6800 Placida Rd Unit TH4 · Rotonda, FL 34224

$183,500

3 bd · 2.0 ba · 1,516 sqft · Condo public records · 70 Days on market

Built 1988 $873/mo HOA · 31% of rent

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Why this score? — see what drove the C 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 +21.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. NEW PRICE ADJUSTMENT!!! Fiddlers Green has a limited number of townhouses available. It gives you the opportunity to have a private garage, screened in porch, open balcony & additional living space along with extra storage area. This one comes fully furnished & is in excellent move-in ready condition. The primary bedroom & bath are located on the top floor for ultimate privacy. The screened-in porch, living room & kitchen have plenty of open space for socializing. The windows, glass sliders & garage door are all hurricane code & protected this home from any current damage. The community offers a clubhouse, pool &am

Key facts

• Screened in porch
• Extra storage area
• Private garage

Tags

• PRIVATE GARAGE
• SCREENED IN PORCH
• OPEN BALCONY
• ADDITIONAL LIVING SPACE
• EXTRA STORAGE AREA
• FULLY FURNISHED

Property features AI

Finance

• Other: Unit is furnished; Total annual association fees listed as $10,476; Quarterly condo/fee terms
• HOA & community: HOA required; monthly HOA approximately $873 (quarterly association fee listed as $2,619); Association includes cable TV, pool, escrow reserves, insurance, structure and grounds maintenance, management and recreational facilities; Association approval required; Association names: Grande Property Services / Patricia Davey; Fiddlers Green; Community features include clubhouse, community mailbox, deed restrictions, pool and tennis courts; Pets allowed (dogs OK)

Exterior

• Parking: Attached garage (oversized) with garage door opener; Garage dimensions approximately 24 x 14; 1 garage space; Ground-level parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Residential condominium; Three or more levels; Faces north; Stair lift (accessibility)
• Construction: Block, concrete and stucco construction; Metal roof; Slab foundation; Building designation TH4
• Exterior features: Front porch; Rear porch; Patio; Balcony; Sliding doors; Exterior storage; In-ground heated pool; Paved road; Private maintained road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Concrete; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Walk-in closets; Window treatments; Bonus room; Inside utility
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $184k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (16.1% below list).
• Meets the 1% rule at list price ($3k rent vs $184k).
• Recommended offer: $154k (16.1% below list) — sets the bar for cash-flow.
• Cap rate 8.0% 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: 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: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,812/mo this rent would consume 59% of the median local household income ($57k/yr) (locally 329% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 70 days — a 6% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $84k; list at $184k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 31% of rent.
• 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,964 (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 70 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.4%
• Equity multiple: 0.07×
• Total profit: $-47,892
• Equity at exit: $27,360

10-year hold

• IRR: -79.1%
• Equity multiple: -0.64×
• Total profit: $-84,289
• Equity at exit: $15,866

Cash invested: $51,380 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,812 high
• Mortgage (P&I): −$962
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$76
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$873
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-167

Break-even live

Break-even rent $3,023

Max offer price $153,964

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-115	+0% $-167	+5% $-219	+10% $-271
Rent	-10% $-389	-5% $-278	+0% $-167	+5% $-56	+10% $55
Rate	-1.0pp $-75	-0.5pp $-121	base $-167	+0.5pp $-215	+1.0pp $-263

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: $45,875
• Closing costs: $5,505
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6800 Placida Rd #283 Englewood, FL	2.0	2.0	1092	$1,500	$1.37	22d	1	0.04mi
8541 Amberjack Cir #203 Englewood, FL	3.0	2.0	2003	$5,910	$2.95	22d	1	0.27mi
8272 Harborside Cir Englewood, FL	3.0	3.0	1590	$5,200	$3.27	22d	1	0.54mi
8234 Harborside Cir Englewood, FL	3.0	3.0	1735	$4,200	$2.42	22d	1	0.55mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	14d	1	0.69mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	22d	1	0.69mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	14d	1	0.69mi
8936 Scallop Way Placida, FL	3.0	2.0	2158	$5,200	$2.41	22d	1	0.71mi
130 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2060	$2,000	$0.97	22d	1	0.76mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,232	$1.20	14d	1	0.82mi
8400 Placida Rd Unit G202 Rental Placida, FL	2.0	2.5	1688	$2,500	$1.48	22d	1	0.85mi
10446 Coquina Ct Placida, FL	3.0	2.0	1820	$4,500	$2.47	22d	1	0.90mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	22d	1	0.97mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	22d	1	1.02mi
188 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2086	$2,000	$0.96	22d	1	1.03mi
210 Bocilla Dr Boca Grande, FL	3.0	1.5	1296	$9,858	$7.61	22d	1	1.08mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	14d	1	1.13mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	22d	1	1.15mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	22d	1	1.16mi
45 Oakland Hills Ct Rotonda West, FL	4.0	2.0	1536	$2,700	$1.76	22d	1	1.17mi
3923 Cape Haze Dr #302 Rotonda West, FL	3.0	3.0	2044	$3,100	$1.52	22d	1	1.26mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	22d	1	1.32mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	14d	1	1.33mi
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	22d	1	1.33mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	22d	1	1.37mi
9203 Griggs Rd #204 Englewood, FL	3.0	2.5	2028	$3,500	$1.73	22d	1	1.39mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	22d	1	1.40mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	22d	1	1.41mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	22d	1	1.42mi

HOA detail condo

• Monthly dues: $873 · $10,476/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   status $183,500 Pending 70 DOM
2. 2026-06-18
   days on market $183,500 Active 70 DOM
3. 2026-06-17
   days on market $183,500 Active 69 DOM
4. 2026-06-16
   days on market $183,500 Active 68 DOM
5. 2026-06-15
   days on market $183,500 Active 67 DOM
6. 2026-06-14
   days on market $183,500 Active 65 DOM
7. 2026-06-13
   days on market $183,500 Active 64 DOM
8. 2026-06-10
   days on market $183,500 Active 62 DOM
9. 2026-06-09
   days on market $183,500 Active 61 DOM
10. 2026-06-08
    days on market $183,500 Active 60 DOM
11. 2026-06-07
    days on market $183,500 Active 59 DOM
12. 2026-06-05
    days on market $183,500 Active 56 DOM
13. 2026-06-03
    days on market $183,500 Active 55 DOM
14. 2026-06-03
    status $183,500 Active 54 DOM
15. 2026-05-30
    remarks 675-char remark
16. 2026-05-30
    status $183,500 Pending 54 DOM
17. 2026-04-27
    price $183,500
18. 2026-04-05
    listed $198,500 Active
19. 2000-07-05
    soldstatus $84,000
20. 1989-04-01
    soldstatus $80,000

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $1,523 · $127/mo
• Expected delta: +$923/yr (+$77/mo · 153.7%)

ⓘ 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 6 d/yr ≥107°F today · 24 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: $33,738
• − Mortgage interest: −$10,279
• − Property taxes: −$600
• − Insurance: −$6,036
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − HOA: −$10,476
• − Depreciation: −$5,338
• Taxable loss: −$4,389
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $-953/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
• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 15,536
• Household income: $57,281
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 329.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% German/W. Germanic 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: ▼ -75.76%
• Current HPI: 325.0345
• Rent YoY: ▼ -0.11%
• 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

+129.4% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $183,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-05 Listed $198,500 Stellar MLS as Distributed by MLS Grid
• 2000-07-05 Sold (Public Records) $84,000 Public Records
• 1989-04-01 Sold (Public Records) $80,000 Public Records

Property tax history

-5.9%/yr

Latest (2025): $600 · +5.3% YoY. Source: county tax records.