10510 Rainsville St · Rotonda, FL 33981

$299,900

4 bd · 3.5 ba · 2,207 sqft · Land · 343 Days on market

Built 2025 10,000 sqft lot $10/mo HOA

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very popular and growing area of newer homes. Sailboat water, no fixed bridges. Waiting to be built on.

Key facts

• Direct gulf access
• Swimming pool
• Planned marinas

Tags

• WATERFRONT CONTEMPORARY HOME
• DIRECT GULF ACCESS
• JACUZZI SPA
• SWIMMING POOL
• TAURUS CANAL
• PLANNED MARINAS

Property features AI

Finance

• Other: Lot cleared and paved; Lot about 0.23 acres; Asphalt/paved road access; Builder license: CGC1525166; Living area approx. 2,207 (builder), total building area approx. 3,210
• HOA & community: HOA available (optional) with annual fee of $125 (approximately $10.42/month); Association fee includes recreational facilities; Street lights in the community; Cats allowed

Exterior

• Parking: Attached garage with 3 spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available; Broadband/High-speed internet available; Irrigation equipment
• Home design: Single-family residence; One story; New construction (projected completion Feb 2026); East-facing
• Construction: Block and stucco construction; Metal roof; Stem wall foundation; Built by Diamond Gulf Construction (model: Paradise 3); Under construction
• Exterior features: Outdoor kitchen; Sliding doors; Private heated in-ground pool and spa (gunite) with lighting, screen enclosure and self-cleaning; Seawall (concrete); Canal frontage with water access (brackish and saltwater), sailboat water, no fixed bridges

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen; Outdoor kitchen (exterior feature)
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 3 full baths; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Coffered and tray ceilings; Crown molding; High and vaulted ceilings; Open floor plan with kitchen/family room combo; Living room/dining room combo; Eat-in kitchen; Solid surface counters; Split bedroom layout; Walk-in closets; Insulated windows
• Laundry & utility: Laundry room inside with electric dryer hookup

🏗️ 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 4-bed/3.5-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• 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.
• 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 22d 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 $9k 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 343 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $160k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $153k; list at $300k implies a 96% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 343 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.02% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 8.2

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-12,732
• Equity at exit: $44,716

10-year hold

• IRR: 8.1%
• Equity multiple: 1.67×
• Total profit: $56,637
• Equity at exit: $25,930

Cash invested: $83,972 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,044 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$180 /mo · $2,160/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$10
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $451

Break-even live

Break-even rent $2,474

Max offer price $299,900

Occupancy floor 80%

Sensitivity live

Price	-10% $621	-5% $536	+0% $451	+5% $366	+10% $281
Rent	-10% $210	-5% $331	+0% $451	+5% $571	+10% $691
Rate	-1.0pp $602	-0.5pp $527	base $451	+0.5pp $373	+1.0pp $294

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: $74,975
• Closing costs: $8,997
• 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	14d	1	0.36mi
14462 Fort Worth Cir Port Charlotte, FL	4.0	2.5	2768	$5,500	$1.99	21d	1	0.45mi
15261 Brainbridge Cir Port Charlotte, FL	4.0	2.5	1800	$2,400	$1.33	21d	1	0.61mi
10488 Van Wyck Ter Port Charlotte, FL	3.0	2.0	1726	$2,900	$1.68	21d	1	0.66mi
10047 Greetings St Port Charlotte, FL	4.0	2.0	2238	$3,200	$1.43	21d	1	0.77mi
10625 Ayear Rd Port Charlotte, FL	4.0	2.0	2556	$2,650	$1.04	21d	1	0.89mi
10428 Port Everglades St Unit 10430 Port Charlotte, FL	3.0	2.0	1429	$1,697	$1.19	21d	1	0.91mi
13305 Longville Ave Port Charlotte, FL	3.0	2.0	1900	$2,500	$1.32	21d	1	0.91mi
15624 Hennipen Cir Port Charlotte, FL	3.0	2.0	1922	$4,000	$2.08	21d	1	1.17mi
9458 Modesto Cir Port Charlotte, FL	3.0	2.0	2153	$2,750	$1.28	21d	1	1.28mi
15419 Appleton Blvd Port Charlotte, FL	3.0	2.0	1756	$4,500	$2.56	21d	1	1.33mi
9474 Melody Cir Port Charlotte, FL	4.0	4.5	3000	$10,500	$3.50	21d	1	1.36mi
10070 Flat River St Port Charlotte, FL	4.0	3.0	1904	$2,400	$1.26	21d	1	1.37mi
10125 Amicola St Unit 10127 Port Charlotte, FL	3.0	2.0	1429	$1,697	$1.19	21d	1	1.41mi
9379 Snapper Cir Port Charlotte, FL	4.0	2.0	2013	$2,690	$1.34	14d	1	1.48mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: water

Listing history 40 events

1. 2026-06-18
   days on market $299,900 Active 343 DOM
2. 2026-06-17
   days on market $299,900 Active 342 DOM
3. 2026-06-16
   days on market $299,900 Active 341 DOM
4. 2026-06-15
   days on market $299,900 Active 340 DOM
5. 2026-06-14
   days on market $299,900 Active 338 DOM
6. 2026-06-13
   days on market $299,900 Active 337 DOM
7. 2026-06-10
   days on market $299,900 Active 335 DOM
8. 2026-06-09
   days on market $299,900 Active 334 DOM
9. 2026-06-08
   days on market $299,900 Active 333 DOM
10. 2026-06-05
    days on market $299,900 Active 329 DOM
11. 2026-06-02
    days on market $299,900 Active 327 DOM
12. 2026-06-01
    days on market $299,900 Active 326 DOM
13. 2026-05-31
    days on market $299,900 Active 325 DOM
14. 2026-05-30
    days on market $299,900 Active 324 DOM
15. 2026-04-07
    price $299,900
16. 2025-12-15
    price $310,000
17. 2025-12-10
    price $349,000
18. 2025-11-16
    price $374,000
19. 2025-11-04
    price $375,000
20. 2025-10-20
    price $395,000
21. 2025-10-09
    price $410,000
22. 2025-07-10
    listed $460,000 Active
23. 2022-02-22
    soldstatus $153,000
24. 2021-09-17
    status Pending
25. 2021-09-17
    historical
26. 2021-08-04
    soldstatus $84,000
27. 2020-12-06
    price $550,000
28. 2020-12-06
    status Active
29. 2020-11-13
    historical
30. 2020-10-14
    price $530,000
31. 2020-05-20
    price $500,000
32. 2020-04-27
    price $450,000
33. 2020-01-20
    price $547,500
34. 2019-08-15
    listed $542,500 Active
35. 2018-10-30
    soldstatus $54,000
36. 2018-10-28
    soldstatus $54,000 Sold 103-char remark

    Show marketing remark (103 chars)

    Very popular and growing area of newer homes. Sailboat water, no fixed bridges. Waiting to be built on.

37. 2018-09-11
    status Pending 103-char remark

    Show marketing remark (103 chars)

    Very popular and growing area of newer homes. Sailboat water, no fixed bridges. Waiting to be built on.

38. 2018-02-04
    listed $59,500 Active 103-char remark

    Show marketing remark (103 chars)

    Very popular and growing area of newer homes. Sailboat water, no fixed bridges. Waiting to be built on.

39. 2005-11-18
    soldstatus $309,000
40. 2005-06-06
    soldstatus $123,000

ⓘ 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: $2,160 · $180/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$329/yr (+$27/mo · 15.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $36,532
• − Mortgage interest: −$16,799
• − Property taxes: −$2,160
• − Insurance: −$2,297
• − Repairs & maintenance: −$2,923
• − Management: −$2,923
• − HOA: −$120
• − Depreciation: −$8,724
• Taxable income: $586
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $5,270/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

+143.8% since first listed

26 events — show timeline

• 2026-04-07 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $349,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-16 Price Changed $374,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $375,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $395,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Price Changed $410,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Listed $460,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-22 Sold (Public Records) $153,000 Public Records
• 2021-09-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-08-04 Sold (Public Records) $84,000 Public Records
• 2020-12-06 Price Changed $550,000 Stellar MLS as Distributed by MLS Grid
• 2020-12-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-11-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-10-14 Price Changed $530,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-20 Price Changed $500,000 Stellar MLS as Distributed by MLS Grid
• 2020-04-27 Price Changed $450,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-20 Price Changed $547,500 Stellar MLS as Distributed by MLS Grid
• 2019-08-15 Listed $542,500 Stellar MLS as Distributed by MLS Grid
• 2018-10-30 Sold (Public Records) $54,000 Public Records
• 2018-10-28 Sold (MLS) $54,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-02-04 Listed $59,500 Stellar MLS as Distributed by MLS Grid
• 2005-11-18 Sold (Public Records) $309,000 Public Records
• 2005-06-06 Sold (Public Records) $123,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,160 · +21.4% YoY. Source: county tax records.