10050 Creekside Dr · Rotonda, FL 33946

$1,545,000

4 bd · 4.0 ba · 4,049 sqft · SingleFamily public records · 152 Days on market

Built 2019 0.95 ac lot $141/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +5.0/10.0
• 1% rule +4.7/10.0
• 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

This spectacular “double wide lot” is just minutes to the Gulf and Intracoastal Waterway, out through Amberjack Cove, and within the exclusive, gated community of Coral Cove. Located on a private cul-de-sac directly on the west branch of Coral Creek, you can enjoy fishing/canoeing/kayaking/paddle boarding from dockage already in place. The property offers direct golf cart, bicycle and walking access to the adjacent cozy and friendly Publix anchored shopping complex also offering home town banking, dining, and the best liquor and wine store in the area! You can even walk to the Post Office…. . Also close proximity to Boca Grande beaches and several golf courses and great local marinas. The lot also offers higher ground than most.

Key facts

• Private elevator
• Chef kitchen
• Custom built estate

Tags

• CUSTOM BUILT ESTATE
• HALF ACRE LOT
• PRIVATE WATER FRONTAGE
• STATE OF THE ART BOATHOUSE
• PRIVATE ELEVATOR
• CHEF KITCHEN

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: Homeowners association with annual fee of $1,695 (monthly equivalent $141.25); Association fee required; Pets allowed (max ~100 lbs)

Exterior

• Parking: Attached garage with 3 spaces
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone available; Sewer connected
• Home design: Single family residence; Residential property; Two stories; West-facing
• Construction: Built with block, cement siding and frame; Metal roof; Stem wall foundation
• Exterior features: Private mailbox; Sliding doors; Private maintained paved road; Landscaped lot; Level lot; Cul-de-sac; Private setting; Street dead-end

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Stone counters; Eat-in kitchen
• Bedrooms: 4 bedrooms
• Flooring: Bamboo flooring; Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning; Gas fireplace
• Interior features: Ceiling fans; Eat-in kitchen; Elevator; High ceilings; Split bedroom floor plan; Stone countertops; Walk-in closets; Storm windows
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $1.54M.

Deal economics

• At list price, monthly cash flow is $1k ($16k/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 $1.50M (2.9% below list).
• Recommended offer: $1.36M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: schools D, amenities F, commute F.
• Market conditions: 915 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $11k of loan paydown is wiped out by about $29k 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 152 days — a 12% lower offer ($1.36M) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 $108k; list at $1.54M implies a 1331% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,359,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.97% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.6

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: -5.2%
• Equity multiple: 0.79×
• Total profit: $-91,828
• Equity at exit: $306,996

10-year hold

• IRR: 2.7%
• Equity multiple: 1.22×
• Total profit: $96,292
• Equity at exit: $268,996

Cash invested: $432,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $15,000 medium
• Mortgage (P&I): −$8,102
• Tax from tax record: −$1,180 /mo · $14,164/yr
• Insurance: −$644
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$141
• Vacancy / Maint / Mgmt: −$3,150
• Net cashflow: $1,356

Break-even live

Break-even rent $13,283

Max offer price $1,545,000

Occupancy floor 86%

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: $386,250
• Closing costs: $46,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13064 Via Flavia Placida, FL	4.0	4.0	5318	$15,000	$2.82	21d	1	1.21mi

HOA detail

• Monthly dues: $141 · $1,692/yr
• Likely covers: watersecurity

Listing history 32 events

1. 2026-06-18
   days on market $1,545,000 Active 152 DOM
2. 2026-06-17
   days on market $1,545,000 Active 151 DOM
3. 2026-06-16
   days on market $1,545,000 Active 150 DOM
4. 2026-06-15
   days on market $1,545,000 Active 149 DOM
5. 2026-06-14
   days on market $1,545,000 Active 147 DOM
6. 2026-06-13
   days on market $1,545,000 Active 146 DOM
7. 2026-06-10
   days on market $1,545,000 Active 144 DOM
8. 2026-06-09
   days on market $1,545,000 Active 143 DOM
9. 2026-06-08
   days on market $1,545,000 Active 142 DOM
10. 2026-06-05
    days on market $1,545,000 Active 138 DOM
11. 2026-06-03
    days on market $1,545,000 Active 137 DOM
12. 2026-06-02
    days on market $1,545,000 Active 136 DOM
13. 2026-06-01
    days on market $1,545,000 Active 135 DOM
14. 2026-05-31
    days on market $1,545,000 Active 134 DOM
15. 2026-05-30
    days on market $1,545,000 Active 133 DOM
16. 2026-05-16
    status Active
17. 2026-04-24
    status Pending
18. 2026-02-10
    price $1,545,000
19. 2025-12-26
    listed $1,625,000 Active
20. 2018-11-27
    soldstatus $108,000
21. 2018-11-26
    soldstatus $108,000 Sold 757-char remark

    Show marketing remark (757 chars)

    This spectacular “double wide lot” is just minutes to the Gulf and Intracoastal Waterway, out through Amberjack Cove, and within the exclusive, gated community of Coral Cove. Located on a private cul-de-sac directly on the west branch of Coral Creek, you can enjoy fishing/canoeing/kayaking/paddle boarding from dockage already in place. The property offers direct golf cart, bicycle and walking access to the adjacent cozy and friendly Publix anchored shopping complex also offering home town banking, dining, and the best liquor and wine store in the area! You can even walk to the Post Office…. . Also close proximity to Boca Grande beaches and several golf courses and great local marinas. The lot also offers higher ground than most.

22. 2018-11-15
    status Pending 757-char remark

    Show marketing remark (757 chars)

    This spectacular “double wide lot” is just minutes to the Gulf and Intracoastal Waterway, out through Amberjack Cove, and within the exclusive, gated community of Coral Cove. Located on a private cul-de-sac directly on the west branch of Coral Creek, you can enjoy fishing/canoeing/kayaking/paddle boarding from dockage already in place. The property offers direct golf cart, bicycle and walking access to the adjacent cozy and friendly Publix anchored shopping complex also offering home town banking, dining, and the best liquor and wine store in the area! You can even walk to the Post Office…. . Also close proximity to Boca Grande beaches and several golf courses and great local marinas. The lot also offers higher ground than most.

23. 2018-03-07
    price $149,000 757-char remark

    Show marketing remark (757 chars)

    This spectacular “double wide lot” is just minutes to the Gulf and Intracoastal Waterway, out through Amberjack Cove, and within the exclusive, gated community of Coral Cove. Located on a private cul-de-sac directly on the west branch of Coral Creek, you can enjoy fishing/canoeing/kayaking/paddle boarding from dockage already in place. The property offers direct golf cart, bicycle and walking access to the adjacent cozy and friendly Publix anchored shopping complex also offering home town banking, dining, and the best liquor and wine store in the area! You can even walk to the Post Office…. . Also close proximity to Boca Grande beaches and several golf courses and great local marinas. The lot also offers higher ground than most.

24. 2017-07-10
    status Active 757-char remark

    Show marketing remark (757 chars)

    This spectacular “double wide lot” is just minutes to the Gulf and Intracoastal Waterway, out through Amberjack Cove, and within the exclusive, gated community of Coral Cove. Located on a private cul-de-sac directly on the west branch of Coral Creek, you can enjoy fishing/canoeing/kayaking/paddle boarding from dockage already in place. The property offers direct golf cart, bicycle and walking access to the adjacent cozy and friendly Publix anchored shopping complex also offering home town banking, dining, and the best liquor and wine store in the area! You can even walk to the Post Office…. . Also close proximity to Boca Grande beaches and several golf courses and great local marinas. The lot also offers higher ground than most.

25. 2017-07-08
    historical 757-char remark

    Show marketing remark (757 chars)

    This spectacular “double wide lot” is just minutes to the Gulf and Intracoastal Waterway, out through Amberjack Cove, and within the exclusive, gated community of Coral Cove. Located on a private cul-de-sac directly on the west branch of Coral Creek, you can enjoy fishing/canoeing/kayaking/paddle boarding from dockage already in place. The property offers direct golf cart, bicycle and walking access to the adjacent cozy and friendly Publix anchored shopping complex also offering home town banking, dining, and the best liquor and wine store in the area! You can even walk to the Post Office…. . Also close proximity to Boca Grande beaches and several golf courses and great local marinas. The lot also offers higher ground than most.

26. 2017-02-13
    price $129,000 757-char remark

    Show marketing remark (757 chars)

    This spectacular “double wide lot” is just minutes to the Gulf and Intracoastal Waterway, out through Amberjack Cove, and within the exclusive, gated community of Coral Cove. Located on a private cul-de-sac directly on the west branch of Coral Creek, you can enjoy fishing/canoeing/kayaking/paddle boarding from dockage already in place. The property offers direct golf cart, bicycle and walking access to the adjacent cozy and friendly Publix anchored shopping complex also offering home town banking, dining, and the best liquor and wine store in the area! You can even walk to the Post Office…. . Also close proximity to Boca Grande beaches and several golf courses and great local marinas. The lot also offers higher ground than most.

27. 2016-02-29
    listed $169,900 Active 757-char remark

    Show marketing remark (757 chars)

    This spectacular “double wide lot” is just minutes to the Gulf and Intracoastal Waterway, out through Amberjack Cove, and within the exclusive, gated community of Coral Cove. Located on a private cul-de-sac directly on the west branch of Coral Creek, you can enjoy fishing/canoeing/kayaking/paddle boarding from dockage already in place. The property offers direct golf cart, bicycle and walking access to the adjacent cozy and friendly Publix anchored shopping complex also offering home town banking, dining, and the best liquor and wine store in the area! You can even walk to the Post Office…. . Also close proximity to Boca Grande beaches and several golf courses and great local marinas. The lot also offers higher ground than most.

28. 2011-01-25
    listed $169,900
29. 2007-12-03
    listed $219,000
30. 2007-05-16
    listed $299,900
31. 2006-08-31
    listed $349,000
32. 2006-01-20
    listed $369,000

ⓘ 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: $14,164 · $1,180/mo
• Projected year-2 tax: $14,164 · $1,180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 · 27 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: $180,000
• − Mortgage interest: −$86,544
• − Property taxes: −$14,164
• − Insurance: −$12,844
• − Repairs & maintenance: −$14,400
• − Management: −$14,400
• − HOA: −$1,692
• − Depreciation: −$44,945
• Taxable loss: −$8,989
• Est. tax savings @ 24.0%: +$2,157
• After-tax cash flow: $18,432/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

+318.7% since first listed

17 events — show timeline

• 2026-05-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $1,545,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-26 Listed $1,625,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-27 Sold (Public Records) $108,000 Public Records
• 2018-11-26 Sold (MLS) $108,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-07 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2017-07-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-07-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-02-13 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-29 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2011-01-25 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2007-12-03 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2007-05-16 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2006-08-31 Listed $349,000 Stellar MLS as Distributed by MLS Grid
• 2006-01-20 Listed $369,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+16.9%/yr

Latest (2025): $14,164 · +2.4% YoY. Source: county tax records.