8409 Roosevelt St · Grove City, FL 34224

$170,000

3 bd · 2.0 ba · 1,407 sqft · SingleFamily public records · 187 Days on market

Built 1951 0.39 ac lot

---

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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ENGLEWOOD BEST BUY! This 4-bedroom, 2 bath home sits on an oversized lot and is minutes away from boat ramps, restaurants and beaches. COUNTY RECORDS CALLS THIS A 4 BEDROOM PLEASE NOTE THAT 3 OF THE 4 BEDROOMS DO NOT HAVE CLOSETS. When you walk through the screened entry way through the double front doors you enter the living room which is open to the Kitchen and Dining Room. The living room features vaulted ceilings, and the Kitchen has charming vintage Knotty Pine Cabinets. There are attractive porcelain plank and ceramic tiles throughout the house with carpet in the largest bedroom. The large back yard is completely fenced in and has a firepit to enjoy in the Winter months. There are two sheds in the backyard one 7x10 and the other 12x12. Come take a look today … you will not be disappointed.

Key facts

• Firepit
• Double front doors
• Large back yard

Tags

• OVERSIZED LOT
• SCREENED ENTRY WAY
• DOUBLE FRONT DOORS
• VINTAGE KNOTTY PINE CABINETS
• LARGE BACK YARD
• FIREPIT

Property features AI

Finance

• Other: Homestead exempt
• HOA & community: No association

Exterior

• Parking: Asphalt road access
• Utilities: Public water; Public sewer; Public utilities with water connected
• Home design: Single family residence; One story; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 1 level
• Exterior features: Other exterior features

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Kitchen/family room combo; Open floor plan; Vaulted ceilings; Window treatments
• Laundry & utility: Washer; Dryer; Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.8% in Grove City — 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 63/100 on livability (#713 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, 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.
• Zoned schools: Vineland Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 579 students, 45% 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 37% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,167/mo this rent would consume 45% 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 187 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-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: 1.27% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.24%
• DSCR: 1.59
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $384,111
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Lady Ln	0.40mi	3/2.0	1,502 (+7%)	7mo	$410,000	$273	64
340 Sweetwater Dr	0.63mi	3/2.0	1,607 (+14%)	10mo	$275,000	$171	39

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,590
• Equity at exit: $25,348

10-year hold

• IRR: 3.2%
• Equity multiple: 1.20×
• Total profit: $9,424
• Equity at exit: $14,698

Cash invested: $47,600 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$891
• Tax from tax record: −$224 /mo · $2,690/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $459

Break-even live

Break-even rent $1,586

Max offer price $170,000

Occupancy floor 74%

Sensitivity live

Price	-10% $555	-5% $507	+0% $459	+5% $411	+10% $363
Rent	-10% $288	-5% $373	+0% $459	+5% $544	+10% $630
Rate	-1.0pp $545	-0.5pp $502	base $459	+0.5pp $415	+1.0pp $370

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4341 Placida Rd #6 Englewood, FL	2.0	2.0	1071	$1,450	$1.35	21d	1	0.56mi
4341 Placida Rd #5 Englewood, FL	2.0	2.0	1071	$1,350	$1.26	21d	1	0.56mi
8146 Saint Kitts Cir Englewood, FL	3.0	2.0	1635	$2,400	$1.47	21d	1	0.63mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	14d	1	0.73mi
278 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	1138	$1,625	$1.43	21d	1	0.80mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	21d	1	0.82mi
260 Rotonda Blvd W Unit 2 Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	21d	1	0.88mi
8644 Saint Kitts Cir Englewood, FL	3.0	3.0	1849	$2,095	$1.13	21d	1	0.89mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,232	$1.20	14d	1	0.89mi
8787 Saint Kitts Cir Englewood, FL	3.0	2.0	1422	$2,300	$1.62	14d	1	0.90mi
284 Rotonda Blvd W Rotonda West, FL	2.0	2.0	897	$1,475	$1.64	21d	1	0.92mi
8716 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,500	$1.76	21d	1	0.92mi
8722 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,100	$1.48	21d	1	0.92mi
309 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	960	$1,450	$1.51	21d	1	0.93mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	21d	1	0.94mi
8613 Seasalt Loop Englewood, FL	3.0	2.0	1422	$3,650	$2.57	21d	1	0.97mi
3280 Holly Ave Englewood, FL	3.0	2.0	900	$3,300	$3.67	21d	1	1.11mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	21d	1	1.12mi
1950 Nebraska Ave Englewood, FL	2.0	2.0	1325	$3,536	$2.67	21d	1	1.13mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	21d	1	1.29mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	21d	1	1.30mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	21d	1	1.31mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	21d	1	1.33mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	21d	1	1.33mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	14d	1	1.33mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	21d	1	1.34mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	21d	1	1.36mi
6800 Placida Rd #283 Englewood, FL	2.0	2.0	1092	$1,500	$1.37	21d	1	1.43mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	14d	1	1.46mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	21d	1	1.46mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	21d	1	1.47mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	14d	1	1.48mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	21d	1	1.48mi
502 Sunset Rd N Rotonda West, FL	3.0	2.0	1636	$2,100	$1.28	21d	1	1.49mi

Listing history 17 events

1. 2026-05-07
   status Pending
2. 2026-04-07
   status Active
3. 2026-04-03
   status Pending
4. 2026-01-23
   price $170,000
5. 2026-01-07
   price $185,000
6. 2025-10-29
   price $195,000
7. 2025-10-28
   listed $185,000 Active
8. 2025-09-23
   historical
9. 2025-09-08
   price $199,000
10. 2025-08-21
    listed $210,000 Active
11. 2021-07-19
    soldstatus $195,000
12. 2021-07-16
    soldstatus $195,000 Closed 815-char remark

    Show marketing remark (815 chars)

    ENGLEWOOD BEST BUY! This 4-bedroom, 2 bath home sits on an oversized lot and is minutes away from boat ramps, restaurants and beaches. COUNTY RECORDS CALLS THIS A 4 BEDROOM PLEASE NOTE THAT 3 OF THE 4 BEDROOMS DO NOT HAVE CLOSETS. When you walk through the screened entry way through the double front doors you enter the living room which is open to the Kitchen and Dining Room. The living room features vaulted ceilings, and the Kitchen has charming vintage Knotty Pine Cabinets. There are attractive porcelain plank and ceramic tiles throughout the house with carpet in the largest bedroom. The large back yard is completely fenced in and has a firepit to enjoy in the Winter months. There are two sheds in the backyard one 7x10 and the other 12x12. Come take a look today … you will not be disappointed.

13. 2021-04-25
    status Pending 815-char remark

    Show marketing remark (815 chars)

    ENGLEWOOD BEST BUY! This 4-bedroom, 2 bath home sits on an oversized lot and is minutes away from boat ramps, restaurants and beaches. COUNTY RECORDS CALLS THIS A 4 BEDROOM PLEASE NOTE THAT 3 OF THE 4 BEDROOMS DO NOT HAVE CLOSETS. When you walk through the screened entry way through the double front doors you enter the living room which is open to the Kitchen and Dining Room. The living room features vaulted ceilings, and the Kitchen has charming vintage Knotty Pine Cabinets. There are attractive porcelain plank and ceramic tiles throughout the house with carpet in the largest bedroom. The large back yard is completely fenced in and has a firepit to enjoy in the Winter months. There are two sheds in the backyard one 7x10 and the other 12x12. Come take a look today … you will not be disappointed.

14. 2021-04-17
    listed $199,000 Active 815-char remark

    Show marketing remark (815 chars)

    ENGLEWOOD BEST BUY! This 4-bedroom, 2 bath home sits on an oversized lot and is minutes away from boat ramps, restaurants and beaches. COUNTY RECORDS CALLS THIS A 4 BEDROOM PLEASE NOTE THAT 3 OF THE 4 BEDROOMS DO NOT HAVE CLOSETS. When you walk through the screened entry way through the double front doors you enter the living room which is open to the Kitchen and Dining Room. The living room features vaulted ceilings, and the Kitchen has charming vintage Knotty Pine Cabinets. There are attractive porcelain plank and ceramic tiles throughout the house with carpet in the largest bedroom. The large back yard is completely fenced in and has a firepit to enjoy in the Winter months. There are two sheds in the backyard one 7x10 and the other 12x12. Come take a look today … you will not be disappointed.

15. 2009-09-03
    soldstatus $48,000
16. 2009-06-15
    listed $55,000
17. 1992-07-01
    soldstatus $45,000

ⓘ 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: $2,690 · $224/mo
• Projected year-2 tax: $2,690 · $224/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 7/10 Severe FEMA zone X (shaded) · 95% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $26,003
• − Mortgage interest: −$9,523
• − Property taxes: −$2,690
• − Insurance: −$1,648
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$4,945
• Taxable income: $3,037
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $4,778/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 — Grove City

• Score: 63/100
• State rank: #713
• US rank: #15171

Category grades

Amenities F Commute F Cost of living A+ 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
• 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

+277.8% since first listed

17 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-29 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-28 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-21 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-19 Sold (Public Records) $195,000 Public Records
• 2021-07-16 Sold (MLS) $195,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-17 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2009-09-03 Sold (MLS) $48,000 Stellar MLS as Distributed by MLS Grid
• 2009-06-15 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 1992-07-01 Sold (Public Records) $45,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $2,690 · -10.2% YoY. Source: county tax records.