6800 Placida Rd Unit TH13 · Rotonda, FL 34224

$179,000

3 bd · 2.0 ba · 1,516 sqft · Condo public records · 25 Days on market

Built 1990 $873/mo HOA · 31% 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 +21.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to own a fully updated, move-in-ready townhouse with an attached garage in the highly desirable Fiddler’s Green community! This spacious 3-bedroom, 2-bath townhome offers the perfect blend of comfort, style, and convenience for full-time living, a seasonal retreat, or an incredible vacation property for the whole family. Beautifully upgraded throughout, this home features brand-new stainless steel appliances, fresh luxury vinyl flooring, a new hot water heater, and a complete PEX plumbing upgrade for added peace of mind. The metal roof is only 2 years old, offering durability and long-term value. The spacious layout includes a private primary suite occupying the top f

Key facts

• Metal roof
• Attached garage
• New hot water heater

Tags

• ATTACHED GARAGE
• FRESH LUXURY VINYL FLOORING
• NEW HOT WATER HEATER
• COMPLETE PEX PLUMBING UPGRADE
• METAL ROOF
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• Other: Partially furnished; Unit on floor 1; Condo land included; Direction faces north
• Financial info: Total annual association fees reported; Lease restrictions apply
• HOA & community: HOA required; monthly HOA $873 (quarterly association fees listed); Association covers cable TV, pool, insurance, grounds and structure maintenance, management, recreational facilities, escrow reserves; Community features include clubhouse, community mailbox, pool, tennis courts, deed restrictions; buyer approval required; Pets allowed (size limit)

Exterior

• Parking: Attached, oversized garage with opener (1 garage space; approx. 24x14)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Condominium (residential); Townhouse building identifier TH3; Three or more stories
• Construction: Block, concrete and stucco construction; Metal roof; Slab foundation; Built as part of a multi-building condominium
• Exterior features: Balcony; Sliding doors; Paved road access

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Freezer
• Bedrooms: 3 bedrooms
• 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; Split bedroom floorplan; Walk-in closets; Storage rooms
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (16.4% below list).
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $150k (16.4% below list) — sets the bar for cash-flow.
• Cap rate 8.0% 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 soft (-0.1%/yr); 734 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,812/mo this rent would consume 59% of the median local household income ($57k/yr) (locally 329% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 25 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $179k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 31% 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 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,615 (16.4% 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. 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. 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?
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 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: 1.57% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.7%
• Equity multiple: 0.06×
• Total profit: $-47,090
• Equity at exit: $26,689

10-year hold

• IRR: -82.2%
• Equity multiple: -0.66×
• Total profit: $-83,445
• Equity at exit: $15,477

Cash invested: $50,120 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,812 high
• Mortgage (P&I): −$939
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$873
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-166

Break-even live

Break-even rent $3,022

Max offer price $149,615

Occupancy floor —

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 29 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	20d	1	0.04mi
8541 Amberjack Cir #203 Englewood, FL	3.0	2.0	2003	$5,910	$2.95	20d	1	0.27mi
8272 Harborside Cir Englewood, FL	3.0	3.0	1590	$5,200	$3.27	20d	1	0.54mi
8234 Harborside Cir Englewood, FL	3.0	3.0	1735	$4,200	$2.42	20d	1	0.55mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	13d	1	0.69mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	20d	1	0.69mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	13d	1	0.69mi
8936 Scallop Way Placida, FL	3.0	2.0	2158	$5,200	$2.41	20d	1	0.71mi
130 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2060	$2,000	$0.97	20d	1	0.76mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,232	$1.20	13d	1	0.82mi
8400 Placida Rd Unit G202 Rental Placida, FL	2.0	2.5	1688	$2,500	$1.48	20d	1	0.85mi
10446 Coquina Ct Placida, FL	3.0	2.0	1820	$4,500	$2.47	20d	1	0.90mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	20d	1	0.97mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	20d	1	1.02mi
188 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2086	$2,000	$0.96	20d	1	1.03mi
210 Bocilla Dr Boca Grande, FL	3.0	1.5	1296	$9,858	$7.61	20d	1	1.08mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	13d	1	1.13mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	20d	1	1.15mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	20d	1	1.16mi
45 Oakland Hills Ct Rotonda West, FL	4.0	2.0	1536	$2,700	$1.76	20d	1	1.17mi
3923 Cape Haze Dr #302 Rotonda West, FL	3.0	3.0	2044	$3,100	$1.52	20d	1	1.26mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	20d	1	1.32mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	13d	1	1.33mi
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	20d	1	1.33mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	20d	1	1.37mi
9203 Griggs Rd #204 Englewood, FL	3.0	2.5	2028	$3,500	$1.73	20d	1	1.39mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	20d	1	1.40mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	20d	1	1.41mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	20d	1	1.42mi

HOA detail condo

• Monthly dues: $873 · $10,476/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $179,000 Active 25 DOM
2. 2026-06-17
   days on market $179,000 Active 24 DOM
3. 2026-06-16
   price $179,000 Active 23 DOM
4. 2026-06-16
   days on market $189,000 Active 23 DOM
5. 2026-06-15
   days on market $189,000 Active 22 DOM
6. 2026-06-14
   days on market $189,000 Active 20 DOM
7. 2026-06-13
   days on market $189,000 Active 19 DOM
8. 2026-06-10
   days on market $189,000 Active 17 DOM
9. 2026-06-09
   days on market $189,000 Active 16 DOM
10. 2026-06-08
    days on market $189,000 Active 15 DOM
11. 2026-06-07
    days on market $189,000 Active 14 DOM
12. 2026-06-05
    days on market $189,000 Active 11 DOM
13. 2026-06-03
    days on market $189,000 Active 10 DOM
14. 2026-06-02
    days on market $189,000 Active 9 DOM
15. 2026-06-01
    days on market $189,000 Active 8 DOM
16. 2026-05-31
    days on market $189,000 Active 7 DOM
17. 2026-05-30
    days on market $189,000 Active 6 DOM
18. 2026-05-24
    listed $189,000 Active
19. 2026-04-01
    soldstatus $75,000
20. 2017-06-01
    soldstatus $159,900
21. 2013-04-16
    soldstatus $115,000
22. 2012-04-09
    historical
23. 2010-04-05
    listed $145,000
24. 2004-03-31
    soldstatus $165,000
25. 2003-01-10
    soldstatus $120,000
26. 1994-06-07
    soldstatus $90,000
27. 1993-09-15
    soldstatus $75,000

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$590/yr (+$49/mo · 65.9%)

ⓘ 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 6 d/yr ≥107°F today · 24 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: $33,738
• − Mortgage interest: −$10,027
• − Property taxes: −$896
• − Insurance: −$6,014
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − HOA: −$10,476
• − Depreciation: −$5,207
• Taxable loss: −$4,279
• Est. tax savings @ 24.0%: +$1,027
• After-tax cash flow: $-969/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

• Census place: Rotonda, FL
• County: Charlotte County · 196,994 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: 329.0

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 (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%

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

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

+152.0% since first listed

10 events — show timeline

• 2026-05-24 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Sold (Public Records) $75,000 Public Records
• 2017-06-01 Sold (Public Records) $159,900 Public Records
• 2013-04-16 Sold (Public Records) $115,000 Public Records
• 2012-04-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-04-05 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2004-03-31 Sold (Public Records) $165,000 Public Records
• 2003-01-10 Sold (Public Records) $120,000 Public Records
• 1994-06-07 Sold (Public Records) $90,000 Public Records
• 1993-09-15 Sold (Public Records) $75,000 Public Records

Property tax history

-6.0%/yr

Latest (2025): $896 · -3.2% YoY. Source: county tax records.