8692 Marsh St · Rotonda, FL 33946

$599,999

2 bd · 2.0 ba · 936 sqft · SingleFamily public records · 235 Days on market

Built 1989 7,200 sqft lot Est $612k · at est.

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +8.4/15.0
• 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

Great location on the north end of the island, newer community dock, and beach access! This 2 bedroom, 2 bath home with large kitchen, living room, dining room, beautiful stone facade, wood burning fireplace and laundry upstairs is open and inviting. Great for entertaining or relaxing with the family after a great beach day or fishing trip. There is tile throughout the whole home. A roomy open front porch and large covered back porch also add to the living area of the home. Under the home there are two large storage areas and out door shower. If you are looking for an island home getaway, this home maybe this perfect one for you. Call to come see today.

Key facts

• Deeded beach access
• Community dock
• Outdoor dining area

Tags

• COMMUNITY DOCK
• DEEDED BEACH ACCESS
• OUTDOOR SHOWER
• LARGE COVERED BACK PORCH
• OUTDOOR DINING AREA

Property features AI

Finance

• HOA & community: No association; Pets allowed (cats and dogs)

Exterior

• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single family residence; One story; Stilt / on piling foundation; North-facing
• Construction: Vinyl siding and frame construction; Metal roof; Built on pilings (stilt)
• Exterior features: Balcony; French doors; Exterior lighting; Outdoor shower; Exterior storage; Water access (bay/harbor, beach with deeded access, Gulf/Ocean, Gulf/Ocean to bay, intracoastal waterway)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen layout
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Kitchen open to family room; Living and dining room combo
• Laundry & utility: Inside laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $600k).
• Recommended offer: $528k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 915 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $4k of loan paydown is wiped out by about $11k 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.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $168k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($528k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $36k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $337k; list at $600k implies a 78% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $527,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 10.18%
• Cash-on-cash: 13.87%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $612,144
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8312 Grand (peacock) Ave	0.16mi	2/1.0	841 (-10%)	8mo	$549,900	$654	65
8418 Little Gasparilla Is	0.10mi	3/1.0 (+1)	1,064 (+14%)	17mo	$420,000	$395	49

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: 3.9%
• Equity multiple: 1.16×
• Total profit: $27,293
• Equity at exit: $119,222

10-year hold

• IRR: 11.6%
• Equity multiple: 2.03×
• Total profit: $173,362
• Equity at exit: $104,464

Cash invested: $168,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $7,098 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$269 /mo · $3,233/yr
• Insurance: −$250
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,490
• Net cashflow: $1,515

Break-even live

Break-even rent $5,180

Max offer price $599,999

Occupancy floor 74%

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9400 Little Gasparilla Unit F9 Placida, FL	2.0	2.0	946	$6,500	$6.87	21d	1	0.80mi
9400 Little Gasparilla Unit H8 Placida, FL	2.0	2.0	946	$5,850	$6.18	21d	1	0.80mi
9400 Little Gasparilla Unit G9 Placida, FL	2.0	2.0	946	$6,900	$7.29	21d	1	0.85mi
9750 Little Gasparilla Placida, FL	3.0	1.5	957	$10,000	$10.45	21d	1	1.13mi

Listing history 33 events

1. 2026-06-18
   days on market $599,999 Active 235 DOM
2. 2026-06-17
   days on market $599,999 Active 234 DOM
3. 2026-06-16
   days on market $599,999 Active 233 DOM
4. 2026-06-15
   days on market $599,999 Active 232 DOM
5. 2026-06-14
   days on market $599,999 Active 230 DOM
6. 2026-06-13
   days on market $599,999 Active 229 DOM
7. 2026-06-10
   days on market $599,999 Active 227 DOM
8. 2026-06-09
   days on market $599,999 Active 226 DOM
9. 2026-06-08
   days on market $599,999 Active 225 DOM
10. 2026-06-05
    days on market $599,999 Active 221 DOM
11. 2026-06-02
    days on market $599,999 Active 219 DOM
12. 2026-06-01
    days on market $599,999 Active 218 DOM
13. 2026-05-31
    days on market $599,999 Active 217 DOM
14. 2026-05-30
    days on market $599,999 Active 216 DOM
15. 2026-01-29
    status Active
16. 2026-01-02
    status Pending
17. 2025-12-02
    price $599,999
18. 2025-09-29
    listed $636,000 Active
19. 2024-08-01
    historical
20. 2024-02-01
    listed $745,000 Active
21. 2020-10-28
    soldstatus $336,900
22. 2020-10-26
    historical 662-char remark

    Show marketing remark (662 chars)

    Great location on the north end of the island, newer community dock, and beach access! This 2 bedroom, 2 bath home with large kitchen, living room, dining room, beautiful stone facade, wood burning fireplace and laundry upstairs is open and inviting. Great for entertaining or relaxing with the family after a great beach day or fishing trip. There is tile throughout the whole home. A roomy open front porch and large covered back porch also add to the living area of the home. Under the home there are two large storage areas and out door shower. If you are looking for an island home getaway, this home maybe this perfect one for you. Call to come see today.

23. 2020-10-26
    soldstatus $336,900 Sold 662-char remark

    Show marketing remark (662 chars)

    Great location on the north end of the island, newer community dock, and beach access! This 2 bedroom, 2 bath home with large kitchen, living room, dining room, beautiful stone facade, wood burning fireplace and laundry upstairs is open and inviting. Great for entertaining or relaxing with the family after a great beach day or fishing trip. There is tile throughout the whole home. A roomy open front porch and large covered back porch also add to the living area of the home. Under the home there are two large storage areas and out door shower. If you are looking for an island home getaway, this home maybe this perfect one for you. Call to come see today.

24. 2020-09-01
    status Pending 662-char remark

    Show marketing remark (662 chars)

    Great location on the north end of the island, newer community dock, and beach access! This 2 bedroom, 2 bath home with large kitchen, living room, dining room, beautiful stone facade, wood burning fireplace and laundry upstairs is open and inviting. Great for entertaining or relaxing with the family after a great beach day or fishing trip. There is tile throughout the whole home. A roomy open front porch and large covered back porch also add to the living area of the home. Under the home there are two large storage areas and out door shower. If you are looking for an island home getaway, this home maybe this perfect one for you. Call to come see today.

25. 2020-08-28
    listed $330,000 Active 662-char remark

    Show marketing remark (662 chars)

    Great location on the north end of the island, newer community dock, and beach access! This 2 bedroom, 2 bath home with large kitchen, living room, dining room, beautiful stone facade, wood burning fireplace and laundry upstairs is open and inviting. Great for entertaining or relaxing with the family after a great beach day or fishing trip. There is tile throughout the whole home. A roomy open front porch and large covered back porch also add to the living area of the home. Under the home there are two large storage areas and out door shower. If you are looking for an island home getaway, this home maybe this perfect one for you. Call to come see today.

26. 2015-03-27
    soldstatus $245,000 Sold
27. 2015-03-12
    status Pending
28. 2015-02-25
    historical Contingent - Inspections
29. 2014-06-10
    historical
30. 2014-04-07
    price $260,000
31. 2014-04-07
    price $278,800 Active
32. 2014-04-07
    status Active
33. 2014-04-05
    listed $298,800 Active

ⓘ 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: $3,233 · $269/mo
• Projected year-2 tax: $4,980 · $415/mo
• Expected delta: +$1,747/yr (+$146/mo · 54.1%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $85,171
• − Mortgage interest: −$33,609
• − Property taxes: −$3,233
• − Insurance: −$8,118
• − Repairs & maintenance: −$6,814
• − Management: −$6,814
• − Depreciation: −$17,455
• Taxable income: $9,128
• Est. tax owed @ 24.0%: −$2,191
• After-tax cash flow: $15,985/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

• 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

+100.8% since first listed

19 events — show timeline

• 2026-01-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $599,999 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Listed $636,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-01 Listed $745,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-28 Sold (Public Records) $336,900 Public Records
• 2020-10-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-10-26 Sold (MLS) $336,900 Stellar MLS as Distributed by MLS Grid
• 2020-09-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-08-28 Listed $330,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-27 Sold (MLS) $245,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-02-25 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-04-07 Price Changed $278,800 Stellar MLS as Distributed by MLS Grid
• 2014-04-07 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2014-04-05 Listed $298,800 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $3,233 · +2.6% YoY. Source: county tax records.