9580 Almirate Ct · Rotonda, FL 33946

$599,000

3 bd · 2.0 ba · 1,574 sqft · SingleFamily public records · 417 Days on market

Built 1986 7,700 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

PRICE REDUCTION on this beautifully updated 3-bedroom, 2-bath home located in a private and tranquil area on Little Gasparilla Island. Nestled among lush tropical foliage, this home offers the perfect opportunity to embrace island living at its finest. The property is move-in ready, inviting you to start enjoying the peaceful pace of "island time. " Little Gasparilla Island is a bridgeless barrier island situated off the coast of the Cape Haze Peninsula. Accessible only by private boat or water taxi, the island offers a quiet, relaxing escape from the bustle of everyday life. It is ideal for anyone seeking solitude and natural beauty. This home has been thoughtfully updated both i

Key facts

• Large windows
• Deeded beach access
• Balcony views

Tags

• UPDATED KITCHEN CABINETS
• DEEDED BEACH ACCESS
• BOAT DOCKING ACCESS
• OUTDOOR LIVING SPACE
• LARGE WINDOWS
• BALCONY VIEWS

Property features AI

Finance

• Other: Property is on a bridgeless barrier island accessible by private boat or water taxi only; Furnished; Water view (partial bay/harbor and gulf/ocean) with water access to bay/harbor, gulf/ocean, gulf/ocean to bay, and intracoastal waterway
• Financial info: No lease restrictions; Tax information not included per instructions
• HOA & community: Has an association (Mary Lee Kennefick) with annual fee requirement; monthly amount shown as $0.00; Pets allowed: cats and dogs

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single family residence; Two stories; Stilt / on piling foundation; Faces east; Residential property
• Construction: Frame construction with wood siding; Metal roof; Built on pilings / stilt foundation; Approx. 0.18 acre lot (70 x 110)
• Exterior features: French doors; Outdoor lighting; Storage

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floorplan; Kitchen/family room combo; Solid wood cabinets; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer included; Inside laundry in a laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $599k).
• Recommended offer: $527k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 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: 915 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $4k of loan paydown is wiped out by about $11k 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.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $168k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 417 days — a 12% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $51k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $350k; list at $599k implies a 71% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $527,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 417 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. 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. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.13%
• DSCR: 1.90
• GRM: 6.2

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: 11.6%
• Equity multiple: 1.49×
• Total profit: $82,850
• Equity at exit: $119,023

10-year hold

• IRR: 18.9%
• Equity multiple: 2.75×
• Total profit: $292,875
• Equity at exit: $104,291

Cash invested: $167,720 (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: 6.2×

Monthly cashflow live

• Estimated rent: $8,006 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$250
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,681
• Net cashflow: $2,386

Break-even live

Break-even rent $4,986

Max offer price $599,000

Occupancy floor 65%

Sensitivity live

Price	-10% $2,725	-5% $2,556	+0% $2,386	+5% $2,217	+10% $2,047
Rent	-10% $1,754	-5% $2,070	+0% $2,386	+5% $2,703	+10% $3,019
Rate	-1.0pp $2,688	-0.5pp $2,539	base $2,386	+0.5pp $2,231	+1.0pp $2,073

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9736 Little Gasparilla Unit B Placida, FL	4.0	4.0	1911	$9,000	$4.71	22d	1	0.07mi
9498 Alborado Rd Placida, FL	3.0	3.0	1780	$8,500	$4.78	22d	1	0.11mi
6021 Boca Grande Cswy Unit G80 Boca Grande, FL	2.0	2.0	1248	$3,500	$2.80	22d	1	0.96mi
6001 Boca Grande Cswy Unit E58 Boca Grande, FL	2.0	2.0	1248	$3,150	$2.52	22d	1	1.03mi
6010 Boca Grande Cswy Unit C26 Boca Grande, FL	2.0	2.0	1248	$3,200	$2.56	22d	1	1.05mi
550 Gaspar Dr Placida, FL	3.0	3.0	1803	$5,500	$3.05	22d	1	1.38mi
11000 Placida Rd #2201 Placida, FL	2.0	2.5	1973	$8,750	$4.43	22d	1	1.40mi
13045 Via Aurelia Placida, FL	3.0	2.0	1961	$8,200	$4.18	22d	1	1.41mi

Listing history 23 events

1. 2026-06-18
   days on market $599,000 Active 417 DOM
2. 2026-06-17
   days on market $599,000 Active 416 DOM
3. 2026-06-16
   days on market $599,000 Active 415 DOM
4. 2026-06-15
   days on market $599,000 Active 414 DOM
5. 2026-06-14
   days on market $599,000 Active 412 DOM
6. 2026-06-13
   days on market $599,000 Active 411 DOM
7. 2026-06-10
   days on market $599,000 Active 409 DOM
8. 2026-06-09
   days on market $599,000 Active 408 DOM
9. 2026-06-08
   days on market $599,000 Active 407 DOM
10. 2026-06-05
    days on market $599,000 Active 403 DOM
11. 2026-06-02
    days on market $599,000 Active 401 DOM
12. 2026-06-01
    days on market $599,000 Active 400 DOM
13. 2026-05-31
    days on market $599,000 Active 399 DOM
14. 2026-05-30
    days on market $599,000 Active 398 DOM
15. 2026-04-26
    status Active
16. 2026-04-21
    historical
17. 2026-02-15
    price $599,000
18. 2025-12-09
    price $625,000
19. 2025-10-22
    status Active
20. 2025-10-21
    historical
21. 2025-04-21
    listed $650,000 Active
22. 2024-04-08
    soldstatus $350,000
23. 2001-05-10
    soldstatus $262,500

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $4,972 · $414/mo
• Expected delta: +$3,515/yr (+$293/mo · 241.2%)

ⓘ 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 · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $96,078
• − Mortgage interest: −$33,553
• − Property taxes: −$1,457
• − Insurance: −$8,114
• − Repairs & maintenance: −$7,686
• − Management: −$7,686
• − Depreciation: −$17,425
• Taxable income: $20,156
• Est. tax owed @ 24.0%: −$4,837
• After-tax cash flow: $23,799/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

• 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

+128.2% since first listed

9 events — show timeline

• 2026-04-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-15 Price Changed $599,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-09 Price Changed $625,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-21 Listed $650,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-08 Sold (Public Records) $350,000 Public Records
• 2001-05-10 Sold (Public Records) $262,500 Public Records

Property tax history

-5.3%/yr

Latest (2025): $1,457 · -13.9% YoY. Source: county tax records.