13113 Gasparilla Rd #403 · Rotonda, FL 33946

$465,000

2 bd · 2.0 ba · 1,316 sqft · Condo public records · 204 Days on market

Built 2003 $1119/mo HOA · 18% of rent

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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 +22.8/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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

One or more photo(s) has been virtually staged. Now positioned among the best value opportunities in Boca Vista Harbor, this fourth-floor residence offers sweeping views of the Intracoastal Waterway, Gasparilla Sound, and surrounding preserves within a gated community near Boca Grande. Recently adjusted to reflect current market conditions, it delivers a compelling blend of elevation, privacy, and scenery at a price designed to inspire action. The open-concept layout and split-bedroom design balance functionality and comfort, creating space for everyday living while maintaining privacy for guests. From the double screened lanai, panoramic water views unfold in every direction—an ever-

Key facts

• Wine refrigerator
• Oversized lanai
• Panoramic views

Tags

• PANORAMIC VIEWS
• OVERSIZED LANAI
• BUILT-IN SUB-ZERO REFRIGERATOR
• CUSTOM WOOD CABINETRY
• GRANITE COUNTERTOPS
• WINE REFRIGERATOR

Property features AI

Finance

• Other: Furnished; Homestead exemption indicated
• Financial info: Total annual fees reported as $13,428; Lease restrictions apply
• HOA & community: Has HOA (Grande Property Services); Monthly HOA dues approximately $1,119; Quarterly association fee; Association fee includes common area taxes, pool, reserves, insurance, building and grounds maintenance, management, pest control, private road, recreational facilities, trash and water; Community amenities include clubhouse, pool, spa/hot tub, tennis courts, pickleball courts, community mailbox, deed restrictions, and wheelchair access; Pets allowed (with limits)

Exterior

• Parking: Deeded parking; Common and guest parking; Garage with 1 garage space; Garage door opener; Ground level and basement access
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Underground utilities; BB/HS internet available; Cable available
• Home design: Condominium; One level; Located on 4th floor; Faces northeast; Part of a 6-story building
• Construction: Block and stucco construction; Metal roof; Block foundation; Building identified as Building A
• Exterior features: Balcony; Hurricane shutters; Sliding doors; Storage; Kayak launch in community; Bay/harbor, bayou and intracoastal waterway views; Water access to Gulf/Ocean and Intracoastal Waterway; No fixed bridges, no-wake zones and riprap nearby

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stone counters; Solid wood cabinets
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; High ceilings; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Solid wood cabinets; Split bedroom layout; Stone counters; Walk-in closets; Window treatments; Elevator in building
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $465k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $465k).
• Recommended offer: $409k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Vineland Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 579 students, 45% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 37% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $3k 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 204 days — a 12% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $275k; list at $465k implies a 69% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $409,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.78×
• Total profit: $-28,221
• Equity at exit: $92,397

10-year hold

• IRR: 2.7%
• Equity multiple: 1.23×
• Total profit: $30,067
• Equity at exit: $80,960

Cash invested: $130,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $6,175 medium
• Mortgage (P&I): −$2,439
• Tax from tax record: −$315 /mo · $3,776/yr
• Insurance: −$194
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,119
• Vacancy / Maint / Mgmt: −$1,297
• Net cashflow: $386

Break-even live

Break-even rent $5,687

Max offer price $465,000

Occupancy floor 89%

Sensitivity live

Price	-10% $649	-5% $517	+0% $386	+5% $254	+10% $123
Rent	-10% $-102	-5% $142	+0% $386	+5% $630	+10% $874
Rate	-1.0pp $620	-0.5pp $504	base $386	+0.5pp $265	+1.0pp $143

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13113 Gasparilla Rd #405 Placida, FL	3.0	2.0	1855	$3,150	$1.70	22d	1	0.04mi
550 Gaspar Dr Placida, FL	3.0	3.0	1803	$5,500	$3.05	22d	1	1.38mi
9400 Little Gasparilla Unit F9 Placida, FL	2.0	2.0	946	$6,500	$6.87	22d	1	1.49mi
9400 Little Gasparilla Unit H8 Placida, FL	2.0	2.0	946	$5,850	$6.18	22d	1	1.49mi

HOA detail condo

• Monthly dues: $1,119 · $13,428/yr
• Likely covers: watergassecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $465,000 Active 204 DOM
2. 2026-06-17
   days on market $465,000 Active 203 DOM
3. 2026-06-16
   days on market $465,000 Active 202 DOM
4. 2026-06-15
   days on market $465,000 Active 201 DOM
5. 2026-06-14
   days on market $465,000 Active 199 DOM
6. 2026-06-13
   days on market $465,000 Active 198 DOM
7. 2026-06-10
   days on market $465,000 Active 196 DOM
8. 2026-06-09
   days on market $465,000 Active 195 DOM
9. 2026-06-08
   days on market $465,000 Active 194 DOM
10. 2026-06-05
    days on market $465,000 Active 190 DOM
11. 2026-06-02
    days on market $465,000 Active 188 DOM
12. 2026-06-01
    days on market $465,000 Active 187 DOM
13. 2026-05-31
    days on market $465,000 Active 186 DOM
14. 2026-05-30
    days on market $465,000 Active 185 DOM
15. 2026-03-11
    price $465,000
16. 2026-01-23
    price $490,000
17. 2025-11-26
    listed $510,000 Active
18. 2014-04-29
    soldstatus $275,000
19. 2012-03-13
    soldstatus $330,000
20. 2003-02-01
    soldstatus $305,000

ⓘ 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: $3,776 · $315/mo
• Projected year-2 tax: $3,860 · $322/mo
• Expected delta: +$83/yr (+$7/mo · 2.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $74,100
• − Mortgage interest: −$26,047
• − Property taxes: −$3,776
• − Insurance: −$7,444
• − Repairs & maintenance: −$5,928
• − Management: −$5,928
• − HOA: −$13,428
• − Depreciation: −$13,527
• Taxable loss: −$1,978
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $5,104/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

+52.5% since first listed

6 events — show timeline

• 2026-03-11 Price Changed $465,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $490,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-26 Listed $510,000 Stellar MLS as Distributed by MLS Grid
• 2014-04-29 Sold (Public Records) $275,000 Public Records
• 2012-03-13 Sold (Public Records) $330,000 Public Records
• 2003-02-01 Sold (Public Records) $305,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $3,776 · +3.0% YoY. Source: county tax records.