8410 Roosevelt St · Grove City, FL 34224

$5,000

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 11 Days on market

Built 1956 0.39 ac lot ↓ 55% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

CUTE AS A BUTTON AND AFFORDABLE TOO! This 2 bedroom 1 bathroom home is situated on an oversized lot in the beaching community of Englewood. The home has been nicely updated with new electrical wiring, plumbing, windows and hard wood floors. Fresh interior paint in tasteful colors make each room "POP". The home contains a Mitsubishi mini split ductless air condition which adequately cools the house while saving you money on the electric bill. Have a green thumb? Well you certainly can plant a very large garden in the huge backyard! Don't delay in making an appointment to see this home. There are very few listings under $100,000 that don't require a lot of work to move in.

Key facts

• 0.39 acre lot
• Garage
• Built 1956

Property features AI

Finance

• Other: Zoning: MHC

Exterior

• Parking: Garage (1 space)
• Utilities: Other water source; Other sewer
• Home design: Single family residence; One story
• Construction: Construction materials: See remarks
• Exterior features: Front porch; Other roof

Interior

• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: One total room; Other flooring

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$152,760) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 287.0% 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; 9 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 32% 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 $35 of loan paydown is wiped out by about $150 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 + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $66/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $5,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 30.49% ✓
• Cap rate: 287.04%
• Cash-on-cash: 1002.66%
• DSCR: 45.61
• GRM: 0.3

CMA / ARV

• ARV (on-the-fly): $152,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8361 Pelican Rd	0.12mi	2/1.0	720 (-5%)	11mo	$145,000	$201	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 47.47×
• Total profit: $65,057
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 93.95×
• Total profit: $130,128
• Equity at exit: $432

Cash invested: $1,400 (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: 0.3×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $1,103

Break-even live

Break-even rent $128

Max offer price $5,000

Occupancy floor 23%

Sensitivity live

Price	-10% $1,107	-5% $1,105	+0% $1,103	+5% $1,102	+10% $1,100
Rent	-10% $983	-5% $1,043	+0% $1,103	+5% $1,164	+10% $1,224
Rate	-1.0pp $1,106	-0.5pp $1,105	base $1,103	+0.5pp $1,102	+1.0pp $1,101

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4341 Placida Rd #5 Englewood, FL	2.0	2.0	1071	$1,350	$1.26	21d	1	0.56mi
4341 Placida Rd #6 Englewood, FL	2.0	2.0	1071	$1,450	$1.35	21d	1	0.56mi
260 Rotonda Blvd W Unit 2 Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	21d	1	0.88mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,126	$1.10	14d	1	0.89mi
284 Rotonda Blvd W Rotonda West, FL	2.0	2.0	897	$1,475	$1.64	21d	1	0.92mi
309 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	960	$1,450	$1.51	21d	1	0.93mi
146 Boundary Blvd Unit B101 Rotonda West, FL	2.0	2.0	815	$1,400	$1.72	21d	1	1.11mi
3280 Holly Ave Englewood, FL	3.0	2.0	900	$3,300	$3.67	21d	1	1.11mi
6800 Placida Rd #283 Englewood, FL	2.0	2.0	1092	$1,500	$1.37	21d	1	1.43mi

Listing history 11 events

1. 2026-06-01
   days on market $5,000 Active 11 DOM
2. 2026-05-31
   days on market $5,000 Active 10 DOM
3. 2026-05-30
   days on market $5,000 Active 9 DOM
4. 2026-05-21
   listed $5,000 Active
5. 2016-09-14
   soldstatus $90,000
6. 2016-08-31
   soldstatus $90,000 Sold 692-char remark

   Show marketing remark (692 chars)

   CUTE AS A BUTTON AND AFFORDABLE TOO! This 2 bedroom 1 bathroom home is situated on an oversized lot in the beaching community of Englewood. The home has been nicely updated with new electrical wiring, plumbing, windows and hard wood floors. Fresh interior paint in tasteful colors make each room "POP". The home contains a Mitsubishi mini split ductless air condition which adequately cools the house while saving you money on the electric bill. Have a green thumb? Well you certainly can plant a very large garden in the huge backyard! Don't delay in making an appointment to see this home. There are very few listings under $100,000 that don't require a lot of work to move in.

7. 2016-07-08
   status Pending 692-char remark

   Show marketing remark (692 chars)

   CUTE AS A BUTTON AND AFFORDABLE TOO! This 2 bedroom 1 bathroom home is situated on an oversized lot in the beaching community of Englewood. The home has been nicely updated with new electrical wiring, plumbing, windows and hard wood floors. Fresh interior paint in tasteful colors make each room "POP". The home contains a Mitsubishi mini split ductless air condition which adequately cools the house while saving you money on the electric bill. Have a green thumb? Well you certainly can plant a very large garden in the huge backyard! Don't delay in making an appointment to see this home. There are very few listings under $100,000 that don't require a lot of work to move in.

8. 2016-07-06
   listed $99,000 Active 692-char remark

   Show marketing remark (692 chars)

   CUTE AS A BUTTON AND AFFORDABLE TOO! This 2 bedroom 1 bathroom home is situated on an oversized lot in the beaching community of Englewood. The home has been nicely updated with new electrical wiring, plumbing, windows and hard wood floors. Fresh interior paint in tasteful colors make each room "POP". The home contains a Mitsubishi mini split ductless air condition which adequately cools the house while saving you money on the electric bill. Have a green thumb? Well you certainly can plant a very large garden in the huge backyard! Don't delay in making an appointment to see this home. There are very few listings under $100,000 that don't require a lot of work to move in.

9. 2011-08-09
   soldstatus $10,250 662-char remark

   Show marketing remark (662 chars)

   WOW! Oversized sprawling lot with potential! Close to water, parks and amenities. CASH buyers only, serious buyers only, property needs work (roof, windows, walls, kitchen, bath, electric, etc. ), uncertain if property has a/c or heat or if any are inworking order, SOLD AS IS CONDITION, proof of USD funds w/ all offer must accompany offer dated w/ in the last 30 days, name on POF must match, room sizes are ESTIMATED, priced to sell, excellent opportunity and priced to sell. PLEASE READ MLS ATTACHMENTS. Property must be on market 7 days prior to the seller responding to offers. .. after day 7.. .all offers will be considered (owner occupied and investor).

10. 2011-07-06
    listed $17,900 662-char remark

    Show marketing remark (662 chars)

    WOW! Oversized sprawling lot with potential! Close to water, parks and amenities. CASH buyers only, serious buyers only, property needs work (roof, windows, walls, kitchen, bath, electric, etc. ), uncertain if property has a/c or heat or if any are inworking order, SOLD AS IS CONDITION, proof of USD funds w/ all offer must accompany offer dated w/ in the last 30 days, name on POF must match, room sizes are ESTIMATED, priced to sell, excellent opportunity and priced to sell. PLEASE READ MLS ATTACHMENTS. Property must be on market 7 days prior to the seller responding to offers. .. after day 7.. .all offers will be considered (owner occupied and investor).

11. 1976-09-01
    soldstatus $11,000

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 95% 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: $18,294
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$822
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$145
• Taxable income: $14,044
• Est. tax owed @ 24.0%: −$3,370
• After-tax cash flow: $9,869/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

-54.5% since first listed

8 events — show timeline

• 2026-05-21 Listed $5,000 HAOR as distributed by MLS GRID
• 2016-09-14 Sold (Public Records) $90,000 Public Records
• 2016-08-31 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-07-06 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2011-08-09 Sold (MLS) $10,250 Stellar MLS as Distributed by MLS Grid
• 2011-07-06 Listed $17,900 Stellar MLS as Distributed by MLS Grid
• 1976-09-01 Sold (Public Records) $11,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $2,927 · +3.2% YoY. Source: county tax records.