397 Sunset Rd N · Grove City, FL 33947

$304,900

3 bd · 2.0 ba · 1,752 sqft · Land · 24 Days on market

Built 2026 7,500 sqft lot $7/mo HOA

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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 +13.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Great price for building lot with desirable due-South facing rear aspect. Green belt behind and on side of lot allows for extra privacy. No scrub jays per Charlotte County. Rotonda Heights is a very popular location, close to everything this area hasto offer - beaches, golf, boating, recreation, shops, restaurants and A-rated schools. No time restrictions - buy at today's prices and hold for the future.

Key facts

• Spacious island
• Open floor plan
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• LARGE LANAI
• SPACIOUS ISLAND
• FRENCH DOORS
• WALK-IN CLOSET
• TILED SHOWER

Property features AI

Finance

• Other: Permit number 20230326371; Builder license CRC1326831
• HOA & community: HOA: Devan Merrill; HOA required; Annual association fee $95 (monthly equivalent $7.92); Pets allowed

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Private water; Private sewer; Public utilities available
• Home design: Single-family home; One-story; Under construction (projected completion June 30, 2026); North-facing
• Construction: Block and stucco construction; Shingle roof; Built by SNYDER CONSTRUCTION; Builder model: TRB; Slab foundation; New construction
• Exterior features: Asphalt road access; Lot approximately 0.17 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Seven total rooms
• Laundry & utility: Indoor laundry

🏗️ 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 $305k.

Deal economics

• At list price, monthly cash flow is $-77 ($-928/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (12.7% below list).
• Recommended offer: $266k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.8% in Grove City — 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 63/100 on livability (#713 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities 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 soft (-0.2%/yr); 863 active listings in the ZIP; 22 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 40% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.2% local appreciation)).
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 5 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 $265k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $266,226 (12.7% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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: 0.87% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-3,196
• Equity at exit: $108,074

10-year hold

• IRR: 2.3%
• Equity multiple: 1.27×
• Total profit: $22,985
• Equity at exit: $146,754

Cash invested: $85,372 (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 33947

• Home prices YoY: 0.4%
• Rents YoY: -0.2%
• Active inventory: 863
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,662 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,574/yr
• Insurance: −$127
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$7
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-77

Break-even live

Break-even rent $2,760

Max offer price $293,705

Occupancy floor 98%

Sensitivity live

Price	-10% $133	-5% $28	+0% $-77	+5% $-183	+10% $-288
Rent	-10% $-288	-5% $-183	+0% $-77	+5% $28	+10% $133
Rate	-1.0pp $76	-0.5pp $0	base $-77	+0.5pp $-156	+1.0pp $-237

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8256 Shore Lake Dr Englewood, FL	3.0	3.0	2201	$2,500	$1.14	22d	1	0.44mi
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	22d	1	0.54mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	22d	1	0.56mi
502 Sunset Rd N Rotonda West, FL	3.0	2.0	1636	$2,100	$1.28	22d	1	0.62mi
511 Sweetwater Dr Rotonda West, FL	4.0	2.5	2160	$2,200	$1.02	22d	1	0.70mi
8535 Saint Kitts Cir Englewood, FL	4.0	3.0	2267	$2,675	$1.18	22d	1	0.83mi
7160 Carlsbad Ter Englewood, FL	3.0	2.0	2061	$4,500	$2.18	22d	1	0.85mi
8318 Waterscape Rd Unit NA Englewood, FL	4.0	3.0	2032	$2,425	$1.19	22d	1	1.02mi
8644 Saint Kitts Cir Englewood, FL	3.0	3.0	1849	$2,095	$1.13	22d	1	1.02mi
8318 Waterscape Rd Englewood, FL	4.0	3.0	2027	$2,475	$1.22	22d	1	1.02mi
9400 New Martinsville Ave Englewood, FL	3.0	2.0	1879	$3,300	$1.76	22d	1	1.08mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	22d	1	1.08mi
8756 Coco Bay Blvd Englewood, FL	4.0	3.0	2027	$2,600	$1.28	22d	1	1.10mi
8613 Seasalt Loop Englewood, FL	3.0	2.0	1422	$3,650	$2.57	22d	1	1.15mi
8716 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,500	$1.76	22d	1	1.15mi
8722 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,100	$1.48	22d	1	1.16mi
8146 Saint Kitts Cir Englewood, FL	3.0	2.0	1635	$2,400	$1.47	22d	1	1.17mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	22d	1	1.19mi
8787 Saint Kitts Cir Englewood, FL	3.0	2.0	1422	$2,300	$1.62	14d	1	1.21mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	22d	1	1.23mi
10123 Bay Ave Englewood, FL	3.0	2.0	2010	$2,150	$1.07	22d	1	1.36mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	22d	1	1.46mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 19 events

1. 2026-06-02
   status $304,900 Pending 24 DOM
2. 2026-06-01
   days on market $304,900 Active 24 DOM
3. 2026-05-31
   days on market $304,900 Active 23 DOM
4. 2026-05-30
   days on market $304,900 Active 22 DOM
5. 2026-05-08
   listed $304,900 Active
6. 2022-04-08
   soldstatus $265,000
7. 2021-09-07
   soldstatus $530,000
8. 2018-09-19
   soldstatus $12,500
9. 2018-06-20
   soldstatus $70,000
10. 2010-11-15
    soldstatus $7,000
11. 2010-11-01
    soldstatus $7,000 406-char remark

    Show marketing remark (406 chars)

    Great price for building lot with desirable due-South facing rear aspect. Green belt behind and on side of lot allows for extra privacy. No scrub jays per Charlotte County. Rotonda Heights is a very popular location, close to everything this area hasto offer - beaches, golf, boating, recreation, shops, restaurants and A-rated schools. No time restrictions - buy at today's prices and hold for the future.

12. 2010-04-28
    listed $9,500 406-char remark

    Show marketing remark (406 chars)

    Great price for building lot with desirable due-South facing rear aspect. Green belt behind and on side of lot allows for extra privacy. No scrub jays per Charlotte County. Rotonda Heights is a very popular location, close to everything this area hasto offer - beaches, golf, boating, recreation, shops, restaurants and A-rated schools. No time restrictions - buy at today's prices and hold for the future.

13. 2009-03-31
    listed $19,900
14. 2007-10-29
    soldstatus $16,500
15. 2007-10-29
    soldstatus $16,500
16. 2007-05-22
    listed $17,000
17. 2006-02-24
    listed $54,000
18. 2004-12-20
    soldstatus $32,000
19. 2004-07-22
    soldstatus $20,000

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 92% 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: $31,947
• − Mortgage interest: −$17,079
• − Property taxes: −$4,574
• − Insurance: −$2,322
• − Repairs & maintenance: −$2,556
• − Management: −$2,556
• − HOA: −$84
• − Depreciation: −$8,870
• Taxable loss: −$6,093
• Est. tax savings @ 24.0%: +$1,462
• After-tax cash flow: $534/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 — Grove City

• Score: 63/100
• State rank: #713
• US rank: #15171

Category grades

Amenities F Commute F Cost of living A+ 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
• Metro: Punta Gorda, FL
• Population (ZIP): 10,447
• Household income: $80,091
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 91.0

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 4%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 93% English-only · Russian/Polish/Slavic 3% 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: ▲ 1.25%
• Current HPI: 311.3231
• Rent YoY: ▼ -0.22%
• 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

+1424.5% since first listed

15 events — show timeline

• 2026-05-08 Listed $304,900 Stellar MLS as Distributed by MLS Grid
• 2022-04-08 Sold (Public Records) $265,000 Public Records
• 2021-09-07 Sold (Public Records) $530,000 Public Records
• 2018-09-19 Sold (Public Records) $12,500 Public Records
• 2018-06-20 Sold (Public Records) $70,000 Public Records
• 2010-11-15 Sold (Public Records) $7,000 Public Records
• 2010-11-01 Sold (MLS) $7,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-28 Listed $9,500 Stellar MLS as Distributed by MLS Grid
• 2009-03-31 Listed $19,900 Stellar MLS as Distributed by MLS Grid
• 2007-10-29 Sold (Public Records) $16,500 Public Records
• 2007-10-29 Sold (MLS) $16,500 Stellar MLS as Distributed by MLS Grid
• 2007-05-22 Listed $17,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-24 Listed $54,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-20 Sold (Public Records) $32,000 Public Records
• 2004-07-22 Sold (Public Records) $20,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $544 · +1.6% YoY. Source: county tax records.