7168 Rison St · Rotonda, FL 33981

$305,000

4 bd · 2.0 ba · 1,797 sqft · Land public records · 26 Days on market

Built 2025 9,999 sqft lot

---

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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2025, this stunning Gasparilla model home blends modern design with top-tier structural integrity. Engineered with hurricane-resistant features—including steel-reinforced concrete construction and hurricane impact-resistant windows—this home offers peace of mind along with style. Offering 4 spacious bedrooms, 2 full bathrooms, and a 2-car garage, the property also features a brick paver driveway and a fully landscaped yard with a full irrigation system for easy maintenance. Step inside and you’ll be welcomed by a bright, open floor plan with soaring cathedral ceilings in the great room. The thoughtful split-bedroom layout ensures privacy, with the primary suite serving as a private retreat. The oversized suite includes a walk-in closet integrated into the ensuite bath, which features a dual vanity, a low step-in shower, a private water closet, and a linen closet. The chef-inspired kitchen opens to the great room and dining area and boasts a large center island, a walk-in pantry, and brand-new stainless steel appliances—including a refrigerator. Additional highlights include a spacious indoor laundry room with washer and dryer included. Located outside of a Special Flood Hazard Area, this home doesn’t require flood insurance, potentially saving you thousands annually. Enjoy Florida living at its best—a brand-new, hurricane-ready home just minutes from shopping, dining, entertainment, and everything you need to turn the dream into a reality.

Key facts

• Dual vanity
• Cathedral ceilings
• Split bedroom layout

Tags

• CATHEDRAL CEILINGS
• CHEF CALIBER KITCHEN
• WALK IN PANTRY
• IMPACT WINDOWS
• SPLIT BEDROOM LAYOUT
• DUAL VANITY

Property features AI

Finance

• Other: Irrigation equipment installed; Public maintained asphalt/paved road access; Lot size approximately 0.23 acres (landscaped); One septic system
• HOA & community: No association (no HOA); Pets allowed

Exterior

• Parking: Attached 2-car garage (20 x 20)
• Utilities: Public water; Septic tank; Electricity connected; Water connected; Cable available; Phone available
• Home design: Single-family residence; One-story / single level; Property completed (new construction); Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction; Builder: Christopher Alan Homes (Gasparilla model)
• Exterior features: Covered, screened rear porch; Exterior lighting; Private mailbox; Landscaped yard; Level, paved lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Open floor plan; Thermostat; Tray ceilings; Walk-in closets; Window treatments; Insulated windows; Storm windows
• Laundry & utility: Inside laundry room with washer and dryer hookups; Electric dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $305k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (14.8% below list).
• Recommended offer: $260k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 21 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 37% 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 $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 26 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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 $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,881 (14.8% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 9.8

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: -17.8%
• Equity multiple: 0.36×
• Total profit: $-54,701
• Equity at exit: $45,476

10-year hold

• IRR: -5.8%
• Equity multiple: 0.58×
• Total profit: $-35,652
• Equity at exit: $26,371

Cash invested: $85,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,599 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$441 /mo · $5,291/yr
• Insurance: −$127
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-181

Break-even live

Break-even rent $2,828

Max offer price $273,050

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-95	+0% $-181	+5% $-267	+10% $-354
Rent	-10% $-386	-5% $-284	+0% $-181	+5% $-78	+10% $24
Rate	-1.0pp $-27	-0.5pp $-103	base $-181	+0.5pp $-260	+1.0pp $-340

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	22d	1	0.14mi
12073 Henley Ave Port Charlotte, FL	3.0	2.0	1263	$1,795	$1.42	22d	1	0.38mi
11383 Baggot Ave Englewood, FL	3.0	2.0	1535	$2,000	$1.30	22d	1	0.45mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	15d	1	0.49mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	22d	1	0.65mi
6460 Blueberry Dr Englewood, FL	3.0	2.0	1672	$1,800	$1.08	22d	1	0.66mi
11268 Oceanspray Blvd Englewood, FL	3.0	2.0	1702	$6,750	$3.97	22d	1	0.66mi
7152 Bougainvillea St Englewood, FL	3.0	3.0	2150	$4,500	$2.09	15d	1	0.81mi
11138 Pendleton Ave Unit 11136 Englewood, FL	3.0	2.0	1247	$1,495	$1.20	15d	1	0.88mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	22d	1	0.91mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	15d	1	0.94mi
6193 Seaport St Port Charlotte, FL	3.0	2.0	1613	$1,966	$1.22	15d	1	0.97mi
613 Boundary Blvd Rotonda West, FL	3.0	2.0	2469	$2,900	$1.17	22d	1	1.02mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	22d	1	1.04mi
7114 Sunnybrook Blvd Englewood, FL	4.0	2.0	1636	$2,297	$1.40	22d	1	1.04mi
686 Boundary Blvd Rotonda West, FL	3.0	2.5	2282	$2,800	$1.23	22d	1	1.07mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	22d	1	1.10mi
589 Rotonda Cir Rotonda West, FL	3.0	2.5	2190	$4,200	$1.92	22d	1	1.13mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	22d	1	1.21mi
6305 Shaw St Englewood, FL	3.0	2.0	1525	$2,100	$1.38	22d	1	1.35mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	22d	1	1.37mi

Listing history 34 events

1. 2026-06-05
   status $305,000 Pending 26 DOM
2. 2026-06-03
   days on market $305,000 Active 26 DOM
3. 2026-06-02
   days on market $305,000 Active 25 DOM
4. 2026-06-01
   days on market $305,000 Active 24 DOM
5. 2026-05-31
   days on market $305,000 Active 23 DOM
6. 2026-05-30
   days on market $305,000 Active 22 DOM
7. 2026-05-08
   listed $305,000 Active
8. 2025-11-05
   soldstatus $289,000
9. 2025-11-04
   soldstatus $289,000 Closed 1508-char remark

   Show marketing remark (1508 chars)

   Built in 2025, this stunning Gasparilla model home blends modern design with top-tier structural integrity. Engineered with hurricane-resistant features—including steel-reinforced concrete construction and hurricane impact-resistant windows—this home offers peace of mind along with style. Offering 4 spacious bedrooms, 2 full bathrooms, and a 2-car garage, the property also features a brick paver driveway and a fully landscaped yard with a full irrigation system for easy maintenance. Step inside and you’ll be welcomed by a bright, open floor plan with soaring cathedral ceilings in the great room. The thoughtful split-bedroom layout ensures privacy, with the primary suite serving as a private retreat. The oversized suite includes a walk-in closet integrated into the ensuite bath, which features a dual vanity, a low step-in shower, a private water closet, and a linen closet. The chef-inspired kitchen opens to the great room and dining area and boasts a large center island, a walk-in pantry, and brand-new stainless steel appliances—including a refrigerator. Additional highlights include a spacious indoor laundry room with washer and dryer included. Located outside of a Special Flood Hazard Area, this home doesn’t require flood insurance, potentially saving you thousands annually. Enjoy Florida living at its best—a brand-new, hurricane-ready home just minutes from shopping, dining, entertainment, and everything you need to turn the dream into a reality.

10. 2025-10-05
    status Pending 1508-char remark

    Show marketing remark (1508 chars)

    Built in 2025, this stunning Gasparilla model home blends modern design with top-tier structural integrity. Engineered with hurricane-resistant features—including steel-reinforced concrete construction and hurricane impact-resistant windows—this home offers peace of mind along with style. Offering 4 spacious bedrooms, 2 full bathrooms, and a 2-car garage, the property also features a brick paver driveway and a fully landscaped yard with a full irrigation system for easy maintenance. Step inside and you’ll be welcomed by a bright, open floor plan with soaring cathedral ceilings in the great room. The thoughtful split-bedroom layout ensures privacy, with the primary suite serving as a private retreat. The oversized suite includes a walk-in closet integrated into the ensuite bath, which features a dual vanity, a low step-in shower, a private water closet, and a linen closet. The chef-inspired kitchen opens to the great room and dining area and boasts a large center island, a walk-in pantry, and brand-new stainless steel appliances—including a refrigerator. Additional highlights include a spacious indoor laundry room with washer and dryer included. Located outside of a Special Flood Hazard Area, this home doesn’t require flood insurance, potentially saving you thousands annually. Enjoy Florida living at its best—a brand-new, hurricane-ready home just minutes from shopping, dining, entertainment, and everything you need to turn the dream into a reality.

11. 2025-09-29
    listed $289,000 Active 1508-char remark

    Show marketing remark (1508 chars)

    Built in 2025, this stunning Gasparilla model home blends modern design with top-tier structural integrity. Engineered with hurricane-resistant features—including steel-reinforced concrete construction and hurricane impact-resistant windows—this home offers peace of mind along with style. Offering 4 spacious bedrooms, 2 full bathrooms, and a 2-car garage, the property also features a brick paver driveway and a fully landscaped yard with a full irrigation system for easy maintenance. Step inside and you’ll be welcomed by a bright, open floor plan with soaring cathedral ceilings in the great room. The thoughtful split-bedroom layout ensures privacy, with the primary suite serving as a private retreat. The oversized suite includes a walk-in closet integrated into the ensuite bath, which features a dual vanity, a low step-in shower, a private water closet, and a linen closet. The chef-inspired kitchen opens to the great room and dining area and boasts a large center island, a walk-in pantry, and brand-new stainless steel appliances—including a refrigerator. Additional highlights include a spacious indoor laundry room with washer and dryer included. Located outside of a Special Flood Hazard Area, this home doesn’t require flood insurance, potentially saving you thousands annually. Enjoy Florida living at its best—a brand-new, hurricane-ready home just minutes from shopping, dining, entertainment, and everything you need to turn the dream into a reality.

12. 2025-09-24
    historical
13. 2025-08-19
    price $312,900
14. 2025-07-15
    listed $319,000 Active
15. 2025-02-21
    soldstatus $305,000 Closed
16. 2025-01-22
    status Pending
17. 2025-01-17
    price $309,990
18. 2024-12-16
    price $319,990
19. 2024-11-14
    price $329,990
20. 2024-10-29
    price $333,990
21. 2024-08-01
    price $334,990
22. 2024-07-29
    listed $336,990 Active
23. 2023-07-13
    soldstatus $21,500 Sold
24. 2023-07-13
    soldstatus $21,500 Closed
25. 2023-07-13
    soldstatus $21,500 Closed
26. 2023-07-13
    soldstatus $107,500
27. 2023-04-13
    status Pending
28. 2023-04-13
    status Pending
29. 2023-04-13
    status Pending
30. 2023-03-27
    listed $24,900 Active
31. 2023-03-10
    listed $24,900 Active
32. 2023-03-01
    listed $24,900 Active
33. 2005-11-17
    listed $54,900
34. 2004-04-29
    soldstatus $16,000

ⓘ 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: $5,291 · $441/mo
• Projected year-2 tax: $5,291 · $441/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $31,186
• − Mortgage interest: −$17,085
• − Property taxes: −$5,291
• − Insurance: −$2,322
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − Depreciation: −$8,873
• Taxable loss: −$7,375
• Est. tax savings @ 24.0%: +$1,770
• After-tax cash flow: $-400/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

+1806.2% since first listed

28 events — show timeline

• 2026-05-08 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Sold (Public Records) $289,000 Public Records
• 2025-11-04 Sold (MLS) $289,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Price Changed $312,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Listed $319,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-21 Sold (MLS) $305,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-17 Price Changed $309,990 Stellar MLS as Distributed by MLS Grid
• 2024-12-16 Price Changed $319,990 Stellar MLS as Distributed by MLS Grid
• 2024-11-14 Price Changed $329,990 Stellar MLS as Distributed by MLS Grid
• 2024-10-29 Price Changed $333,990 Stellar MLS as Distributed by MLS Grid
• 2024-08-01 Price Changed $334,990 Stellar MLS as Distributed by MLS Grid
• 2024-07-29 Listed $336,990 Stellar MLS as Distributed by MLS Grid
• 2023-07-13 Sold (Public Records) $107,500 Public Records
• 2023-07-13 Sold (MLS) $21,500 Stellar MLS as Distributed by MLS Grid
• 2023-07-13 Sold (MLS) $21,500 MARMLS
• 2023-07-13 Sold (MLS) $21,500 NAPLESMLS
• 2023-04-13 Pending — NAPLESMLS
• 2023-04-13 Pending — MARMLS
• 2023-04-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-27 Listed $24,900 MARMLS
• 2023-03-10 Listed $24,900 NAPLESMLS
• 2023-03-01 Listed $24,900 Stellar MLS as Distributed by MLS Grid
• 2005-11-17 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2004-04-29 Sold (Public Records) $16,000 Public Records

Property tax history

+26.8%/yr

Latest (2025): $5,291 · +781.5% YoY. Source: county tax records.