9594 Doubloon Trl · Rotonda, FL 33946

$685,000

3 bd · 2.0 ba · 2,678 sqft · SingleFamily public records · 400 Days on market

Built 1995 7,700 sqft lot $54/mo HOA · 1% of rent ↓ 14% 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +7.5/10.0
• 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

Unique Two-In-One home design. The first level features 2 bedrooms and 1 bath, while the second level provides an additional 2 bedrooms and 2 baths, making it ideal for families or guests seeking both comfort and privacy. This exceptional property is located on Little Gasparilla Island, a bridgeless barrier island off the coast of the Cape Haze Peninsula and is accessible only by private boat or water taxi. The island is just a short 10-minute ride across the bay, offering a tranquil escape from the hustle and bustle of the mainland. Here, you can truly unwind and let your stress melt away. Located at the end of a peaceful cul-de-sac in Gaspar’s Hideaway. Residents enjoy the convenien

Key facts

• Large deck
• Two homes in one
• Outside kitchen

Tags

• TWO HOMES IN ONE
• QUIET CUL-DE-SAC
• DOCKING FOR YOUR BOAT
• BEACH ACCESS
• LARGE DECK
• OUTSIDE KITCHEN

Property features AI

Finance

• Other: Property is on a bridgeless barrier island accessible by private boat or water taxi only; Water access to bay/harbor, gulf/ocean, gulf/ocean to bay, and intracoastal waterway; Pets allowed (cats and dogs); Furnished
• HOA & community: Has HOA (annual fee $650 / $54.17 monthly equivalent); Association approval not required; Association contact: Deb Lyons-Wright

Exterior

• Parking: Attached garage; Garage with door opener; Golf cart garage and golf cart parking (1 garage space)
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single family residence; Two stories; Stilt / on piling foundation; Faces east
• Construction: Vinyl siding and frame construction; Metal roof; Built on stilt/piling foundation
• Exterior features: Outdoor grill; Outdoor kitchen; Outdoor shower; Exterior lighting

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Wood-burning fireplace in living room
• Laundry & utility: Washer; Dryer; Laundry located in kitchen and separate laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $685k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $685k).
• Recommended offer: $603k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 6 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 $5k of loan paydown is wiped out by about $13k 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 $192k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 400 days — a 12% lower offer ($603k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 21y ago; this cycle's ask has dropped $114k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $525k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $602,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 400 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. 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: 1.25% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 6.6

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: 1.9%
• Equity multiple: 1.08×
• Total profit: $15,324
• Equity at exit: $136,112

10-year hold

• IRR: 9.8%
• Equity multiple: 1.86×
• Total profit: $164,858
• Equity at exit: $119,264

Cash invested: $191,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $8,594 high
• Mortgage (P&I): −$3,592
• Tax from tax record: −$957 /mo · $11,485/yr
• Insurance: −$285
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$54
• Vacancy / Maint / Mgmt: −$1,805
• Net cashflow: $1,474

Break-even live

Break-even rent $6,728

Max offer price $685,000

Occupancy floor 78%

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: $171,250
• Closing costs: $20,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	20d	1	0.14mi
9498 Alborado Rd Placida, FL	3.0	3.0	1780	$8,500	$4.78	20d	1	0.16mi
550 Gaspar Dr Placida, FL	3.0	3.0	1803	$5,500	$3.05	20d	1	1.32mi
11000 Placida Rd #2201 Placida, FL	2.0	2.5	1973	$8,750	$4.43	20d	1	1.34mi
13045 Via Aurelia Placida, FL	3.0	2.0	1961	$8,200	$4.18	20d	1	1.34mi
10425 Pilothouse Cir #131 Placida, FL	3.0	3.0	2390	$5,000	$2.09	20d	1	1.41mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: watergas

Listing history 49 events

1. 2026-06-18
   days on market $685,000 Active 400 DOM
2. 2026-06-17
   days on market $685,000 Active 399 DOM
3. 2026-06-16
   days on market $685,000 Active 398 DOM
4. 2026-06-15
   days on market $685,000 Active 397 DOM
5. 2026-06-14
   days on market $685,000 Active 395 DOM
6. 2026-06-13
   days on market $685,000 Active 394 DOM
7. 2026-06-10
   days on market $685,000 Active 392 DOM
8. 2026-06-09
   days on market $685,000 Active 391 DOM
9. 2026-06-08
   days on market $685,000 Active 390 DOM
10. 2026-06-05
    days on market $685,000 Active 386 DOM
11. 2026-06-02
    days on market $685,000 Active 384 DOM
12. 2026-06-01
    days on market $685,000 Active 383 DOM
13. 2026-05-31
    days on market $685,000 Active 382 DOM
14. 2026-05-30
    days on market $685,000 Active 381 DOM
15. 2026-05-09
    status Active
16. 2026-05-07
    historical
17. 2026-02-07
    price $685,000
18. 2025-08-08
    price $725,000
19. 2025-05-12
    listed $799,000 Active
20. 2022-10-11
    historical
21. 2022-10-10
    historical
22. 2022-09-13
    status Active
23. 2022-09-12
    historical
24. 2022-09-06
    listed $784,900 Active
25. 2022-09-06
    listed $784,900 Active
26. 2022-08-16
    historical
27. 2022-06-07
    price $799,900
28. 2022-04-20
    status Active
29. 2022-04-19
    status Pending
30. 2022-04-18
    price $849,000
31. 2022-02-16
    listed $899,000 Active
32. 2017-04-07
    soldstatus $525,000 Sold
33. 2017-02-03
    status Pending
34. 2017-01-14
    listed $549,000 Active
35. 2016-09-27
    historical
36. 2016-07-02
    status Active
37. 2016-07-02
    historical
38. 2016-03-28
    listed $549,000 Active
39. 2014-10-23
    historical
40. 2014-06-14
    status Active
41. 2014-06-10
    historical
42. 2014-04-28
    listed $595,000 Active
43. 2007-06-25
    soldstatus $675,000
44. 2007-06-21
    soldstatus $675,000
45. 2006-05-29
    listed $799,900
46. 2006-03-06
    historical
47. 2006-03-03
    historical
48. 2005-09-19
    listed $799,900
49. 2005-09-17
    listed $799,900

ⓘ 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: $11,485 · $957/mo
• Projected year-2 tax: $11,485 · $957/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 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 · 25 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: $103,133
• − Mortgage interest: −$38,371
• − Property taxes: −$11,485
• − Insurance: −$8,544
• − Repairs & maintenance: −$8,251
• − Management: −$8,251
• − HOA: −$648
• − Depreciation: −$19,927
• Taxable income: $7,657
• Est. tax owed @ 24.0%: −$1,838
• After-tax cash flow: $15,854/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

-14.4% since first listed

35 events — show timeline

• 2026-05-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-07 Price Changed $685,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-08 Price Changed $725,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-12 Listed $799,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-11 Listing Removed — FORTMLS
• 2022-10-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-09-13 Relisted — FORTMLS
• 2022-09-12 Listing Removed — FORTMLS
• 2022-09-06 Listed $784,900 Stellar MLS as Distributed by MLS Grid
• 2022-09-06 Listed $784,900 FORTMLS
• 2022-08-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-06-07 Price Changed $799,900 Stellar MLS as Distributed by MLS Grid
• 2022-04-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-04-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-18 Price Changed $849,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-16 Listed $899,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-07 Sold (MLS) $525,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-01-14 Listed $549,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-07-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-07-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-03-28 Listed $549,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-28 Listed $595,000 Stellar MLS as Distributed by MLS Grid
• 2007-06-25 Sold (Public Records) $675,000 Public Records
• 2007-06-21 Sold (MLS) $675,000 Stellar MLS as Distributed by MLS Grid
• 2006-05-29 Listed $799,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-03-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-09-19 Listed $799,900 Stellar MLS as Distributed by MLS Grid
• 2005-09-17 Listed $799,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $11,485 · +562.3% YoY. Source: county tax records.