13009 Ridgely Cir · Rotonda, FL 33981

$333,000

6 bd · 4.0 ba · 2,324 sqft · Land · 255 Days on market

Built 2025 0.38 ac 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. The property’s price is based on the current stage of construction, which is 0.77/100 of completion. This property has an active and transferable building permit. Electrical, plumbing, and HVAC systems are already completed, and the structure is in an advanced stage of construction—ready to be finished to the new owner’s specifications. If the buyer wants to finish the construction with our builder we have a preferred lender to provide financing and the remaining cost is $106,553. Welcome to the Duplex of Your Dreams! Be the first to experience luxury in this stunning brand-new construction, featuring 3 bedrooms and 2 bathrooms each unit, nestled in a s

Key facts

• Granite countertops
• Sleek kitchen
• Upgraded cabinets

Tags

• ADVANCED STAGE OF CONSTRUCTION
• ELEGANT PAVER DRIVEWAY
• WATERPROOF VINYL FLOORING
• SLEEK KITCHEN
• GRANITE COUNTERTOPS
• UPGRADED CABINETS

Property features AI

Finance

• Other: Total lot size about 0.38 acres (approx. 1,554 sq meters)
• Financial info: Gross income listed at $52,800; Annual net income approximately $40,200; Annual expenses approximately $6,300; Two rental units (each unit pro forma rent $2,200)
• HOA & community: No association indicated

Exterior

• Parking: Attached garage available
• Utilities: Public water; Sewer: Other; Other utilities
• Home design: Duplex residential income property; One-story design; Under construction (projected completion March 31, 2026); Zoned RMF10
• Construction: Block construction; Shingle roof; Slab foundation; New construction; Building area approximately 2,466 total (living area approx. 2,324)
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: No appliances included
• Bedrooms: Six bedrooms total
• Flooring: Other flooring
• Bathrooms: Two bathrooms per unit (each 3-bedroom unit has 2 bathrooms)
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features
• Laundry & utility: Dedicated laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath land listed at $333k.

Deal economics

• At list price, monthly cash flow is $60 ($718/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (17.8% below list).
• Recommended offer: $274k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 2188 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 39% 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 $10k 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 255 days — a 12% lower offer ($293k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $333k implies a 455% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $273,750 (17.8% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.82% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 10.1

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: -12.8%
• Equity multiple: 0.53×
• Total profit: $-43,778
• Equity at exit: $49,651

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-5,797
• Equity at exit: $28,792

Cash invested: $93,240 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,738 medium
• Mortgage (P&I): −$1,746
• Tax from tax record: −$151 /mo · $1,815/yr
• Insurance: −$139
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $60

Break-even live

Break-even rent $2,662

Max offer price $333,000

Occupancy floor 93%

Sensitivity live

Price	-10% $248	-5% $154	+0% $60	+5% $-34	+10% $-129
Rent	-10% $-156	-5% $-48	+0% $60	+5% $168	+10% $276
Rate	-1.0pp $228	-0.5pp $145	base $60	+0.5pp $-26	+1.0pp $-114

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: $83,250
• Closing costs: $9,990
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
174 Ingram Blvd Rotonda West, FL	5.0	2.5	2580	$3,100	$1.20	22d	1	1.11mi

Listing history 20 events

1. 2026-06-18
   days on market $333,000 Active 255 DOM
2. 2026-06-17
   days on market $333,000 Active 254 DOM
3. 2026-06-16
   days on market $333,000 Active 253 DOM
4. 2026-06-15
   days on market $333,000 Active 252 DOM
5. 2026-06-14
   days on market $333,000 Active 250 DOM
6. 2026-06-13
   days on market $333,000 Active 249 DOM
7. 2026-06-10
   days on market $333,000 Active 247 DOM
8. 2026-06-09
   days on market $333,000 Active 246 DOM
9. 2026-06-08
   days on market $333,000 Active 245 DOM
10. 2026-06-05
    days on market $333,000 Active 241 DOM
11. 2026-06-02
    days on market $333,000 Active 239 DOM
12. 2026-06-01
    days on market $333,000 Active 238 DOM
13. 2026-05-31
    days on market $333,000 Active 237 DOM
14. 2026-05-30
    days on market $333,000 Active 236 DOM
15. 2026-03-01
    price $333,000
16. 2025-10-06
    listed $348,000 Active
17. 2025-09-17
    price $348,000
18. 2022-07-29
    soldstatus $60,000
19. 2022-06-10
    soldstatus $41,300
20. 2022-06-08
    soldstatus $23,000

ⓘ 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: $1,815 · $151/mo
• Projected year-2 tax: $2,764 · $230/mo
• Expected delta: +$948/yr (+$79/mo · 52.2%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $32,850
• − Mortgage interest: −$18,653
• − Property taxes: −$1,815
• − Insurance: −$2,462
• − Repairs & maintenance: −$2,628
• − Management: −$2,628
• − Depreciation: −$9,687
• Taxable loss: −$5,024
• Est. tax savings @ 24.0%: +$1,206
• After-tax cash flow: $1,924/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

+1347.8% since first listed

6 events — show timeline

• 2026-03-01 Price Changed $333,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Listed $348,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Price Changed $348,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-29 Sold (Public Records) $60,000 Public Records
• 2022-06-10 Sold (Public Records) $41,300 Public Records
• 2022-06-08 Sold (Public Records) $23,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,815 · +30.4% YoY. Source: county tax records.