10225 Winnipeg St · Rotonda, FL 33981

$357,100

4 bd · 2.0 ba · 2,330 sqft · Land · 531 Days on market

Built 2024 10,000 sqft lot

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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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great lot to build your dream home in deed-restricted South Gulf Cove. County water and sewer available and priced to sell! This lot, lot #32 and the adjacent lot, #31 at 10233 Winnipeg are both available for sale. Buy both lots and build a home that gives you tremendous privacy. South Gulf Cove has a community clubhouse and boat ramp and is just 10 minutes away to Boca Grande with beautiful beaches, restaurants, and shops, and 15 minutes to Englewood beach - truly a destination location!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2024

Property features AI

Finance

• Other: Lot approximately 0.23 acres; Projected completion date: April 23, 2025; Builder license CRC1330146

Exterior

• Parking: Attached 2-car garage
• Security: Hurricane protection (shutters)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; New construction (completed); Faces east
• Construction: Stucco construction; Shingle roof; Slab and stem wall foundation; Built by Adams Homes of NW FL (Builder model 2330/A)
• Exterior features: French doors; Hurricane shutters; Irrigation equipment; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Open floorplan; Tray ceilings; In-wall pest control system; Walk-in closets
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $357k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (16.1% below list).
• Recommended offer: $300k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: amenities F, commute F, health & safety D-.
• 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.
• Zoned schools: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 2188 active listings in the ZIP; 15 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 43% 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 $11k 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 531 days — a 12% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $22k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $357k implies a 3269% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,736 (16.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 531 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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 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?
7. 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?
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 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: 0.84% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 9.9

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: -16.7%
• Equity multiple: 0.40×
• Total profit: $-60,370
• Equity at exit: $53,245

10-year hold

• IRR: -4.7%
• Equity multiple: 0.66×
• Total profit: $-34,299
• Equity at exit: $30,875

Cash invested: $99,988 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,997 high
• Mortgage (P&I): −$1,873
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$149
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-151

Break-even live

Break-even rent $3,189

Max offer price $330,347

Occupancy floor —

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: $89,275
• Closing costs: $10,713
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14142 Appleton Blvd Port Charlotte, FL	4.0	2.0	1741	$2,200	$1.26	13d	1	0.24mi
14462 Fort Worth Cir Port Charlotte, FL	4.0	2.5	2768	$5,500	$1.99	21d	1	0.37mi
10488 Van Wyck Ter Port Charlotte, FL	3.0	2.0	1726	$2,900	$1.68	21d	1	0.48mi
10047 Greetings St Port Charlotte, FL	4.0	2.0	2238	$3,200	$1.43	21d	1	0.59mi
13305 Longville Ave Port Charlotte, FL	3.0	2.0	1900	$2,500	$1.32	21d	1	0.70mi
10070 Flat River St Port Charlotte, FL	4.0	3.0	1904	$2,400	$1.26	21d	1	0.80mi
10026 Cocoa Beach St Unit 10026 Port Charlotte, FL	3.0	2.0	1677	$1,650	$0.98	13d	1	0.95mi
15261 Brainbridge Cir Port Charlotte, FL	4.0	2.5	1800	$2,400	$1.33	21d	1	1.06mi
9474 Melody Cir Port Charlotte, FL	4.0	4.5	3000	$10,500	$3.50	21d	1	1.07mi
13180 Amaryllis Cir Port Charlotte, FL	3.0	2.0	1704	$2,950	$1.73	13d	1	1.08mi
20 Coxswain Dr Placida, FL	4.0	2.0	1700	$2,495	$1.47	21d	1	1.14mi
9458 Modesto Cir Port Charlotte, FL	3.0	2.0	2153	$2,750	$1.28	21d	1	1.23mi
9108 Santa Lucia Dr Port Charlotte, FL	4.0	2.0	1917	$3,100	$1.62	13d	1	1.31mi
9379 Snapper Cir Port Charlotte, FL	4.0	2.0	2013	$2,690	$1.34	13d	1	1.32mi
10625 Ayear Rd Port Charlotte, FL	4.0	2.0	2556	$2,650	$1.04	21d	1	1.40mi

Listing history 14 events

1. 2026-05-06
   status Pending
2. 2026-04-02
   price $357,100
3. 2026-03-14
   price $362,600
4. 2026-02-11
   price $354,600
5. 2026-02-02
   price $369,500
6. 2025-10-20
   price $359,500
7. 2025-06-05
   price $374,500
8. 2025-01-24
   price $394,500
9. 2025-01-07
   price $389,500
10. 2024-11-21
    listed $379,500 Active
11. 2017-07-17
    soldstatus $10,600 Sold 494-char remark

    Show marketing remark (494 chars)

    Great lot to build your dream home in deed-restricted South Gulf Cove. County water and sewer available and priced to sell! This lot, lot #32 and the adjacent lot, #31 at 10233 Winnipeg are both available for sale. Buy both lots and build a home that gives you tremendous privacy. South Gulf Cove has a community clubhouse and boat ramp and is just 10 minutes away to Boca Grande with beautiful beaches, restaurants, and shops, and 15 minutes to Englewood beach - truly a destination location!

12. 2017-06-08
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Great lot to build your dream home in deed-restricted South Gulf Cove. County water and sewer available and priced to sell! This lot, lot #32 and the adjacent lot, #31 at 10233 Winnipeg are both available for sale. Buy both lots and build a home that gives you tremendous privacy. South Gulf Cove has a community clubhouse and boat ramp and is just 10 minutes away to Boca Grande with beautiful beaches, restaurants, and shops, and 15 minutes to Englewood beach - truly a destination location!

13. 2016-10-05
    listed $11,500 Active 494-char remark

    Show marketing remark (494 chars)

    Great lot to build your dream home in deed-restricted South Gulf Cove. County water and sewer available and priced to sell! This lot, lot #32 and the adjacent lot, #31 at 10233 Winnipeg are both available for sale. Buy both lots and build a home that gives you tremendous privacy. South Gulf Cove has a community clubhouse and boat ramp and is just 10 minutes away to Boca Grande with beautiful beaches, restaurants, and shops, and 15 minutes to Englewood beach - truly a destination location!

14. 1995-01-19
    soldstatus $21,000

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $2,964 · $247/mo
• Expected delta: +$2,108/yr (+$176/mo · 246.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $35,968
• − Mortgage interest: −$20,003
• − Property taxes: −$856
• − Insurance: −$6,904
• − Repairs & maintenance: −$2,877
• − Management: −$2,877
• − Depreciation: −$10,388
• Taxable loss: −$7,938
• Est. tax savings @ 24.0%: +$1,905
• After-tax cash flow: $88/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

+1600.5% since first listed

14 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $357,100 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Price Changed $362,600 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $354,600 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $369,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $359,500 Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Price Changed $374,500 Stellar MLS as Distributed by MLS Grid
• 2025-01-24 Price Changed $394,500 Stellar MLS as Distributed by MLS Grid
• 2025-01-07 Price Changed $389,500 Stellar MLS as Distributed by MLS Grid
• 2024-11-21 Listed $379,500 Stellar MLS as Distributed by MLS Grid
• 2017-07-17 Sold (MLS) $10,600 Stellar MLS as Distributed by MLS Grid
• 2017-06-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-10-05 Listed $11,500 Stellar MLS as Distributed by MLS Grid
• 1995-01-19 Sold (Public Records) $21,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $856 · +62.2% YoY. Source: county tax records.