10300 Coral Landings Ct #90 · Rotonda, FL 33946

$449,000

3 bd · 3.0 ba · 2,245 sqft · SingleFamily public records · 76 Days on market

Built 2008 1,658 sqft lot Est $828k · 46% under $520/mo HOA · 9% of rent ↓ 32% since listing

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +8.0/10.0
• 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

Welcome to an exceptional coastal residence in Placida, ideally positioned just moments from the world-renowned shores of Boca Grande. This sophisticated townhouse offers an effortless blend of elegance, comfort, and coastal charm—perfect as a refined primary residence, exclusive retreat, or investment opportunity. Being offered turn-key, this home is impeccably appointed and ready for immediate enjoyment—allowing you to step right into the coveted Southwest Florida lifestyle with ease. From the moment you enter, you’re greeted by a light-filled, open-concept design that exudes understated luxury. Expansive windows—now fully upgraded to impact-resistant glass—b

Key facts

• Private patio
• New roof
• $520 HOA

Tags

• IMPACT-RESISTANT GLASS
• PRIVATE IN-HOME ELEVATOR
• PRIVATE PATIO
• NATURE PRESERVE VIEWS
• NEW ROOF
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Other: Turnkey furnished; Third-party listing
• Financial info: Total monthly fees (HOA) $520; Total annual fees $6,240; Lease restrictions apply
• HOA & community: HOA managed by Star Hospitality Management; Monthly HOA fee $520 (includes pool, escrow reserves, structure maintenance, grounds maintenance, management, private road, recreational facilities); Association approval required; Pets allowed; Community amenities: clubhouse, fitness center, pool, tennis courts, sidewalks, community mailbox, deed restrictions, wheelchair access, golf carts allowed, irrigation (reclaimed water)

Exterior

• Parking: Attached garage; 3-car garage; Oversized, tandem garage (26 x 45)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Residential townhouse; Three or more stories; Faces southeast; Entry level details not provided
• Construction: Block and frame construction; Metal roof; Slab foundation; Built as part of a building with 19 units
• Exterior features: Lighting; Rain gutters; Paved road access; Water access via creek; Fishing pier

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Humidity control
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Elevator; Living room / dining room combo; Storage rooms
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $449k).
• Recommended offer: $422k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 915 active listings in the ZIP; 11 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).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $3k 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 76 days — a 6% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $422,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.30% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $828,405
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
440 Spaniards Rd	0.32mi	3/3.0	2,251 (+0%)	22mo	$566,500	$252	66
510 Green Dolphin Dr S	0.31mi	3/2.0	2,134 (-5%)	14mo	$900,000	$422	62
4663 Arlington Dr	0.60mi	3/2.0	2,174 (-3%)	12mo	$750,000	$345	52
4652 Arlington Dr	0.69mi	3/3.0	2,355 (+5%)	19mo	$870,000	$369	44
4 Coral Creek Cir	0.67mi	3/3.0	2,410 (+7%)	18mo	$1,024,000	$425	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.89×
• Total profit: $-13,831
• Equity at exit: $89,218

10-year hold

• IRR: 5.3%
• Equity multiple: 1.46×
• Total profit: $57,461
• Equity at exit: $78,174

Cash invested: $125,720 (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: 6.4×

Monthly cashflow live

• Estimated rent: $5,840 high
• Mortgage (P&I): −$2,355
• Tax from tax record: −$539 /mo · $6,466/yr
• Insurance: −$187
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$520
• Vacancy / Maint / Mgmt: −$1,226
• Net cashflow: $586

Break-even live

Break-even rent $5,098

Max offer price $449,000

Occupancy floor 85%

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10345 Longshore Rd #29 Placida, FL	3.0	3.0	2416	$6,900	$2.86	20d	1	0.09mi
10425 Pilothouse Cir #131 Placida, FL	3.0	3.0	2390	$5,000	$2.09	20d	1	0.15mi
11000 Placida Rd #2201 Placida, FL	2.0	2.5	1973	$8,750	$4.43	20d	1	0.23mi
550 Gaspar Dr Placida, FL	3.0	3.0	1803	$5,500	$3.05	20d	1	0.29mi
13045 Via Aurelia Placida, FL	3.0	2.0	1961	$8,200	$4.18	20d	1	0.42mi
11 Amberjack Ln Placida, FL	3.0	2.0	1786	$2,700	$1.51	13d	1	0.49mi
11 Amberjack Ter Placida, FL	3.0	2.0	2209	$7,985	$3.61	20d	1	0.84mi
10045 Links Ln #203 Rotonda West, FL	2.0	2.0	1543	$1,450	$0.94	13d	1	1.20mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	20d	1	1.32mi
13113 Gasparilla Rd #405 Placida, FL	3.0	2.0	1855	$3,150	$1.70	20d	1	1.33mi
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	20d	1	1.36mi

HOA detail

• Monthly dues: $520 · $6,240/yr

Listing history 20 events

1. 2026-06-18
   days on market $449,000 Active 76 DOM
2. 2026-06-17
   days on market $449,000 Active 75 DOM
3. 2026-06-16
   days on market $449,000 Active 74 DOM
4. 2026-06-15
   days on market $449,000 Active 73 DOM
5. 2026-06-14
   days on market $449,000 Active 71 DOM
6. 2026-06-13
   days on market $449,000 Active 70 DOM
7. 2026-06-10
   days on market $449,000 Active 68 DOM
8. 2026-06-09
   days on market $449,000 Active 67 DOM
9. 2026-06-08
   days on market $449,000 Active 66 DOM
10. 2026-06-07
    days on market $449,000 Active 65 DOM
11. 2026-06-05
    days on market $449,000 Active 62 DOM
12. 2026-06-03
    days on market $449,000 Active 61 DOM
13. 2026-06-02
    days on market $449,000 Active 60 DOM
14. 2026-06-01
    days on market $449,000 Active 59 DOM
15. 2026-05-31
    days on market $449,000 Active 58 DOM
16. 2026-05-30
    days on market $449,000 Active 57 DOM
17. 2026-04-03
    listed $449,000 Active
18. 2011-03-09
    soldstatus $2,600,000
19. 2008-05-02
    historical
20. 2006-07-26
    listed $663,000

ⓘ 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: $6,466 · $539/mo
• Projected year-2 tax: $6,466 · $539/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 21 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: $70,075
• − Mortgage interest: −$25,151
• − Property taxes: −$6,466
• − Insurance: −$7,364
• − Repairs & maintenance: −$5,606
• − Management: −$5,606
• − HOA: −$6,240
• − Depreciation: −$13,062
• Taxable income: $581
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $6,895/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

-32.3% since first listed

4 events — show timeline

• 2026-04-03 Listed $449,000 Stellar MLS as Distributed by MLS Grid
• 2011-03-09 Sold (Public Records) $2,600,000 Public Records
• 2008-05-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-07-26 Listed $663,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $6,466 · -9.7% YoY. Source: county tax records.