6600 Gasparilla Pines Blvd Unit 16-211 · Rotonda, FL 34224

$144,900

2 bd · 2.0 ba · 933 sqft · Condo · 166 Days on market

Built 1993 Good condition $155/sqft · 20% below area Est $181k · 20% under $500/mo HOA · 32% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +6.2/30.0
• Schools +6.1/10.0
• 1% rule +5.8/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't wait any longer - you saw how long the last one was on the market! If a private natural view is on your list of "must have's", then this FULLY FURNISHED TURNKEY SECOND floor condo at Golden Tee, an Over 55 Condo community, is perfect, as it backs onto Wildflower Preserve, with a second Environmental Park at the end of the quiet dead end street. The main living area features a high vaulted ceiling, with two skylights, allowing for so much light to shine in! There are sliding glass doors opening on to the lanai, so the park is visible from the kitchen, dining and living areas!

Key facts

• Private natural view
• Updated carpet
• Sliding glass doors

Tags

• PRIVATE NATURAL VIEW
• FULLY FURNISHED TURNKEY
• BACKS ONTO WILDFLOWER PRESERVE
• SLIDING GLASS DOORS
• BREAKFAST BAR
• UPDATED CARPET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-688 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $45k (68.7% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $45k (68.7% below list) — sets the bar for cash-flow.

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: Vineland Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 579 students, 45% FRL); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 38% FRL vs 54% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 784 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $4k 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 166 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 32% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,362 (68.7% 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 166 days. Have you received any prior offers? Is the seller open to a 69% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.08% ✓
• Cap rate: 4.13%
• Cash-on-cash: -7.73%
• DSCR: 0.66
• GRM: 7.7

CMA / ARV

• ARV (median comp): $180,887
• List price: $144,900
• Delta: -19.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6600 Gasparilla Pines Blvd #107	0.04mi	2/2.0	933 (0%)	1mo	$135,000	$145	98
6796 Gasparilla Pines Blvd #34	0.35mi	2/2.0	933 (0%)	1mo	$125,000	$134	83
6796 Gasparilla Pines Blvd #40	0.37mi	2/2.0	933 (0%)	0mo	$120,000	$129	82
9123 Kestral Cir	0.30mi	2/2.0	1,002 (+7%)	1mo	$169,900	$170	72
6796 Gasparilla Pines Blvd #95	0.26mi	2/2.0	1,037 (+11%)	1mo	$169,900	$164	68
3586 Cape Haze Dr Unit B4	0.48mi	2/2.0	993 (+6%)	2mo	$72,500	$73	65
6796 Gasparilla Pines Blvd #50	0.36mi	2/2.0	1,037 (+11%)	2mo	$110,000	$106	63
184 N Gulf Blvd #8	1.36mi	2/2.0	924 (-1%)	2mo	$550,000	$595	62
8409 Placida Rd #405	1.05mi	2/2.0	903 (-3%)	1mo	$190,000	$210	58
8407 Placida Rd #202	1.07mi	2/2.0	996 (+7%)	2mo	$205,000	$206	52
3921 Cape Haze Dr #405	0.94mi	2/2.0	1,141 (+22%)	0mo	$154,000	$135	40
100 S Gulf Blvd	1.37mi	3/2.5 (+1)	1,152 (+24%)	2mo	$950,000	$825	31

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: -67.9%
• Equity multiple: -0.76×
• Total profit: $-71,298
• Equity at exit: $21,605

10-year hold

• IRR: —
• Equity multiple: -2.30×
• Total profit: $-133,868
• Equity at exit: $12,528

Cash invested: $40,572 (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 →

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Median asking: $127,950 ($117/sqft)
• Median days on market: 107 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +66.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 784
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$500
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-688

Break-even live

Break-even rent $2,440

Max offer price $45,362

Occupancy floor —

Sensitivity live

Price	-10% $-588	-5% $-638	+0% $-688	+5% $-738	+10% $-788
Rent	-10% $-812	-5% $-750	+0% $-688	+5% $-626	+10% $-564
Rate	-1.0pp $-615	-0.5pp $-651	base $-688	+0.5pp $-725	+1.0pp $-764

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: $36,225
• Closing costs: $4,347
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6800 Placida Rd #283 Englewood, FL	2.0	2.0	1092	$1,500	$1.37	70d	1	0.41mi
66 Boundary Blvd #280 Rotonda West, FL	1.0	1.0	850	$1,350	$1.59	62d	1	0.47mi
146 Boundary Blvd Unit B101 Rotonda West, FL	2.0	2.0	815	$1,400	$1.72	70d	1	0.69mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,126	$1.10	62d	1	0.81mi
8411 Placida Rd #205 Placida, FL	2.0	2.0	903	$2,100	$2.33	70d	1	1.05mi
260 Rotonda Blvd W Unit 2 Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	70d	1	1.12mi
284 Rotonda Blvd W Rotonda West, FL	2.0	2.0	897	$1,475	$1.64	70d	1	1.12mi
199 Rotonda Blvd W Unit C Rotonda West, FL	2.0	2.0	974	$1,475	$1.51	62d	1	1.38mi

Property features AI

Finance

• Other: Turnkey furnishing status
• Financial info: Total annual fees $6,000Lease restrictions apply
• HOA & community: Association managed by Trust Point Management/TJ EvansMonthly condo fee $500 (quarterly term; $1,500 quarterly)Association amenities include clubhouse, pool, tennis courts, pickleball courts and recreation facilitiesAssociation fee covers common area taxes, pool, escrow reserves, insurance, building and grounds maintenance, management, private road and recreational facilitiesBuyer/association approval requiredCommunity features include community mailbox and deed restrictionsSenior communityPets allowed with limits (max ~101 lbs)

Exterior

• Parking: Guest and open parkingNo carport spaces
• Security: Smoke detector(s)
• Utilities: Public waterPrivate sewerCable availableElectricity connectedPhone availableSewer connectedWater connected
• Home design: Residential condominiumCondominium unit on 2nd floorSoutheast facingFixer conditionOne level interiorTwo-story buildingBuilding constructed with block, concrete and stucco
• Construction: Metal roofBlock, concrete and stucco constructionSlab foundation
• Exterior features: Covered, enclosed rear porch with screeningSliding doorsMature landscapingCleared, landscaped and level lotPaved private maintained roadStreet dead-end

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigeratorElectric water heater
• Bedrooms: 2 bedrooms
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansOpen floor planVaulted ceilingsWalk-in closetsWindow treatmentsSmoke detectors
• Laundry & utility: WasherDryerInside laundry in a laundry closetInside utility room

HOA detail $500/mo · $6,000/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $144,900 Active 166 DOM
2. 2026-08-07
   days on market $144,900 Active 165 DOM
3. 2026-08-06
   days on market $144,900 Active 164 DOM
4. 2026-08-05
   days on market $144,900 Active 163 DOM
5. 2026-08-04
   days on market $144,900 Active 162 DOM
6. 2026-08-03
   days on market $144,900 Active 161 DOM
7. 2026-08-01
   days on market $144,900 Active 158 DOM
8. 2026-07-29
   days on market $144,900 Active 156 DOM
9. 2026-07-27
   days on market $144,900 Active 154 DOM
10. 2026-07-25
    days on market $144,900 Active 152 DOM
11. 2026-07-24
    days on market $144,900 Active 151 DOM
12. 2026-07-23
    days on market $144,900 Active 150 DOM
13. 2026-07-22
    days on market $144,900 Active 149 DOM
14. 2026-07-21
    days on market $144,900 Active 148 DOM
15. 2026-07-18
    days on market $144,900 Active 145 DOM
16. 2026-07-16
    days on market $144,900 Active 143 DOM
17. 2026-07-16
    days on market $144,900 Active 142 DOM
18. 2026-07-14
    days on market $144,900 Active 141 DOM
19. 2026-07-13
    days on market $144,900 Active 140 DOM
20. 2026-07-12
    days on market $144,900 Active 139 DOM
21. 2026-07-09
    days on market $144,900 Active 136 DOM
22. 2026-07-08
    days on market $144,900 Active 135 DOM
23. 2026-07-07
    days on market $144,900 Active 134 DOM
24. 2026-07-06
    days on market $144,900 Active 133 DOM
25. 2026-07-06
    days on market $144,900 Active 132 DOM
26. 2026-07-04
    days on market $144,900 Active 131 DOM
27. 2026-07-03
    days on market $144,900 Active 130 DOM
28. 2026-07-02
    days on market $144,900 Active 129 DOM
29. 2026-07-01
    days on market $144,900 Active 128 DOM
30. 2026-06-30
    days on market $144,900 Active 127 DOM
31. 2026-06-29
    days on market $144,900 Active 126 DOM
32. 2026-06-28
    days on market $144,900 Active 125 DOM
33. 2026-06-28
    days on market $144,900 Active 124 DOM
34. 2026-06-27
    days on market $144,900 Active 123 DOM
35. 2026-06-25
    days on market $144,900 Active 121 DOM
36. 2026-06-23
    days on market $144,900 Active 119 DOM
37. 2026-06-22
    days on market $144,900 Active 118 DOM
38. 2026-06-18
    days on market $144,900 Active 115 DOM
39. 2026-06-17
    days on market $144,900 Active 114 DOM
40. 2026-06-16
    days on market $144,900 Active 113 DOM
41. 2026-06-15
    days on market $144,900 Active 112 DOM
42. 2026-06-14
    days on market $144,900 Active 110 DOM
43. 2026-06-13
    days on market $144,900 Active 109 DOM
44. 2026-06-10
    days on market $144,900 Active 107 DOM
45. 2026-06-09
    days on market $144,900 Active 106 DOM
46. 2026-06-08
    days on market $144,900 Active 105 DOM
47. 2026-06-07
    days on market $144,900 Active 104 DOM
48. 2026-06-05
    days on market $144,900 Active 101 DOM
49. 2026-06-03
    days on market $144,900 Active 100 DOM
50. 2026-06-02
    days on market $144,900 Active 99 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $18,836
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$5,843
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − HOA: −$6,000
• − Depreciation: −$4,215
• Taxable loss: −$10,526
• Est. tax savings @ 24.0%: +$2,526
• After-tax cash flow: $-5,728/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $4,665–$13,995 screening

This fully furnished and turnkey second-floor condo is in excellent condition with minimal repairs needed. It offers a great natural view and is located in a quiet community with amenities like a tennis court and pool. The property is ready for immediate occupancy and would be a great investment.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in living areas — Freshens up the space and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Vineland Elementary School A- FL #333/2,144 Nat'l #3,318/41,679 Middle L. A. Ainger Middle School B FL #144/571 Nat'l #1,951/14,009 High Lemon Bay High School C- FL #148/667 Nat'l #4,893/17,239

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

C Composite livability gradescore 67/100

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

• Census place: Rotonda, FL
• County: Charlotte County · 198,646 people
• City population: 10,490
• Metro: Punta Gorda, FL
• Population (ZIP): 15,536
• Household income: $57,281
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 17% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Turnkey furnishing status
• Financial info: Total annual fees $6,000Lease restrictions apply
• HOA & community: Association managed by Trust Point Management/TJ EvansMonthly condo fee $500 (quarterly term; $1,500 quarterly)Association amenities include clubhouse, pool, tennis courts, pickleball courts and recreation facilitiesAssociation fee covers common area taxes, pool, escrow reserves, insurance, building and grounds maintenance, management, private road and recreational facilitiesBuyer/association approval requiredCommunity features include community mailbox and deed restrictionsSenior communityPets allowed with limits (max ~101 lbs)

Exterior

• Parking: Guest and open parkingNo carport spaces
• Security: Smoke detector(s)
• Utilities: Public waterPrivate sewerCable availableElectricity connectedPhone availableSewer connectedWater connected
• Home design: Residential condominiumCondominium unit on 2nd floorSoutheast facingFixer conditionOne level interiorTwo-story buildingBuilding constructed with block, concrete and stucco
• Construction: Metal roofBlock, concrete and stucco constructionSlab foundation
• Exterior features: Covered, enclosed rear porch with screeningSliding doorsMature landscapingCleared, landscaped and level lotPaved private maintained roadStreet dead-end

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigeratorElectric water heater
• Bedrooms: 2 bedrooms
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansOpen floor planVaulted ceilingsWalk-in closetsWindow treatmentsSmoke detectors
• Laundry & utility: WasherDryerInside laundry in a laundry closetInside utility room

Price history

1 event — show timeline

• 2026-02-23 Listed $144,900 Stellar MLS as Distributed by MLS Grid