7153 Rison St · Rotonda, FL 33981

$282,990

3 bd · 2.0 ba · 1,240 sqft · Land · 43 Days on market

Built 2026 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 +10.7/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice desirable location, close to all beaches, shopping and restaurants. About 10 min to all beaches and the same distance into the center of Port Charlotte. Located south of S McCall Road. Area is surrounded by lakes and many waterways. Beautiful, good size homes have been built around this lot. Priced for quick sale.

Key facts

• 9,999 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Property is under construction; Living area listed as 1,240 (builder); Total building area listed as 1,702

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single family residence; One story; New construction (projected completion July 2026); East-facing
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built by Coaston Homes LLC (model: Bristol)
• Exterior features: Paved road access; Lot approximately 0.23 acres

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Solid surface countertops; Split bedroom floorplan; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer; Dryer; Laundry closet

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $283k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (32.0% below list).
• Recommended offer: $192k (32.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 27 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 43 days — a 3% lower offer ($274k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $19k; list at $283k implies a 1389% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $192,294 (32.0% 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 43 days. Have you received any prior offers? Is the seller open to a 32% 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. 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. 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?
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: 0.68% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 12.3

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: -19.2%
• Equity multiple: 0.32×
• Total profit: $-54,196
• Equity at exit: $42,195

10-year hold

• IRR: -8.3%
• Equity multiple: 0.44×
• Total profit: $-44,600
• Equity at exit: $24,468

Cash invested: $79,237 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,923 high
• Mortgage (P&I): −$1,484
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$118
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-200

Break-even live

Break-even rent $2,176

Max offer price $247,612

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-120	+0% $-200	+5% $-280	+10% $-699
Rent	-10% $-352	-5% $-276	+0% $-200	+5% $-124	+10% $-48
Rate	-1.0pp $-58	-0.5pp $-128	base $-200	+0.5pp $-274	+1.0pp $-348

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: $70,748
• Closing costs: $8,490
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12073 Henley Ave Port Charlotte, FL	3.0	2.0	1263	$1,795	$1.42	23d	1	0.31mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	15d	1	0.54mi
6967 Crown Dr Unit B Englewood, FL	2.0	2.0	1272	$1,800	$1.42	23d	1	0.59mi
12091 Crossgate Ave Port Charlotte, FL	2.0	1.0	896	$1,650	$1.84	15d	1	0.62mi
11452 Oceanspray Blvd Englewood, FL	2.0	2.0	1000	$1,550	$1.55	23d	1	0.62mi
11255 Pendleton Ave Unit B Englewood, FL	2.0	2.0	920	$1,400	$1.52	23d	1	0.63mi
7234 Maguire Ln Englewood, FL	2.0	2.0	964	$2,800	$2.90	23d	1	0.64mi
11225 Pendleton Ave Englewood, FL	3.0	2.0	1164	$1,545	$1.33	15d	1	0.68mi
11223 Pendleton Ave Englewood, FL	3.0	3.0	1164	$1,545	$1.33	15d	1	0.69mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	23d	1	0.72mi
11207 Kimberly Ave Unit A Englewood, FL	2.0	1.0	860	$1,295	$1.51	23d	1	0.81mi
11192 Kimberly Ave Unit A Englewood, FL	2.0	1.0	970	$1,600	$1.65	23d	1	0.85mi
11138 Pendleton Ave Unit 11136 Englewood, FL	3.0	2.0	1247	$1,495	$1.20	15d	1	0.85mi
11081 Pendleton Ave Unit A Englewood, FL	2.0	2.0	957	$1,345	$1.41	15d	1	0.94mi
12223 Maltz Ave Unit 12223 Port Charlotte, FL	3.0	2.0	1162	$1,647	$1.42	23d	1	0.95mi
12223 Maltz Ave Unit 12225" Port Charlotte, FL	3.0	2.0	1162	$1,649	$1.42	23d	1	0.95mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	23d	1	0.96mi
11050 Pendleton Ave Unit A Englewood, FL	2.0	2.0	957	$1,445	$1.51	15d	1	1.01mi
10526 Pendleton Ave Englewood, FL	3.0	2.0	1191	$1,550	$1.30	23d	1	1.11mi
6795 David Blvd Apt A Port Charlotte, FL	2.0	1.0	1127	$1,375	$1.22	23d	1	1.17mi
11969 Xavier Ave Port Charlotte, FL	2.0	2.0	1030	$1,600	$1.55	23d	1	1.17mi
11065 Waterford Ave Englewood, FL	2.0	2.0	1271	$2,400	$1.89	23d	1	1.20mi
10476 Pendleton Ave Englewood, FL	2.0	2.0	1043	$1,515	$1.45	23d	1	1.20mi
10452 Pendleton Ave Englewood, FL	3.0	2.0	1164	$1,700	$1.46	15d	1	1.25mi
13100 S McCall Rd Port Charlotte, FL	2.0	2.0	832	$1,300	$1.56	23d	1	1.28mi
10336 Pendleton Ave Englewood, FL	3.0	2.0	1162	$1,800	$1.55	23d	1	1.46mi
12129 Grosspoint Ave Port Charlotte, FL	3.0	2.0	1388	$2,300	$1.66	23d	1	1.49mi

Listing history 25 events

1. 2026-06-22
   days on market $282,990 Active 43 DOM
2. 2026-06-18
   days on market $282,990 Active 40 DOM
3. 2026-06-17
   pricedays on market $282,990 Active 39 DOM
4. 2026-06-16
   days on market $284,990 Active 38 DOM
5. 2026-06-15
   days on market $284,990 Active 37 DOM
6. 2026-06-14
   days on market $284,990 Active 35 DOM
7. 2026-06-13
   days on market $284,990 Active 34 DOM
8. 2026-06-10
   days on market $284,990 Active 32 DOM
9. 2026-06-09
   days on market $284,990 Active 31 DOM
10. 2026-06-08
    days on market $284,990 Active 30 DOM
11. 2026-06-07
    days on market $284,990 Active 29 DOM
12. 2026-06-05
    days on market $284,990 Active 26 DOM
13. 2026-06-03
    days on market $284,990 Active 25 DOM
14. 2026-06-02
    days on market $284,990 Active 24 DOM
15. 2026-06-01
    days on market $284,990 Active 23 DOM
16. 2026-05-31
    days on market $284,990 Active 22 DOM
17. 2026-05-30
    days on market $284,990 Active 21 DOM
18. 2026-05-04
    listed $284,990 Active
19. 2026-02-20
    soldstatus $19,000
20. 2026-02-19
    soldstatus $19,000 Closed 325-char remark

    Show marketing remark (325 chars)

    Very nice desirable location, close to all beaches, shopping and restaurants. About 10 min to all beaches and the same distance into the center of Port Charlotte. Located south of S McCall Road. Area is surrounded by lakes and many waterways. Beautiful, good size homes have been built around this lot. Priced for quick sale.

21. 2026-01-20
    status Pending 325-char remark

    Show marketing remark (325 chars)

    Very nice desirable location, close to all beaches, shopping and restaurants. About 10 min to all beaches and the same distance into the center of Port Charlotte. Located south of S McCall Road. Area is surrounded by lakes and many waterways. Beautiful, good size homes have been built around this lot. Priced for quick sale.

22. 2026-01-16
    status Active 325-char remark

    Show marketing remark (325 chars)

    Very nice desirable location, close to all beaches, shopping and restaurants. About 10 min to all beaches and the same distance into the center of Port Charlotte. Located south of S McCall Road. Area is surrounded by lakes and many waterways. Beautiful, good size homes have been built around this lot. Priced for quick sale.

23. 2026-01-16
    price $22,000 325-char remark

    Show marketing remark (325 chars)

    Very nice desirable location, close to all beaches, shopping and restaurants. About 10 min to all beaches and the same distance into the center of Port Charlotte. Located south of S McCall Road. Area is surrounded by lakes and many waterways. Beautiful, good size homes have been built around this lot. Priced for quick sale.

24. 2025-12-03
    status Pending 325-char remark

    Show marketing remark (325 chars)

    Very nice desirable location, close to all beaches, shopping and restaurants. About 10 min to all beaches and the same distance into the center of Port Charlotte. Located south of S McCall Road. Area is surrounded by lakes and many waterways. Beautiful, good size homes have been built around this lot. Priced for quick sale.

25. 2025-05-02
    listed $23,500 Active 325-char remark

    Show marketing remark (325 chars)

    Very nice desirable location, close to all beaches, shopping and restaurants. About 10 min to all beaches and the same distance into the center of Port Charlotte. Located south of S McCall Road. Area is surrounded by lakes and many waterways. Beautiful, good size homes have been built around this lot. Priced for quick sale.

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $2,349 · $196/mo
• Expected delta: +$1,737/yr (+$145/mo · 283.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 91% 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: $23,075
• − Mortgage interest: −$15,852
• − Property taxes: −$612
• − Insurance: −$2,212
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$8,232
• Taxable loss: −$7,525
• Est. tax savings @ 24.0%: +$1,806
• After-tax cash flow: $-597/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

+1112.7% since first listed

8 events — show timeline

• 2026-05-04 Listed $284,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Sold (Public Records) $19,000 Public Records
• 2026-02-19 Sold (MLS) $19,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $22,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Listed $23,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2025): $612 · +20.4% YoY. Source: county tax records.