15504 Greenwood Ave · Rotonda, FL 33981

$340,000

4 bd · 3.0 ba · 1,916 sqft · Land public records · 144 Days on market

Built 2024 10,000 sqft lot

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Why this score? — see what drove the D+ 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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

South Gulf Cove is a waterfront community centrally located near Boca Grande, Englewood, Port Charlotte and North Port. This affords you 10 minute access to shopping, fishing, golfing, and dining. South Gulf Cove Park is only a mile away with boat launch access to Charlotte Harbor and the Gulf of Mexico. Charlotte County Sports Park right down the street is the spring training home of the Tampa Bay Rays and Charlotte County Stone Crabs. Not to mention the world class beaches of Boca Grande and Manasota Key. Come build your new home in sunny Southwest Florida and enjoy all life has to offer!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2024

Property features AI

Finance

• Other: Zoning: RSF3.5

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; Residential property; One story; Faces south; Completed condition
• Construction: Block construction; Shingle roof; Slab foundation; Built on less than 1/4 acre lot (approx. 0.23 acres)
• Exterior features: Private mailbox; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Thermostat
• Laundry & utility: Inside laundry; Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $340k.

Deal economics

• At list price, monthly cash flow is $-310 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $313k (7.9% below list).
• Recommended offer: $285k (16.1% below list) — sets the bar for cash-flow.
• Cap rate 6.7% 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% 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).
• Market conditions: Rents rising fast (+5.3%/yr); 2198 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 45% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 144 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $340k implies a 3193% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,249 (16.1% 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. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.29×
• Total profit: $-67,139
• Equity at exit: $50,695

10-year hold

• IRR: -7.5%
• Equity multiple: 0.47×
• Total profit: $-50,863
• Equity at exit: $29,397

Cash invested: $95,200 (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 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2198
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,132 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$433 /mo · $5,195/yr
• Insurance: −$142
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $-310

Break-even live

Break-even rent $3,524

Max offer price $285,249

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-214	+0% $-310	+5% $-406	+10% $-502
Rent	-10% $-557	-5% $-434	+0% $-310	+5% $-186	+10% $-63
Rate	-1.0pp $-139	-0.5pp $-223	base $-310	+0.5pp $-398	+1.0pp $-488

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9509 St Paul Dr Port Charlotte, FL	3.0	2.0	1882	$2,549	$1.35	23d	1	0.29mi
15624 Hennipen Cir Port Charlotte, FL	3.0	2.0	1922	$4,000	$2.08	23d	1	0.55mi
15652 Ruston Cir Port Charlotte, FL	3.0	2.0	1680	$4,000	$2.38	23d	1	0.64mi
15419 Appleton Blvd Port Charlotte, FL	3.0	2.0	1756	$4,500	$2.56	23d	1	0.66mi
9458 Modesto Cir Port Charlotte, FL	3.0	2.0	2153	$2,750	$1.28	23d	1	0.91mi
10625 Ayear Rd Port Charlotte, FL	4.0	2.0	2556	$2,650	$1.04	23d	1	1.09mi
15261 Brainbridge Cir Port Charlotte, FL	4.0	2.5	1800	$2,400	$1.33	23d	1	1.12mi
9379 Snapper Cir Port Charlotte, FL	4.0	2.0	2013	$2,690	$1.34	15d	1	1.13mi
15077 Acorn Cir Port Charlotte, FL	3.0	2.0	2044	$2,000	$0.98	15d	1	1.33mi
10047 Greetings St Port Charlotte, FL	4.0	2.0	2238	$3,200	$1.43	23d	1	1.39mi

Listing history 34 events

1. 2026-06-22
   days on market $340,000 Active 144 DOM
2. 2026-06-18
   days on market $340,000 Active 141 DOM
3. 2026-06-17
   days on market $340,000 Active 140 DOM
4. 2026-06-16
   days on market $340,000 Active 139 DOM
5. 2026-06-15
   days on market $340,000 Active 138 DOM
6. 2026-06-14
   days on market $340,000 Active 136 DOM
7. 2026-06-13
   days on market $340,000 Active 135 DOM
8. 2026-06-10
   pricedays on market $340,000 Active 133 DOM
9. 2026-06-09
   days on market $345,900 Active 132 DOM
10. 2026-06-08
    days on market $345,900 Active 131 DOM
11. 2026-06-05
    days on market $345,900 Active 127 DOM
12. 2026-06-03
    days on market $345,900 Active 126 DOM
13. 2026-06-02
    days on market $345,900 Active 125 DOM
14. 2026-06-01
    days on market $345,900 Active 124 DOM
15. 2026-05-31
    days on market $345,900 Active 123 DOM
16. 2026-05-30
    days on market $345,900 Active 122 DOM
17. 2026-05-12
    price $345,900
18. 2026-05-03
    price $349,900
19. 2026-04-14
    price $2,497
20. 2026-04-11
    price $359,900
21. 2026-03-22
    price $2,597
22. 2026-01-28
    listed $369,900 Active
23. 2025-12-02
    price $2,697
24. 2025-11-08
    listed $2,700
25. 2021-03-26
    soldstatus $10,325 Closed 597-char remark

    Show marketing remark (597 chars)

    South Gulf Cove is a waterfront community centrally located near Boca Grande, Englewood, Port Charlotte and North Port. This affords you 10 minute access to shopping, fishing, golfing, and dining. South Gulf Cove Park is only a mile away with boat launch access to Charlotte Harbor and the Gulf of Mexico. Charlotte County Sports Park right down the street is the spring training home of the Tampa Bay Rays and Charlotte County Stone Crabs. Not to mention the world class beaches of Boca Grande and Manasota Key. Come build your new home in sunny Southwest Florida and enjoy all life has to offer!

26. 2021-03-25
    soldstatus $10,400
27. 2021-02-19
    status Pending 597-char remark

    Show marketing remark (597 chars)

    South Gulf Cove is a waterfront community centrally located near Boca Grande, Englewood, Port Charlotte and North Port. This affords you 10 minute access to shopping, fishing, golfing, and dining. South Gulf Cove Park is only a mile away with boat launch access to Charlotte Harbor and the Gulf of Mexico. Charlotte County Sports Park right down the street is the spring training home of the Tampa Bay Rays and Charlotte County Stone Crabs. Not to mention the world class beaches of Boca Grande and Manasota Key. Come build your new home in sunny Southwest Florida and enjoy all life has to offer!

28. 2020-03-07
    listed $10,900 Active 597-char remark

    Show marketing remark (597 chars)

    South Gulf Cove is a waterfront community centrally located near Boca Grande, Englewood, Port Charlotte and North Port. This affords you 10 minute access to shopping, fishing, golfing, and dining. South Gulf Cove Park is only a mile away with boat launch access to Charlotte Harbor and the Gulf of Mexico. Charlotte County Sports Park right down the street is the spring training home of the Tampa Bay Rays and Charlotte County Stone Crabs. Not to mention the world class beaches of Boca Grande and Manasota Key. Come build your new home in sunny Southwest Florida and enjoy all life has to offer!

29. 2006-07-07
    listed $77,000
30. 2006-07-07
    listed $77,000
31. 2005-12-21
    listed $77,000
32. 2005-12-12
    listed $77,000
33. 2000-06-12
    soldstatus $285,000
34. 1989-07-01
    soldstatus $5,000

ⓘ 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: $5,195 · $433/mo
• Projected year-2 tax: $5,195 · $433/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $37,583
• − Mortgage interest: −$19,045
• − Property taxes: −$5,195
• − Insurance: −$6,818
• − Repairs & maintenance: −$3,007
• − Management: −$3,007
• − Depreciation: −$9,891
• Taxable loss: −$9,380
• Est. tax savings @ 24.0%: +$2,251
• After-tax cash flow: $-1,468/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

• County: Charlotte County · 196,994 people
• City population: 10,490
• Metro: Punta Gorda, FL
• Population (ZIP): 15,622
• Household income: $84,098
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 105.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -28.09%
• Current HPI: 346.5247
• Rent YoY: ▲ 5.29%
• 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

+6818.0% since first listed

18 events — show timeline

• 2026-05-12 Price Changed $345,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Price Changed $349,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $2,497 STELLARMLS
• 2026-04-11 Price Changed $359,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-22 Price Changed $2,597 STELLARMLS
• 2026-01-28 Listed $369,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $2,697 STELLARMLS
• 2025-11-08 Listed for Rent $2,700 STELLARMLS
• 2021-03-26 Sold (MLS) $10,325 Stellar MLS as Distributed by MLS Grid
• 2021-03-25 Sold (Public Records) $10,400 Public Records
• 2021-02-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-07 Listed $10,900 Stellar MLS as Distributed by MLS Grid
• 2006-07-07 Listed $77,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-07 Listed $77,000 Stellar MLS as Distributed by MLS Grid
• 2005-12-21 Listed $77,000 Stellar MLS as Distributed by MLS Grid
• 2005-12-12 Listed $77,000 Stellar MLS as Distributed by MLS Grid
• 2000-06-12 Sold (Public Records) $285,000 Public Records
• 1989-07-01 Sold (Public Records) $5,000 Public Records

Property tax history

+28.0%/yr

Latest (2025): $5,195 · -6.7% YoY. Source: county tax records.