11 Leeward Dr · Rotonda, FL 33946

$475,000

3 bd · 3.0 ba · 2,464 sqft · SingleFamily public records · 93 Days on market

Built 1996 0.57 ac lot Est $909k · 48% under $42/mo HOA · 1% of rent

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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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.4/10.0
• 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

Virtually Staged. Offered for the first time ever! This beautifully maintained home sits on over half an acre on a rare double greenbelt lot in a desirable deed-restricted golf course community with low annual fees. Built by one of the area’s premier builders, Newport Homes, the residence offers nearly 2,500 square feet of comfortable living space with a thoughtful layout and numerous updates. * Major updates provide peace of mind, including a metal roof (2023), ELECTRIC hurricane shutters installed in 2024 and 2025, whole-house generator, water heater (2021), and AC system replaced in 2015. * Inside, the home features 3 bedrooms, 2½ bathrooms, and a popular split floor pla

Key facts

• Self-cleaning pool
• Double greenbelt lot
• Outdoor shower

Tags

• DOUBLE GREENBELT LOT
• GOLF COURSE COMMUNITY
• CENTRAL VAC SYSTEM
• SELF-CLEANING POOL
• OUTDOOR SHOWER
• AIR-CONDITIONED WORKSHOP

Property features AI

Finance

• Other: Homestead exempt; Other exemptions present
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Grande Property services); HOA approval required; HOA dues $510 annually ($42.50/month); Association fees cover common area taxes and management; Community has deed restrictions and golf access; Pets allowed

Exterior

• Parking: Attached 3-car garage (approx. 37x24) with garage door opener; Oversized garage with workshop area
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available; Underground utilities; Irrigation equipment; Generator
• Home design: Single family residence; One story; Northwest-facing; Residential zoning (RSF3.5)
• Construction: Block, concrete and stucco construction; Metal roof; Slab and stem wall foundation; Built by Newport Homes
• Exterior features: Covered front and rear porches; Screened porch; Hurricane shutters; Outdoor shower; Private mailbox; Rain gutters; Auto-cleaning in-ground gunite pool with screen enclosure (14x30); Mature landscaping; Lot is cleared, landscaped and level; Near golf course; Paved public road access

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Microwave; Range; Refrigerator; Water purifier; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Cathedral ceilings; Ceiling fans; Open floor plan with living/dining combo; Split bedroom floorplan; Tray ceilings; Walk-in closets; Window treatments
• Laundry & utility: Inside laundry room; Dryer; Additional inside utility / family room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $475k).
• Recommended offer: $432k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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); 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: 915 active listings in the ZIP; 15 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 $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 93 days — a 9% lower offer ($432k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100; list at $475k implies a 474900% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $432,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.14% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $909,216
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Coral Creek Cir	0.39mi	3/3.0	2,410 (-2%)	18mo	$1,024,000	$425	63
4652 Arlington Dr	0.34mi	3/3.0	2,355 (-4%)	19mo	$870,000	$369	61
4663 Arlington Dr	0.41mi	3/2.0	2,174 (-12%)	12mo	$750,000	$345	47
440 Spaniards Rd	0.74mi	3/3.0	2,251 (-9%)	22mo	$566,500	$252	33

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-5,221
• Equity at exit: $94,384

10-year hold

• IRR: 6.9%
• Equity multiple: 1.60×
• Total profit: $79,801
• Equity at exit: $82,701

Cash invested: $133,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $5,433 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$359 /mo · $4,310/yr
• Insurance: −$198
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$42
• Vacancy / Maint / Mgmt: −$1,141
• Net cashflow: $775

Break-even live

Break-even rent $4,451

Max offer price $475,000

Occupancy floor 81%

Sensitivity live

Price	-10% $1,044	-5% $910	+0% $775	+5% $641	+10% $506
Rent	-10% $346	-5% $561	+0% $775	+5% $990	+10% $1,204
Rate	-1.0pp $1,014	-0.5pp $896	base $775	+0.5pp $652	+1.0pp $527

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Amberjack Ter Placida, FL	3.0	2.0	2209	$7,985	$3.61	22d	1	0.16mi
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	22d	1	0.36mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	22d	1	0.40mi
11 Amberjack Ln Placida, FL	3.0	2.0	1786	$2,700	$1.51	15d	1	0.52mi
3923 Cape Haze Dr #302 Rotonda West, FL	3.0	3.0	2044	$3,100	$1.52	22d	1	0.61mi
10345 Longshore Rd #29 Placida, FL	3.0	3.0	2416	$6,900	$2.86	22d	1	0.94mi
10446 Coquina Ct Placida, FL	3.0	2.0	1820	$4,500	$2.47	22d	1	1.07mi
550 Gaspar Dr Placida, FL	3.0	3.0	1803	$5,500	$3.05	22d	1	1.08mi
11000 Placida Rd #2201 Placida, FL	2.0	2.5	1973	$8,750	$4.43	22d	1	1.10mi
10425 Pilothouse Cir #131 Placida, FL	3.0	3.0	2390	$5,000	$2.09	22d	1	1.14mi
8936 Scallop Way Placida, FL	3.0	2.0	2158	$5,200	$2.41	22d	1	1.26mi
8400 Placida Rd Unit G202 Rental Placida, FL	2.0	2.5	1688	$2,500	$1.48	22d	1	1.33mi
13045 Via Aurelia Placida, FL	3.0	2.0	1961	$8,200	$4.18	22d	1	1.41mi
8581 Amberjack Cir #301 Englewood, FL	4.0	3.0	2761	$6,500	$2.35	22d	1	1.48mi
8581 Amberjack Cir Unit 1 Englewood, FL	3.0	4.0	2761	$6,500	$2.35	22d	1	1.48mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: waterelectric

Listing history 20 events

1. 2026-06-18
   days on market $475,000 Active 93 DOM
2. 2026-06-17
   days on market $475,000 Active 92 DOM
3. 2026-06-16
   days on market $475,000 Active 91 DOM
4. 2026-06-15
   days on market $475,000 Active 90 DOM
5. 2026-06-14
   days on market $475,000 Active 88 DOM
6. 2026-06-13
   days on market $475,000 Active 87 DOM
7. 2026-06-10
   days on market $475,000 Active 85 DOM
8. 2026-06-09
   days on market $475,000 Active 84 DOM
9. 2026-06-08
   days on market $475,000 Active 83 DOM
10. 2026-06-07
    days on market $475,000 Active 82 DOM
11. 2026-06-05
    days on market $475,000 Active 79 DOM
12. 2026-06-03
    days on market $475,000 Active 78 DOM
13. 2026-06-02
    days on market $475,000 Active 77 DOM
14. 2026-06-01
    days on market $475,000 Active 76 DOM
15. 2026-05-31
    days on market $475,000 Active 75 DOM
16. 2026-05-30
    pricedays on market $475,000 Active 74 DOM
17. 2026-04-08
    price $499,900
18. 2026-03-17
    listed $539,900 Active
19. 2019-08-29
    soldstatus $100
20. 1995-11-02
    soldstatus $37,000

ⓘ 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: $4,310 · $359/mo
• Projected year-2 tax: $4,310 · $359/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 7 d/yr ≥107°F today · 27 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: $65,193
• − Mortgage interest: −$26,607
• − Property taxes: −$4,310
• − Insurance: −$7,494
• − Repairs & maintenance: −$5,215
• − Management: −$5,215
• − HOA: −$504
• − Depreciation: −$13,818
• Taxable income: $2,029
• Est. tax owed @ 24.0%: −$487
• After-tax cash flow: $8,816/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

• Census place: Rotonda, FL
• 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

+1251.1% since first listed

4 events — show timeline

• 2026-04-08 Price Changed $499,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listed $539,900 Stellar MLS as Distributed by MLS Grid
• 2019-08-29 Sold (Public Records) $100 Public Records
• 1995-11-02 Sold (Public Records) $37,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,310 · +6.0% YoY. Source: county tax records.