6 Amberjack Ter · Rotonda, FL 33946

$499,999

3 bd · 3.0 ba · 2,252 sqft · SingleFamily public records · 243 Days on market

Built 1990 0.27 ac lot Est $777k · 36% under $23/mo HOA

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• 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 MLS

A welcoming home for you in Cape Haze Windward. The living room, family room, kitchen and master bedroom of this inviting home open to the lanai and the screened, heated pool and spa. In the living and dining rooms, Pergo floors add warmth and high ceilin gs create a spacious feel. The kitchen features an eating space and a pass-thru bar to the family room. A greenbelt behind the house adds privacy. One of the two garage bays is designed to accommodate an RV. A comfortable home for seasonal or year-round l iving.

Key facts

• New metal roof
• Shuffleboard court
• Oversized garage

Tags

• OVERSIZED GARAGE
• CHEF'S KITCHEN
• SHUFFLEBOARD COURT
• NEW METAL ROOF
• UPGRADED ELECTRICAL PANEL
• NEW HVAC SYSTEM

Property features AI

Finance

• Other: Lease restrictions apply; Living area per public records: 2,251 (sq ft); Building area total: 3,384 (sq ft)
• Financial info:
• HOA & community: Has HOA (Grand Property Services) — annual fee $284 (monthly equivalent $23.67); fees required; Pets allowed

Exterior

• Parking: Attached 2-car garage (31 x 22) with garage door opener; Ground level parking; RV garage
• Security:
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Irrigation equipment; One well and one septic (property records indicate)
• Home design: Single family residence, one story; Homestead-exempt; Faces southeast; Completed condition
• Construction: Block construction; Metal roof; Block and stem wall foundation; Built with crawl space
• Exterior features: Covered patio/porch; Hurricane shutters; Private mailbox; Rain gutters; Mature landscaping; Paved (asphalt) road; public maintained road; Flood zone (flood insurance required); Greenbelt

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring:
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Walk-in closets; Shutters on windows; Electric fireplace
• Laundry & utility: Laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $500k).
• Recommended offer: $440k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 243 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $50k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $500k implies a 186% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $439,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.18% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $776,940
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4652 Arlington Dr	0.19mi	3/3.0	2,355 (+5%)	19mo	$870,000	$369	68
4663 Arlington Dr	0.27mi	3/2.0	2,174 (-4%)	12mo	$750,000	$345	67
4 Coral Creek Cir	0.29mi	3/3.0	2,410 (+7%)	18mo	$1,024,000	$425	60
440 Spaniards Rd	0.60mi	3/3.0	2,251 (-0%)	22mo	$566,500	$252	54
2 Windward Ter	0.50mi	3/3.0	1,953 (-13%)	22mo	$390,000	$200	36

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-10,001
• Equity at exit: $99,351

10-year hold

• IRR: 6.2%
• Equity multiple: 1.53×
• Total profit: $74,632
• Equity at exit: $87,054

Cash invested: $140,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $5,884 high
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$23
• Vacancy / Maint / Mgmt: −$1,236
• Net cashflow: $743

Break-even live

Break-even rent $4,943

Max offer price $499,999

Occupancy floor 82%

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Amberjack Ter Placida, FL	3.0	2.0	2209	$7,985	$3.61	21d	1	0.07mi
11 Amberjack Ln Placida, FL	3.0	2.0	1786	$2,700	$1.51	13d	1	0.43mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	21d	1	0.45mi
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	21d	1	0.48mi
3923 Cape Haze Dr #302 Rotonda West, FL	3.0	3.0	2044	$3,100	$1.52	21d	1	0.75mi
10345 Longshore Rd #29 Placida, FL	3.0	3.0	2416	$6,900	$2.86	21d	1	0.84mi
550 Gaspar Dr Placida, FL	3.0	3.0	1803	$5,500	$3.05	21d	1	0.95mi
11000 Placida Rd #2201 Placida, FL	2.0	2.5	1973	$8,750	$4.43	21d	1	0.97mi
10425 Pilothouse Cir #131 Placida, FL	3.0	3.0	2390	$5,000	$2.09	21d	1	1.03mi
10446 Coquina Ct Placida, FL	3.0	2.0	1820	$4,500	$2.47	21d	1	1.14mi
13045 Via Aurelia Placida, FL	3.0	2.0	1961	$8,200	$4.18	21d	1	1.30mi
8936 Scallop Way Placida, FL	3.0	2.0	2158	$5,200	$2.41	21d	1	1.34mi
8400 Placida Rd Unit G202 Rental Placida, FL	2.0	2.5	1688	$2,500	$1.48	21d	1	1.40mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-01
   days on market $499,999 Active 243 DOM
2. 2026-05-31
   days on market $499,999 Active 242 DOM
3. 2026-05-30
   days on market $499,999 Active 241 DOM
4. 2026-04-02
   price $499,999
5. 2026-03-09
   price $519,999
6. 2026-02-19
   price $524,995
7. 2026-01-15
   price $529,995
8. 2025-10-01
   listed $549,995 Active
9. 2025-06-09
   historical
10. 2025-05-13
    price $599,995
11. 2025-03-03
    price $649,995
12. 2025-02-15
    price $659,995
13. 2024-11-01
    price $665,000
14. 2024-09-23
    listed $679,995 Active
15. 2011-08-11
    soldstatus $175,000
16. 2011-08-10
    soldstatus $175,000 518-char remark

    Show marketing remark (518 chars)

    A welcoming home for you in Cape Haze Windward. The living room, family room, kitchen and master bedroom of this inviting home open to the lanai and the screened, heated pool and spa. In the living and dining rooms, Pergo floors add warmth and high ceilin gs create a spacious feel. The kitchen features an eating space and a pass-thru bar to the family room. A greenbelt behind the house adds privacy. One of the two garage bays is designed to accommodate an RV. A comfortable home for seasonal or year-round l iving.

17. 2010-04-23
    listed $199,000 518-char remark

    Show marketing remark (518 chars)

    A welcoming home for you in Cape Haze Windward. The living room, family room, kitchen and master bedroom of this inviting home open to the lanai and the screened, heated pool and spa. In the living and dining rooms, Pergo floors add warmth and high ceilin gs create a spacious feel. The kitchen features an eating space and a pass-thru bar to the family room. A greenbelt behind the house adds privacy. One of the two garage bays is designed to accommodate an RV. A comfortable home for seasonal or year-round l iving.

18. 2005-01-04
    historical
19. 2004-12-21
    listed $349,900
20. 2000-01-11
    soldstatus $154,000

ⓘ 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 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 · 28 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: $70,607
• − Mortgage interest: −$28,008
• − Property taxes: −$7,500
• − Insurance: −$7,618
• − Repairs & maintenance: −$5,649
• − Management: −$5,649
• − HOA: −$276
• − Depreciation: −$14,545
• Taxable income: $1,362
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $8,593/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

+224.7% since first listed

17 events — show timeline

• 2026-04-02 Price Changed $499,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $519,999 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $524,995 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $529,995 Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Listed $549,995 Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-13 Price Changed $599,995 Stellar MLS as Distributed by MLS Grid
• 2025-03-03 Price Changed $649,995 Stellar MLS as Distributed by MLS Grid
• 2025-02-15 Price Changed $659,995 Stellar MLS as Distributed by MLS Grid
• 2024-11-01 Price Changed $665,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-23 Listed $679,995 Stellar MLS as Distributed by MLS Grid
• 2011-08-11 Sold (Public Records) $175,000 Public Records
• 2011-08-10 Sold (MLS) $175,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-23 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2005-01-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-12-21 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 2000-01-11 Sold (Public Records) $154,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $985 · +19.7% YoY. Source: county tax records.