11370 Gulfstream Blvd · Rotonda, FL 33981

$330,000

4 bd · 2.0 ba · 1,634 sqft · Land · 81 Days on market

Built 2026 10,319 sqft lot

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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 +9.0/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new MOVE IN READY home outfitted with elegant and high quality materials. This is a spacious 4/2/2. Upon entering the home you'll be greeted with a large open space with tons of natural light coming through the IMPACT WINDOWS AND SLIDERS. The home is outfitted with a beautiful porcelain tile throughout the entire home. The kitchen features a large quartz island, soft close cabinetry, lots of counter space, stainless steel appliances and a charming stone tile back-splash. The home has a private split bedroom layout boasting large bedrooms. The primary bedroom boasts a large walk-in closet and an on-suite bathroom with a double vanity sink and a large walk-in shower with a beautiful mar

Key facts

• Quartz island
• Soft close cabinetry
• Porcelain tile

Tags

• IMPACT WINDOWS AND SLIDERS
• PORCELAIN TILE
• QUARTZ ISLAND
• SOFT CLOSE CABINETRY
• STONE TILE BACK-SPLASH
• PRIVATE SPLIT BEDROOM LAYOUT

Property features AI

Finance

• Other: Property zoned RSF3.5; Lot approximately 0.24 acres; Living area and building area reported from public records; Property listed through ERA ADVANTAGE REALTY, INC.
• Financial info: No lease restrictions indicated
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached 2-car garage
• Security: No specific security features listed
• Utilities: Public water; Septic sewer; Electricity connected; Cable available; Broadband/high-speed internet available
• Home design: Single-family residence; One story; South-facing; Completed/new construction
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as new construction
• Exterior features: Exterior lighting; Asphalt/paved public-maintained road access; Street lights in the community

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Tile; Tile flooring throughout
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Open floorplan; Split-bedroom layout; Stone counters; Thermostat; Walk-in closet(s); Insulated and storm windows
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-329 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (22.6% below list).
• Recommended offer: $255k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 29 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).
• This rent runs 36% 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 $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 81 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $330k implies a 8584% 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 $255,430 (22.6% 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 81 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.41%
• DSCR: 0.85
• GRM: 10.8

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: -20.9%
• Equity multiple: 0.26×
• Total profit: $-68,337
• Equity at exit: $49,204

10-year hold

• IRR: -9.6%
• Equity multiple: 0.35×
• Total profit: $-60,287
• Equity at exit: $28,532

Cash invested: $92,400 (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 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2198
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,554 high
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$138
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-329

Break-even live

Break-even rent $2,971

Max offer price $282,376

Occupancy floor —

Sensitivity live

Price	-10% $-101	-5% $-215	+0% $-329	+5% $-443	+10% $-557
Rent	-10% $-531	-5% $-430	+0% $-329	+5% $-228	+10% $-127
Rate	-1.0pp $-163	-0.5pp $-245	base $-329	+0.5pp $-415	+1.0pp $-502

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	23d	1	0.24mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	15d	1	0.25mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	23d	1	0.42mi
589 Rotonda Cir Rotonda West, FL	3.0	2.5	2190	$4,200	$1.92	23d	1	0.48mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	23d	1	0.53mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	23d	1	0.55mi
11268 Oceanspray Blvd Englewood, FL	3.0	2.0	1702	$6,750	$3.97	23d	1	0.71mi
7152 Bougainvillea St Englewood, FL	3.0	3.0	2150	$4,500	$2.09	15d	1	0.73mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	23d	1	0.77mi
11383 Baggot Ave Englewood, FL	3.0	2.0	1535	$2,000	$1.30	23d	1	0.86mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	23d	1	0.87mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	15d	1	0.90mi
7114 Sunnybrook Blvd Englewood, FL	4.0	2.0	1636	$2,297	$1.40	23d	1	0.92mi
11225 Pendleton Ave Englewood, FL	3.0	2.0	1164	$1,545	$1.33	15d	1	0.94mi
11223 Pendleton Ave Englewood, FL	3.0	3.0	1164	$1,545	$1.33	15d	1	0.94mi
12073 Henley Ave Port Charlotte, FL	3.0	2.0	1263	$1,795	$1.42	23d	1	1.03mi
11138 Pendleton Ave Unit 11136 Englewood, FL	3.0	2.0	1247	$1,495	$1.20	15d	1	1.03mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	23d	1	1.04mi
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	15d	1	1.15mi
6460 Blueberry Dr Englewood, FL	3.0	2.0	1672	$1,800	$1.08	23d	1	1.16mi
10526 Pendleton Ave Englewood, FL	3.0	2.0	1191	$1,550	$1.30	23d	1	1.17mi
10452 Pendleton Ave Englewood, FL	3.0	2.0	1164	$1,700	$1.46	15d	1	1.26mi
12 Broadmoor Rd Unit 1 Rotonda West, FL	3.0	2.0	2065	$3,500	$1.69	23d	1	1.28mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	23d	1	1.31mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	23d	1	1.39mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	23d	1	1.41mi
10336 Pendleton Ave Englewood, FL	3.0	2.0	1162	$1,800	$1.55	23d	1	1.41mi
123 Marker Rd Rotonda West, FL	3.0	2.0	2006	$2,400	$1.20	15d	1	1.48mi
6305 Shaw St Englewood, FL	3.0	2.0	1525	$2,100	$1.38	23d	1	1.50mi

Listing history 37 events

1. 2026-06-22
   days on market $330,000 Active 81 DOM
2. 2026-06-18
   days on market $330,000 Active 78 DOM
3. 2026-06-17
   days on market $330,000 Active 77 DOM
4. 2026-06-16
   pricedays on market $330,000 Active 76 DOM
5. 2026-06-15
   days on market $345,000 Active 75 DOM
6. 2026-06-14
   days on market $345,000 Active 73 DOM
7. 2026-06-13
   days on market $345,000 Active 72 DOM
8. 2026-06-10
   days on market $345,000 Active 70 DOM
9. 2026-06-09
   days on market $345,000 Active 69 DOM
10. 2026-06-08
    days on market $345,000 Active 68 DOM
11. 2026-06-07
    days on market $345,000 Active 67 DOM
12. 2026-06-05
    days on market $345,000 Active 64 DOM
13. 2026-06-03
    days on market $345,000 Active 63 DOM
14. 2026-06-02
    days on market $345,000 Active 62 DOM
15. 2026-06-01
    days on market $345,000 Active 61 DOM
16. 2026-05-31
    days on market $345,000 Active 60 DOM
17. 2026-05-30
    days on market $345,000 Active 59 DOM
18. 2026-05-16
    price $345,000
19. 2026-04-14
    price $355,000
20. 2026-04-01
    listed $360,000 Active
21. 2022-11-26
    historical
22. 2022-07-26
    price $21,999
23. 2022-07-26
    price $21,990
24. 2022-05-31
    price $24,550
25. 2022-04-18
    listed $26,980 Active
26. 2022-01-15
    historical
27. 2021-08-13
    price $22,500
28. 2021-07-17
    listed $26,999 Active
29. 2018-01-26
    soldstatus $3,800 Sold
30. 2017-12-16
    status Pending
31. 2017-10-31
    price $5,300
32. 2017-08-10
    price $6,600
33. 2017-06-26
    price $7,100
34. 2017-03-01
    listed $8,000 Active
35. 2005-01-25
    soldstatus $86,000
36. 2004-12-16
    soldstatus $28,800
37. 2004-08-12
    listed $29,500

ⓘ 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) · 71% 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: $30,652
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$2,448
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − Depreciation: −$9,600
• Taxable loss: −$9,735
• Est. tax savings @ 24.0%: +$2,336
• After-tax cash flow: $-1,613/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

+1069.5% since first listed

20 events — show timeline

• 2026-05-16 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $355,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $360,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-07-26 Price Changed $21,999 Stellar MLS as Distributed by MLS Grid
• 2022-07-26 Price Changed $21,990 Stellar MLS as Distributed by MLS Grid
• 2022-05-31 Price Changed $24,550 Stellar MLS as Distributed by MLS Grid
• 2022-04-18 Listed $26,980 Stellar MLS as Distributed by MLS Grid
• 2022-01-15 Listing Removed — FORTMLS
• 2021-08-13 Price Changed $22,500 FORTMLS
• 2021-07-17 Listed $26,999 FORTMLS
• 2018-01-26 Sold (MLS) $3,800 Stellar MLS as Distributed by MLS Grid
• 2017-12-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-10-31 Price Changed $5,300 Stellar MLS as Distributed by MLS Grid
• 2017-08-10 Price Changed $6,600 Stellar MLS as Distributed by MLS Grid
• 2017-06-26 Price Changed $7,100 Stellar MLS as Distributed by MLS Grid
• 2017-03-01 Listed $8,000 Stellar MLS as Distributed by MLS Grid
• 2005-01-25 Sold (Public Records) $86,000 Public Records
• 2004-12-16 Sold (MLS) $28,800 Stellar MLS as Distributed by MLS Grid
• 2004-08-12 Listed $29,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2025): $649 · +19.1% YoY. Source: county tax records.