13401 Galveston Ave · Rotonda, FL 33981

$455,000

4 bd · 3.0 ba · 2,960 sqft · SingleFamily public records · 154 Days on market

Built 2007 0.48 ac lot

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Why this score? — see what drove the C+ 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

IMPACT WINDOWS | FULLY UPDATED | DOUBLE LOT Welcome to this impressively updated 4-bedroom, 2.5-bath home offering nearly 3,000 square feet of beautifully designed living space and a spacious 3-car garage. From the moment you arrive, you’ll appreciate the freshly painted exterior, brand-new impact-rated windows, doors, and sliders, along with a 2022 roof—delivering both style and peace of mind. Situated on an expansive street-to-street double lot, this property offers endless possibilities with room to store your RV or boat, add a pool, create a fire pit, or design your ultimate outdoor oasis. A detached storage shed on the additional lot and a dedicated 50-amp RV hookup add inc

Key facts

• 50-amp rv hookup
• Dual corner pantries
• Butcher block island

Tags

• IMPACT WINDOWS
• DOUBLE LOT OPPORTUNITY
• DETACHED STORAGE SHED
• 50-AMP RV HOOKUP
• BUTCHER BLOCK ISLAND
• DUAL CORNER PANTRIES

Property features AI

Finance

• Other: Homestead exempt; Zoned RSF3.5
• HOA & community: Has HOA (annual fee, optional); Pets allowed

Exterior

• Parking: Attached garage with garage door opener; 3-car garage
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; Residential property; Two levels; North-facing
• Construction: Block and stucco construction; Shingle roof; Block foundation; Built on two levels
• Exterior features: Enclosed patio; Front porch; Outdoor lighting; Private mailbox; Storage shed; Mature landscaping with oak trees; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen (kitchen/family room combo)
• Bedrooms: 4 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Split bedroom layout; Walk-in closets
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $455k.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $455k).
• Recommended offer: $400k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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); 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); 2188 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $3k of loan paydown is wiped out by about $14k 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 (-3.0% appreciation + 5.3% rent growth), your $127k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $230k; list at $455k implies a 98% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $400,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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: 1.14% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.64%
• DSCR: 1.52
• GRM: 7.3

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-9,776
• Equity at exit: $67,842

10-year hold

• IRR: 10.1%
• Equity multiple: 1.87×
• Total profit: $111,182
• Equity at exit: $39,340

Cash invested: $127,400 (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: 2188
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $5,193 medium
• Mortgage (P&I): −$2,386
• Tax from tax record: −$291 /mo · $3,491/yr
• Insurance: −$190
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,091
• Net cashflow: $809

Break-even live

Break-even rent $4,168

Max offer price $455,000

Occupancy floor 79%

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: $113,750
• Closing costs: $13,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14462 Fort Worth Cir Port Charlotte, FL	4.0	2.5	2768	$5,500	$1.99	21d	1	0.70mi
10047 Greetings St Port Charlotte, FL	4.0	2.0	2238	$3,200	$1.43	21d	1	0.92mi
9474 Melody Cir Port Charlotte, FL	4.0	4.5	3000	$10,500	$3.50	21d	1	1.35mi

Listing history 38 events

1. 2026-06-18
   days on market $455,000 Active 154 DOM
2. 2026-06-17
   days on market $455,000 Active 153 DOM
3. 2026-06-16
   days on market $455,000 Active 152 DOM
4. 2026-06-15
   days on market $455,000 Active 151 DOM
5. 2026-06-14
   days on market $455,000 Active 149 DOM
6. 2026-06-13
   days on market $455,000 Active 148 DOM
7. 2026-06-10
   days on market $455,000 Active 146 DOM
8. 2026-06-09
   days on market $455,000 Active 145 DOM
9. 2026-06-08
   days on market $455,000 Active 144 DOM
10. 2026-06-05
    days on market $455,000 Active 140 DOM
11. 2026-06-03
    days on market $455,000 Active 139 DOM
12. 2026-06-02
    days on market $455,000 Active 138 DOM
13. 2026-06-01
    days on market $455,000 Active 137 DOM
14. 2026-05-31
    days on market $455,000 Active 136 DOM
15. 2026-05-30
    days on market $455,000 Active 135 DOM
16. 2026-04-09
    price $459,999
17. 2026-02-13
    price $469,999
18. 2026-01-15
    listed $475,000 Active
19. 2025-07-31
    historical
20. 2025-07-03
    price $449,000
21. 2025-06-29
    status Active
22. 2025-06-27
    historical
23. 2025-06-21
    price $474,900
24. 2025-05-21
    price $484,900
25. 2025-05-02
    price $489,900
26. 2025-03-26
    price $498,900
27. 2025-02-22
    price $499,900
28. 2025-01-02
    price $529,900
29. 2024-12-10
    price $539,900
30. 2024-11-20
    price $549,900
31. 2024-10-14
    price $570,000
32. 2024-09-19
    listed $585,000 Active
33. 2011-02-18
    listed $245,000
34. 2008-09-05
    soldstatus $230,000
35. 2008-01-21
    listed $209,900
36. 2005-05-10
    soldstatus $49,900
37. 2005-05-06
    soldstatus $49,900
38. 2004-12-23
    listed $49,900

ⓘ 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: $3,491 · $291/mo
• Projected year-2 tax: $3,776 · $315/mo
• Expected delta: +$285/yr (+$24/mo · 8.2%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $62,315
• − Mortgage interest: −$25,487
• − Property taxes: −$3,491
• − Insurance: −$7,394
• − Repairs & maintenance: −$4,985
• − Management: −$4,985
• − Depreciation: −$13,236
• Taxable income: $2,737
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $9,055/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

+821.8% since first listed

23 events — show timeline

• 2026-04-09 Price Changed $459,999 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $469,999 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Listed $475,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-03 Price Changed $449,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-21 Price Changed $474,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-21 Price Changed $484,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Price Changed $489,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-26 Price Changed $498,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-22 Price Changed $499,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-02 Price Changed $529,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-10 Price Changed $539,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-20 Price Changed $549,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-14 Price Changed $570,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-19 Listed $585,000 Stellar MLS as Distributed by MLS Grid
• 2011-02-18 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2008-09-05 Sold (MLS) $230,000 Stellar MLS as Distributed by MLS Grid
• 2008-01-21 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2005-05-10 Sold (Public Records) $49,900 Public Records
• 2005-05-06 Sold (MLS) $49,900 Stellar MLS as Distributed by MLS Grid
• 2004-12-23 Listed $49,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $3,491 · +25.6% YoY. Source: county tax records.