91 Gasparilla Way · Rotonda, FL 33946

$580,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily · 48 Days on market

Built 2003 Fair condition 0.32 ac lot Est $832k · 30% under ↓ 32% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Schools +4.6/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Island getaway

Key facts

• 0.32 acre lot
• Built 2003
• Listed 48 days

Property features AI

Finance

• Other: Furnished; Property zoned BBI; Lot is irregular and in a flood zone; Two lots; Approximately 0.32 acre (0.32 acres); Dirt road access
• Financial info: Homestead exempt; No CDD; No association 2; Lease restrictions: none indicated
• HOA & community: Pets allowed: cats and dogs

Exterior

• Parking: Directions provided to property (via Palm Island car ferry)
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single-family residence; One story; North-facing; Stilt/piling foundation; Completed condition
• Construction: Vinyl siding; Metal roof; Built on stilts/on pilings
• Exterior features: Hurricane shutters; Rain gutters; Rain barrel/cistern(s); On waterfront with water access to canal and Intracoastal Waterway; Partial gulf/ocean view; No-fixed-bridge access

Interior

• Kitchen: Convection oven; Microwave; Range; Dishwasher; Disposal; Ice maker; Exhaust fan
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $580k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $580k).
• Recommended offer: $563k (3.0% 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: 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); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: 915 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $4k of loan paydown is wiped out by about $11k 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 $162k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($563k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $562,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.22% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.71%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $831,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10500 Yacht Basin Dr	0.75mi	4/2.0 (+1)	1,200 (-3%)	16mo	$810,000	$675	42

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $7,196
• Equity at exit: $115,248

10-year hold

• IRR: 8.9%
• Equity multiple: 1.78×
• Total profit: $126,994
• Equity at exit: $100,982

Cash invested: $162,400 (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 33946

• Home prices YoY: -0.7%
• Active inventory: 915
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $7,080 medium
• Mortgage (P&I): −$3,042
• Tax est. 1.5%: −$725 /mo · $8,700/yr
• Insurance: −$242
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,487
• Net cashflow: $1,158

Break-even live

Break-even rent $5,614

Max offer price $580,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,559	-5% $1,359	+0% $1,158	+5% $958	+10% $757
Rent	-10% $599	-5% $879	+0% $1,158	+5% $1,438	+10% $1,718
Rate	-1.0pp $1,450	-0.5pp $1,306	base $1,158	+0.5pp $1,008	+1.0pp $855

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: $145,000
• Closing costs: $17,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Bocilla Dr Boca Grande, FL	3.0	1.5	1296	$9,858	$7.61	21d	1	0.30mi
6800 Placida Rd #283 Englewood, FL	2.0	2.0	1092	$1,500	$1.37	21d	1	0.96mi
8411 Placida Rd #205 Placida, FL	2.0	2.0	903	$2,100	$2.33	21d	1	1.03mi

Listing history 25 events

1. 2026-06-18
   days on market $580,000 Active 48 DOM
2. 2026-06-17
   days on market $580,000 Active 47 DOM
3. 2026-06-16
   days on market $580,000 Active 46 DOM
4. 2026-06-15
   days on market $580,000 Active 45 DOM
5. 2026-06-14
   days on market $580,000 Active 43 DOM
6. 2026-06-13
   days on market $580,000 Active 42 DOM
7. 2026-06-10
   days on market $580,000 Active 40 DOM
8. 2026-06-09
   days on market $580,000 Active 39 DOM
9. 2026-06-08
   days on market $580,000 Active 38 DOM
10. 2026-06-07
    days on market $580,000 Active 37 DOM
11. 2026-06-05
    days on market $580,000 Active 34 DOM
12. 2026-06-03
    days on market $580,000 Active 33 DOM
13. 2026-06-02
    days on market $580,000 Active 32 DOM
14. 2026-06-01
    days on market $580,000 Active 31 DOM
15. 2026-05-31
    days on market $580,000 Active 30 DOM
16. 2026-05-30
    days on market $580,000 Active 29 DOM
17. 2026-05-20
    price $580,000
18. 2026-05-01
    listed $600,000 Active
19. 2025-12-31
    historical
20. 2025-09-22
    price $690,000
21. 2025-06-16
    price $725,000
22. 2025-04-28
    price $800,000
23. 2025-04-10
    price $815,000
24. 2025-02-11
    price $825,000
25. 2025-01-20
    listed $850,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $84,958
• − Mortgage interest: −$32,489
• − Property taxes: −$8,700
• − Insurance: −$8,018
• − Repairs & maintenance: −$6,797
• − Management: −$6,797
• − Depreciation: −$16,873
• Taxable income: $5,284
• Est. tax owed @ 24.0%: −$1,268
• After-tax cash flow: $12,631/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

The property is in fair condition with cosmetic repairs needed. Landscaping and interior updates would significantly enhance its value.

Repairs flagged

• Major Exposed wooden beams under the house — Structural issue
• Minor Debris on the ground — Aesthetic issue

Value-add opportunities

• Both Landscaping and debris removal — Improves curb appeal and functionality
• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Reorganizing and cleaning interior spaces — Maximizes living space and improves aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed wooden beams under the house · Structural issue	Major	$15,000–50,000
Debris on the ground · Aesthetic issue	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Landscaping and debris removal — Improves curb appeal and functionality ↑
• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Reorganizing and cleaning interior spaces — Maximizes living space and improves aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-31.8% since first listed

9 events — show timeline

• 2026-05-20 Price Changed $580,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $600,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-22 Price Changed $690,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $725,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-28 Price Changed $800,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-10 Price Changed $815,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-11 Price Changed $825,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-20 Listed $850,000 Stellar MLS as Distributed by MLS Grid