATER
• ASSIGNABLE BOAT SLIP

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 3 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 $2k of loan paydown is wiped out by about $6k 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 281 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $195k; list at $300k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 34% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.14% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.71%
• DSCR: 1.52
• GRM: 3.9

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-7,887
• Equity at exit: $59,591

10-year hold

• IRR: 6.1%
• Equity multiple: 1.53×
• Total profit: $44,773
• Equity at exit: $52,215

Cash invested: $83,972 (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: 3.9×

Monthly cashflow live

• Estimated rent: $6,405 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$2,168
• Vacancy / Maint / Mgmt: −$1,345
• Net cashflow: $393

Break-even live

Break-even rent $5,908

Max offer price $299,900

Occupancy floor 89%

Sensitivity live

Price	-10% $600	-5% $497	+0% $393	+5% $289	+10% $186
Rent	-10% $-113	-5% $140	+0% $393	+5% $646	+10% $899
Rate	-1.0pp $544	-0.5pp $469	base $393	+0.5pp $315	+1.0pp $236

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9400 Little Gasparilla Unit F9 Placida, FL	2.0	2.0	946	$6,500	$6.87	21d	1	0.24mi
9400 Little Gasparilla Unit H8 Placida, FL	2.0	2.0	946	$5,850	$6.18	21d	1	0.24mi
9400 Little Gasparilla Unit G9 Placida, FL	2.0	2.0	946	$6,900	$7.29	21d	1	0.26mi

HOA detail condo

• Monthly dues: $2,168 · $26,016/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-03-12
   status Pending
2. 2025-06-04
   listed $299,900 Active
3. 2021-01-06
   soldstatus $195,000 Sold 668-char remark

   Show marketing remark (668 chars)

   Looking to escape from everyday life? This island retreat is the perfect getaway. Enjoy seclusion and peacefulness while taking in views of the Gulf of Mexico. Private ferry access allows you the opportunity to head to the mainland when you feel the need. Placida Beach is a small enclave of 30 condos situated along the Gulf & Intracoastal on Little Gasparilla Island. Ownership allows access to all of the amenities including 3 clubhouses & pools, tennis, pickle ball, his & hers saunas, fitness, billiard table & many organized activities. This condo comes with an assignable boat slip located in marina on mainland at Placida Harbour Club.

4. 2020-11-06
   status Pending 668-char remark

   Show marketing remark (668 chars)

   Looking to escape from everyday life? This island retreat is the perfect getaway. Enjoy seclusion and peacefulness while taking in views of the Gulf of Mexico. Private ferry access allows you the opportunity to head to the mainland when you feel the need. Placida Beach is a small enclave of 30 condos situated along the Gulf & Intracoastal on Little Gasparilla Island. Ownership allows access to all of the amenities including 3 clubhouses & pools, tennis, pickle ball, his & hers saunas, fitness, billiard table & many organized activities. This condo comes with an assignable boat slip located in marina on mainland at Placida Harbour Club.

5. 2020-07-14
   price $209,000 668-char remark

   Show marketing remark (668 chars)

   Looking to escape from everyday life? This island retreat is the perfect getaway. Enjoy seclusion and peacefulness while taking in views of the Gulf of Mexico. Private ferry access allows you the opportunity to head to the mainland when you feel the need. Placida Beach is a small enclave of 30 condos situated along the Gulf & Intracoastal on Little Gasparilla Island. Ownership allows access to all of the amenities including 3 clubhouses & pools, tennis, pickle ball, his & hers saunas, fitness, billiard table & many organized activities. This condo comes with an assignable boat slip located in marina on mainland at Placida Harbour Club.

6. 2017-09-05
   listed $219,500 Active 668-char remark

   Show marketing remark (668 chars)

   Looking to escape from everyday life? This island retreat is the perfect getaway. Enjoy seclusion and peacefulness while taking in views of the Gulf of Mexico. Private ferry access allows you the opportunity to head to the mainland when you feel the need. Placida Beach is a small enclave of 30 condos situated along the Gulf & Intracoastal on Little Gasparilla Island. Ownership allows access to all of the amenities including 3 clubhouses & pools, tennis, pickle ball, his & hers saunas, fitness, billiard table & many organized activities. This condo comes with an assignable boat slip located in marina on mainland at Placida Harbour Club.

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $76,863
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$6,618
• − Repairs & maintenance: −$6,149
• − Management: −$6,149
• − HOA: −$26,016
• − Depreciation: −$8,724
• Taxable income: $1,909
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $4,259/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

+36.6% since first listed

6 events — show timeline

• 2026-03-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-04 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2021-01-06 Sold (MLS) $195,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-07-14 Price Changed $209,000 Stellar MLS as Distributed by MLS Grid
• 2017-09-05 Listed $219,500 Stellar MLS as Distributed by MLS Grid