11927 Brookside Ave · Rotonda, FL 33981

$299,499

3 bd · 2.0 ba · 1,487 sqft · Land · 85 Days on market

Built 2026 10,000 sqft lot

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story home maximizes space and emphasizes convenience. The open-concept layout integrates the family room, dining room and kitchen with a central island, facilitating effortless transitions between rooms for easy entertaining during gatherings. On the opposite side of the home are all three bedrooms, including the peaceful owner's suite with an attached bathroom and walk-in closet.

Key facts

• Central island
• Zero hoa fees
• Walk-in closet

Tags

• ZERO HOA FEES
• OPEN-CONCEPT LAYOUT
• CENTRAL ISLAND
• OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Living area approximately 1,487 square feet (builder source); Lot about 0.23 acres; Permit on record; Unfurnished; No CDD; Zoning: RSF3.5

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Hurricane shutters
• Utilities: Well water; Septic tank; Broadband/high‑speed internet available; Cable available; Electricity available and connected; Water available and connected; Sewer available and connected; Underground utilities
• Home design: Single family residence; New construction (projected completion: 2026-09-30); One story; North-facing; Under construction
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built by Lennar Homes, LLC (Bloom model)
• Exterior features: Rear porch; Hurricane shutters; Landscaped lot; Paved surfaces; Trees/landscaped

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Exhaust fan; Freezer; Ice maker; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Split bedroom layout; Thermostat; Walk-in closet(s); Great room
• Laundry & utility: Washer; Dryer; Electric water heater; Inside laundry room

🏗️ 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 $299k.

Deal economics

• At list price, monthly cash flow is $-420 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (27.4% below list).
• Recommended offer: $217k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: schools D, amenities F, commute F.
• 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.
• Market conditions: Rents rising fast (+5.3%/yr); 2188 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% 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 85 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y 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.
• Current owner paid $46k; list at $299k implies a 551% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,301 (27.4% 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 85 days. Have you received any prior offers? Is the seller open to a 27% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 11.5

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: -24.0%
• Equity multiple: 0.16×
• Total profit: $-70,058
• Equity at exit: $44,656

10-year hold

• IRR: -13.6%
• Equity multiple: 0.13×
• Total profit: $-73,091
• Equity at exit: $25,895

Cash invested: $83,860 (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: 2188
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,173 high
• Mortgage (P&I): −$1,571
• Tax est. 1.5%: −$374 /mo · $4,492/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-420

Break-even live

Break-even rent $2,704

Max offer price $238,789

Occupancy floor —

Sensitivity live

Price	-10% $-213	-5% $-316	+0% $-420	+5% $-523	+10% $-627
Rent	-10% $-591	-5% $-505	+0% $-420	+5% $-334	+10% $-248
Rate	-1.0pp $-269	-0.5pp $-343	base $-420	+0.5pp $-497	+1.0pp $-576

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	14d	1	0.27mi
12091 Crossgate Ave Port Charlotte, FL	2.0	1.0	896	$1,650	$1.84	14d	1	0.32mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	22d	1	0.37mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	22d	1	0.39mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	22d	1	0.42mi
7234 Maguire Ln Englewood, FL	2.0	2.0	964	$2,800	$2.90	22d	1	0.60mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	22d	1	0.61mi
11268 Oceanspray Blvd Englewood, FL	3.0	2.0	1702	$6,750	$3.97	22d	1	0.75mi
11383 Baggot Ave Englewood, FL	3.0	2.0	1535	$2,000	$1.30	22d	1	0.80mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	22d	1	0.82mi
12073 Henley Ave Port Charlotte, FL	3.0	2.0	1263	$1,795	$1.42	22d	1	0.89mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	22d	1	0.90mi
11452 Oceanspray Blvd Englewood, FL	2.0	2.0	1000	$1,550	$1.55	22d	1	0.91mi
11255 Pendleton Ave Unit B Englewood, FL	2.0	2.0	920	$1,400	$1.52	22d	1	0.92mi
6967 Crown Dr Unit B Englewood, FL	2.0	2.0	1272	$1,800	$1.42	22d	1	0.93mi
11225 Pendleton Ave Englewood, FL	3.0	2.0	1164	$1,545	$1.33	14d	1	0.94mi
11223 Pendleton Ave Englewood, FL	3.0	3.0	1164	$1,545	$1.33	14d	1	0.95mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	22d	1	0.97mi
7114 Sunnybrook Blvd Englewood, FL	4.0	2.0	1636	$2,297	$1.40	22d	1	1.02mi
4414 N Access Rd Englewood, FL	2.0	2.0	1635	$1,900	$1.16	22d	1	1.03mi
11138 Pendleton Ave Unit 11136 Englewood, FL	3.0	2.0	1247	$1,495	$1.20	14d	1	1.06mi
6460 Blueberry Dr Englewood, FL	3.0	2.0	1672	$1,800	$1.08	22d	1	1.09mi
11081 Pendleton Ave Unit A Englewood, FL	2.0	2.0	957	$1,345	$1.41	14d	1	1.10mi
11050 Pendleton Ave Unit A Englewood, FL	2.0	2.0	957	$1,445	$1.51	14d	1	1.16mi
11192 Kimberly Ave Unit A Englewood, FL	2.0	1.0	970	$1,600	$1.65	22d	1	1.16mi
10526 Pendleton Ave Englewood, FL	3.0	2.0	1191	$1,550	$1.30	22d	1	1.24mi
10476 Pendleton Ave Englewood, FL	2.0	2.0	1043	$1,515	$1.45	22d	1	1.31mi
431 Albatross Rd Rotonda West, FL	2.0	2.0	1857	$4,800	$2.58	22d	1	1.33mi
10452 Pendleton Ave Englewood, FL	3.0	2.0	1164	$1,700	$1.46	14d	1	1.34mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	22d	1	1.35mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	22d	1	1.38mi
6193 Seaport St Port Charlotte, FL	3.0	2.0	1613	$1,966	$1.22	14d	1	1.44mi

Listing history 47 events

1. 2026-06-18
   days on market $299,499 Active 85 DOM
2. 2026-06-17
   days on market $299,499 Active 84 DOM
3. 2026-06-16
   days on market $299,499 Active 83 DOM
4. 2026-06-15
   days on market $299,499 Active 82 DOM
5. 2026-06-14
   days on market $299,499 Active 80 DOM
6. 2026-06-13
   days on market $299,499 Active 79 DOM
7. 2026-06-10
   days on market $299,499 Active 77 DOM
8. 2026-06-09
   days on market $299,499 Active 76 DOM
9. 2026-06-08
   days on market $299,499 Active 75 DOM
10. 2026-06-07
    days on market $299,499 Active 74 DOM
11. 2026-06-05
    days on market $299,499 Active 71 DOM
12. 2026-06-03
    days on market $299,499 Active 70 DOM
13. 2026-06-02
    days on market $299,499 Active 69 DOM
14. 2026-06-01
    days on market $299,499 Active 68 DOM
15. 2026-05-31
    days on market $299,499 Active 67 DOM
16. 2026-05-30
    days on market $299,499 Active 66 DOM
17. 2026-04-17
    soldstatus $46,000
18. 2026-04-08
    price $299,499

    Show marketing remark (400 chars)

    This new single-story home maximizes space and emphasizes convenience. The open-concept layout integrates the family room, dining room and kitchen with a central island, facilitating effortless transitions between rooms for easy entertaining during gatherings. On the opposite side of the home are all three bedrooms, including the peaceful owner's suite with an attached bathroom and walk-in closet.

19. 2026-04-08
    price $299,499 400-char remark

    Show marketing remark (400 chars)

    This new single-story home maximizes space and emphasizes convenience. The open-concept layout integrates the family room, dining room and kitchen with a central island, facilitating effortless transitions between rooms for easy entertaining during gatherings. On the opposite side of the home are all three bedrooms, including the peaceful owner's suite with an attached bathroom and walk-in closet.

20. 2026-03-26
    listed $304,999 Active 400-char remark

    Show marketing remark (400 chars)

    This new single-story home maximizes space and emphasizes convenience. The open-concept layout integrates the family room, dining room and kitchen with a central island, facilitating effortless transitions between rooms for easy entertaining during gatherings. On the opposite side of the home are all three bedrooms, including the peaceful owner's suite with an attached bathroom and walk-in closet.

21. 2026-03-25
    listed $304,499 Active
22. 2023-05-25
    historical
23. 2022-05-31
    listed $36,990 Active
24. 2021-12-31
    historical
25. 2021-06-07
    price $70,000
26. 2021-03-30
    listed $39,990 Active
27. 2021-03-02
    historical
28. 2021-01-09
    listed $14,990 Active
29. 2020-04-23
    historical
30. 2020-04-12
    status Active
31. 2020-01-14
    historical
32. 2020-01-02
    listed $9,500 Active
33. 2014-09-29
    historical
34. 2014-08-15
    price $4,500
35. 2014-07-30
    status Active
36. 2014-06-14
    status Active
37. 2014-06-10
    historical
38. 2014-06-05
    price $4,500
39. 2014-06-05
    price $3,900 Pending
40. 2014-06-05
    status Pending
41. 2014-06-05
    price $3,800
42. 2014-04-04
    status Active
43. 2014-04-01
    historical
44. 2014-01-09
    listed $4,700 Active
45. 2008-04-19
    historical
46. 2006-01-06
    listed $45,900
47. 2006-01-06
    listed $45,900

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $26,076
• − Mortgage interest: −$16,777
• − Property taxes: −$4,492
• − Insurance: −$2,295
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − Depreciation: −$8,713
• Taxable loss: −$10,373
• Est. tax savings @ 24.0%: +$2,489
• After-tax cash flow: $-2,545/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

+0.2% since first listed

31 events — show timeline

• 2026-04-17 Sold (Public Records) $46,000 Public Records
• 2026-04-08 Price Changed $299,499 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $299,499 Zillow
• 2026-03-26 Listed $304,999 Zillow
• 2026-03-25 Listed $304,499 Stellar MLS as Distributed by MLS Grid
• 2023-05-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-05-31 Listed $36,990 Stellar MLS as Distributed by MLS Grid
• 2021-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-06-07 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-30 Listed $39,990 Stellar MLS as Distributed by MLS Grid
• 2021-03-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-01-09 Listed $14,990 Stellar MLS as Distributed by MLS Grid
• 2020-04-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-04-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-01-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-01-02 Listed $9,500 Stellar MLS as Distributed by MLS Grid
• 2014-09-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-08-15 Price Changed $4,500 Stellar MLS as Distributed by MLS Grid
• 2014-07-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-05 Price Changed $3,800 Stellar MLS as Distributed by MLS Grid
• 2014-06-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-05 Price Changed $3,900 Stellar MLS as Distributed by MLS Grid
• 2014-06-05 Price Changed $4,500 Stellar MLS as Distributed by MLS Grid
• 2014-04-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-04-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-01-09 Listed $4,700 Stellar MLS as Distributed by MLS Grid
• 2008-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-01-06 Listed $45,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-06 Listed $45,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.2%/yr

Latest (2025): $585 · +24.1% YoY. Source: county tax records.