7201 Rum Bay Dr Unit 4122A · Grove City, FL 33946

$32,000

2 bd · 2.0 ba · 1,262 sqft · Condo · 114 Days on market

Built 1989 $1043/mo HOA · 46% of rent

---

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
• Appreciation +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fractional Ownership. Own your slice of paradise with this quarter-ownership condominium villa. Ownership includes six two-week stays scheduled throughout the year, plus one additional week in January. The rotation schedule adjusts annually, allowing each owner to enjoy all 52 weeks over a four-year cycle. Professional on-site management handles property maintenance, offering true hassle-free ownership. Situated within an intimate, exclusive vacation community, owners enjoy full access to the amenities, services, and facilities of Palm Island Resort—including seven miles of pristine, natural Florida beach. The villa offers a spacious, open-concept living and entertainment area that fl

Key facts

• Open concept living
• Walk in closet
• Well appointed bath

Tags

• PRISTINE NATURAL FLORIDA BEACH
• OPEN CONCEPT LIVING
• LARGE SCREENED PORCH
• DIRECT ACCESS TO LANAI
• WALK IN CLOSET
• WELL APPOINTED BATH

Property features AI

Finance

• Other: Directions provided for island/ferry access
• Financial info: Total annual fees listed as $12,520; Unit is furnished
• HOA & community: HOA required; Monthly HOA approximately $1,043.33 (quarterly association fee of $3,130); Association covers guard (24 hour), cable TV, pool, insurance, structure and grounds maintenance, management, pest control, sewer, trash and water; Community amenities: pool, playground, tennis courts; Pets not allowed

Exterior

• Parking: Golf carts allowed in community
• Security: 24-hour guard included in association services
• Utilities: Public water; Private sewer; Cable connected
• Home design: Condominium; Residential property; 2 stories; East-facing
• Construction: Vinyl siding and frame construction; Metal roof; Stilt/On piling foundation; Built as part of building number 41
• Exterior features: Balcony; Outdoor grill; Sliding doors; Tennis court(s); Access to Gulf beach; On waterfront with partial bay/harbor view of Knight Bay

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan; Living room/dining room combo; Solid surface counters; Walk-in closet(s); Window treatments; Building has elevator
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $32k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $32k).
• Recommended offer: $29k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.8% 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: 915 active listings in the ZIP; 6 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 $221 of loan paydown is wiped out by about $609 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 (-1.9% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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; HOA is 46% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,120 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
8. 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?
9. 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.
10. 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.
11. 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: 7.06% ✓
• Cap rate: 25.77%
• Cash-on-cash: 69.57%
• DSCR: 4.10
• GRM: 1.2

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: 8.2%
• Equity multiple: 1.35×
• Total profit: $3,162
• Equity at exit: $6,358

10-year hold

• IRR: 17.4%
• Equity multiple: 2.73×
• Total profit: $15,518
• Equity at exit: $5,571

Cash invested: $8,960 (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: 1.2×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$168
• Tax est. 1.5%: −$40 /mo · $480/yr
• Insurance: −$13
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,043
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $93

Break-even live

Break-even rent $2,140

Max offer price $32,000

Occupancy floor 91%

Sensitivity live

Price	-10% $115	-5% $104	+0% $93	+5% $82	+10% $71
Rent	-10% $-85	-5% $4	+0% $93	+5% $182	+10% $271
Rate	-1.0pp $109	-0.5pp $101	base $93	+0.5pp $85	+1.0pp $76

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1950 Nebraska Ave Englewood, FL	2.0	2.0	1325	$3,536	$2.67	21d	1	1.24mi
3280 Holly Ave Englewood, FL	3.0	2.0	900	$3,300	$3.67	21d	1	1.25mi
4341 Placida Rd #6 Englewood, FL	2.0	2.0	1071	$1,450	$1.35	21d	1	1.34mi
4341 Placida Rd #5 Englewood, FL	2.0	2.0	1071	$1,350	$1.26	21d	1	1.34mi
8146 Saint Kitts Cir Englewood, FL	3.0	2.0	1635	$2,400	$1.47	21d	1	1.46mi
8787 Saint Kitts Cir Englewood, FL	3.0	2.0	1422	$2,300	$1.62	14d	1	1.49mi

HOA detail condo

• Monthly dues: $1,043 · $12,516/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $32,000 Active 114 DOM
2. 2026-06-17
   days on market $32,000 Active 113 DOM
3. 2026-06-16
   days on market $32,000 Active 112 DOM
4. 2026-06-15
   days on market $32,000 Active 111 DOM
5. 2026-06-14
   days on market $32,000 Active 109 DOM
6. 2026-06-13
   days on market $32,000 Active 108 DOM
7. 2026-06-10
   days on market $32,000 Active 106 DOM
8. 2026-06-09
   days on market $32,000 Active 105 DOM
9. 2026-06-08
   days on market $32,000 Active 104 DOM
10. 2026-06-07
    days on market $32,000 Active 103 DOM
11. 2026-06-05
    days on market $32,000 Active 100 DOM
12. 2026-06-03
    days on market $32,000 Active 99 DOM
13. 2026-06-02
    days on market $32,000 Active 98 DOM
14. 2026-06-01
    days on market $32,000 Active 97 DOM
15. 2026-05-31
    days on market $32,000 Active 96 DOM
16. 2026-05-30
    days on market $32,000 Active 95 DOM
17. 2026-02-24
    listed $32,000 Active
18. 2025-12-03
    historical
19. 2024-12-03
    listed $24,000 Active

ⓘ 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 · 24 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: $27,093
• − Mortgage interest: −$1,792
• − Property taxes: −$480
• − Insurance: −$5,278
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − HOA: −$12,516
• − Depreciation: −$931
• Taxable income: $1,760
• Est. tax owed @ 24.0%: −$422
• After-tax cash flow: $693/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

• 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

+33.3% since first listed

3 events — show timeline

• 2026-02-24 Listed $32,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-03 Listed $24,000 Stellar MLS as Distributed by MLS Grid