9400 Little Gasparilla Is Unit H4 · Rotonda, FL 33946

$429,000

3 bd · 2.0 ba · 946 sqft · SingleFamily · 102 Days on market

Built 1998 720 sqft lot Est $623k · 31% under $1285/mo HOA · 19% 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 +25.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• Schools +5.0/10.0
• 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

IMMACULATE GULF VIEW CONDO IN HIDEAWAY BAY BEACH CLUB. The owners of this condo have decided to sell and have offered it at an excellent price. Great location for all of the beach goers. Hideaway Bay Beach Club is a complex of family oriented condos. The maintenance fees cover all of your exterior maintenance, grounds, 24 hour caretaker, ferry boat service, secured mainland parking, ferry landing and owners' docks, heated swimming pool, management company, and much more. Your only responsibility is the condo interior and your utility bills. The beach is beautiful, the Gulf of Mexico waters are crystal clear, the fishing is great on one of the best fishing grounds in Florida. This condo will truly give you care free beach time on a beautiful bridge less SW Florida barrier island. Come and enjoy!

Key facts

• Deeded beach access
• Renovated kitchen
• Gulf views

Tags

• GULF VIEWS
• BRIDGELESS BARRIER ISLAND
• PRIVATE FERRY SERVICE
• DEEDED BEACH ACCESS
• HEATED SWIMMING POOL
• RENOVATED KITCHEN

Property features AI

Finance

• Other: Furnished; Directions: 775/Placida Rd to 12000 Placida Rd parking area; cross the street to access the ferry (listing agent can assist with island transportation)
• Financial info: Total annual association fees $15,420; Total monthly association fees $1,285; No lease restrictions indicated
• HOA & community: Monthly condo fee: $1,285 (quarterly fees $3,855); Condo land included; Association fees cover common area taxes, pool, escrow reserves, insurance, internet, structure and grounds maintenance, management, pest control, recreational facilities, security and trash; Community features: pool, golf carts allowed, buyer approval required; Pets allowed: cats and dogs

Exterior

• Parking: Golf cart parking; Basement parking
• Security: Community security included in association
• Utilities: Public water; Septic tank sewer; Electricity connected; BB/HS internet available; Water connected
• Home design: Residential condominium; Two-story building; Faces west; Located on floor 1; Stilt/on piling foundation
• Construction: Frame construction with wood siding; Shingle roof; Building identified as H
• Exterior features: Outdoor lighting; Outdoor shower; Sliding doors; Outdoor storage; Private heated gunite pool with in-ground lighting and child safety fence; Partial Gulf/Ocean and pond water views; Water access to bay/harbor, gulf/ocean, gulf/ocean to bay, and intracoastal waterway; Minimum wake zone

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Stone countertops
• Laundry & utility: Washer; Dryer; Laundry closet; Outdoor laundry access; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $429k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $429k).
• Recommended offer: $390k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: schools D, amenities F, commute F.
• Market conditions: 915 active listings in the ZIP; 4 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 $3k 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.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($390k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $210k; list at $429k implies a 104% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $390,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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. 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. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $623,414
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9752 Little Gasparilla Is	0.37mi	3/2.0	1,060 (+12%)	13mo	$699,000	$659	52

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

Projected returns pro-forma

-1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.92×
• Total profit: $-9,416
• Equity at exit: $85,244

10-year hold

• IRR: 6.2%
• Equity multiple: 1.54×
• Total profit: $64,561
• Equity at exit: $74,692

Cash invested: $120,120 (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: 5.3×

Monthly cashflow live

• Estimated rent: $6,693 medium
• Mortgage (P&I): −$2,250
• Tax est. 1.5%: −$536 /mo · $6,435/yr
• Insurance: −$179
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,285
• Vacancy / Maint / Mgmt: −$1,406
• Net cashflow: $611

Break-even live

Break-even rent $5,919

Max offer price $429,000

Occupancy floor 86%

Sensitivity live

Price	-10% $908	-5% $760	+0% $611	+5% $463	+10% $315
Rent	-10% $83	-5% $347	+0% $611	+5% $876	+10% $1,140
Rate	-1.0pp $828	-0.5pp $721	base $611	+0.5pp $500	+1.0pp $387

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.03mi
9400 Little Gasparilla Unit H8 Placida, FL	2.0	2.0	946	$5,850	$6.18	21d	1	0.03mi
9400 Little Gasparilla Unit G9 Placida, FL	2.0	2.0	946	$6,900	$7.29	21d	1	0.10mi
9750 Little Gasparilla Placida, FL	3.0	1.5	957	$10,000	$10.45	21d	1	0.39mi

HOA detail

• Monthly dues: $1,285 · $15,420/yr
• Likely covers: waterlandscapingexterior maint.pool

Listing history 12 events

1. 2026-05-04
   status Pending
2. 2026-01-22
   listed $429,000 Active
3. 2025-08-09
   historical $6,000
4. 2025-08-01
   listed $6,000
5. 2025-06-26
   historical $6,000
6. 2024-04-11
   listed $6,000
7. 2024-02-24
   historical $6,000
8. 2023-09-22
   listed $6,000
9. 2014-08-26
   soldstatus $210,000 Sold 805-char remark

   Show marketing remark (805 chars)

   IMMACULATE GULF VIEW CONDO IN HIDEAWAY BAY BEACH CLUB. The owners of this condo have decided to sell and have offered it at an excellent price. Great location for all of the beach goers. Hideaway Bay Beach Club is a complex of family oriented condos. The maintenance fees cover all of your exterior maintenance, grounds, 24 hour caretaker, ferry boat service, secured mainland parking, ferry landing and owners' docks, heated swimming pool, management company, and much more. Your only responsibility is the condo interior and your utility bills. The beach is beautiful, the Gulf of Mexico waters are crystal clear, the fishing is great on one of the best fishing grounds in Florida. This condo will truly give you care free beach time on a beautiful bridge less SW Florida barrier island. Come and enjoy!

10. 2014-08-07
    status Pending 805-char remark

    Show marketing remark (805 chars)

    IMMACULATE GULF VIEW CONDO IN HIDEAWAY BAY BEACH CLUB. The owners of this condo have decided to sell and have offered it at an excellent price. Great location for all of the beach goers. Hideaway Bay Beach Club is a complex of family oriented condos. The maintenance fees cover all of your exterior maintenance, grounds, 24 hour caretaker, ferry boat service, secured mainland parking, ferry landing and owners' docks, heated swimming pool, management company, and much more. Your only responsibility is the condo interior and your utility bills. The beach is beautiful, the Gulf of Mexico waters are crystal clear, the fishing is great on one of the best fishing grounds in Florida. This condo will truly give you care free beach time on a beautiful bridge less SW Florida barrier island. Come and enjoy!

11. 2014-07-08
    price $215,900 805-char remark

    Show marketing remark (805 chars)

    IMMACULATE GULF VIEW CONDO IN HIDEAWAY BAY BEACH CLUB. The owners of this condo have decided to sell and have offered it at an excellent price. Great location for all of the beach goers. Hideaway Bay Beach Club is a complex of family oriented condos. The maintenance fees cover all of your exterior maintenance, grounds, 24 hour caretaker, ferry boat service, secured mainland parking, ferry landing and owners' docks, heated swimming pool, management company, and much more. Your only responsibility is the condo interior and your utility bills. The beach is beautiful, the Gulf of Mexico waters are crystal clear, the fishing is great on one of the best fishing grounds in Florida. This condo will truly give you care free beach time on a beautiful bridge less SW Florida barrier island. Come and enjoy!

12. 2014-07-05
    listed $215,000 Active 805-char remark

    Show marketing remark (805 chars)

    IMMACULATE GULF VIEW CONDO IN HIDEAWAY BAY BEACH CLUB. The owners of this condo have decided to sell and have offered it at an excellent price. Great location for all of the beach goers. Hideaway Bay Beach Club is a complex of family oriented condos. The maintenance fees cover all of your exterior maintenance, grounds, 24 hour caretaker, ferry boat service, secured mainland parking, ferry landing and owners' docks, heated swimming pool, management company, and much more. Your only responsibility is the condo interior and your utility bills. The beach is beautiful, the Gulf of Mexico waters are crystal clear, the fishing is great on one of the best fishing grounds in Florida. This condo will truly give you care free beach time on a beautiful bridge less SW Florida barrier island. Come and enjoy!

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $80,320
• − Mortgage interest: −$24,031
• − Property taxes: −$6,435
• − Insurance: −$7,264
• − Repairs & maintenance: −$6,426
• − Management: −$6,426
• − HOA: −$15,420
• − Depreciation: −$12,480
• Taxable income: $1,840
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $6,896/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)

No district data.

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

+99.5% since first listed

12 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Listed $429,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-09 Rental Removed $6,000 STELLARMLS
• 2025-08-01 Listed for Rent $6,000 STELLARMLS
• 2025-06-26 Rental Removed $6,000 STELLARMLS
• 2024-04-11 Listed for Rent $6,000 STELLARMLS
• 2024-02-24 Rental Removed $6,000 STELLARMLS
• 2023-09-22 Listed for Rent $6,000 STELLARMLS
• 2014-08-26 Sold (MLS) $210,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-07-08 Price Changed $215,900 Stellar MLS as Distributed by MLS Grid
• 2014-07-05 Listed $215,000 Stellar MLS as Distributed by MLS Grid