15 Bunker Pl · Rotonda, FL 33947

$335,000

3 bd · 2.0 ba · 2,049 sqft · SingleFamily public records · 370 Days on market

Built 1991 10,000 sqft lot Est $381k · 12% under $15/mo HOA · 1% of rent

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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).

• ARV discount +12.9/15.0
• Cash flow +11.0/30.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Experience the FLORIDA LIFESTYLE with this LIGHT & BRIGHT, RENOVATED, 3-bedroom, 2-bath HOME, perfectly situated ON A CANAL in the PEBBLE BEACH SECTION OF ROTONDA WEST! Built in 1991, this SPACIOUS home spans 2049 sq. ft. of living space, is on public water and sewer, and is just MINUTES TO THE PALMS GOLF COURSE, one of 5 Rotonda Golf & Country Club courses! The floorplan is fabulous, which includes, a great room, dining room, AND bonus room! The fully UPDATED KITCHEN is a chef’s delight, featuring NEW WOOD, SOFT CLOSE CABINETS, QUARTZ COUNTERTOPS, ALL NEW STAINLESS-STEEL APPLIANCES, (which includes a GAS RANGE), recessed lighting, and an eat-in breakfast nook area with pi

Key facts

• Quartz countertops
• On a canal
• Updated kitchen

Tags

• ON A CANAL
• UPDATED KITCHEN
• NEW WOOD SOFT CLOSE CABINETS
• QUARTZ COUNTERTOPS
• NEW STAINLESS STEEL APPLIANCES
• BREAKFAST BAR

Property features AI

Finance

• Other: No lease restrictions indicated
• HOA & community: Has HOA (annual fee $190; approximately $15.83/month); Association approval required; Association fee required; Community features include park and playground; Pets allowed

Exterior

• Parking: Attached 2-car garage (19 x 22)
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/High-speed internet available; Water connected; Sewer connected
• Home design: Single-family residence; One story; West-facing; Homestead property
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as residential single-family
• Exterior features: Hurricane shutters; Landscaped yard; Near golf course; On freshwater canal waterfront with water access and canal views (79 ft frontage)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater; Water softener
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Living room/dining room combo; Solid surface counters; Solid wood cabinets; Walk-in closets; Bonus room; Family room; Inside utility
• Laundry & utility: Laundry room with inside hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (14.7% below list).
• Recommended offer: $286k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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); 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) — zoned schools average 38% FRL vs 54% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.2%/yr); 869 active listings in the ZIP; 23 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 43% 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 $7k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 370 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $94k; list at $335k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $285,828 (14.7% 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. It's been on market 370 days. Have you received any prior offers? Is the seller open to a 15% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $381,114
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Bunker Ct	0.16mi	3/2.0	1,818 (-11%)	2mo	$339,000	$186	72
14 Bunker Ct	0.27mi	3/2.0	1,854 (-10%)	3mo	$345,000	$186	69
30 Bunker Ln	0.38mi	3/2.0	1,972 (-4%)	8mo	$409,000	$207	69
274 Rotonda Cir	0.47mi	3/2.0	1,962 (-4%)	14mo	$335,000	$171	59
101 Fairway Rd	0.67mi	3/2.5	2,085 (+2%)	8mo	$450,000	$216	58
239 Annapolis Ln	0.35mi	3/2.0	1,747 (-15%)	3mo	$130,000	$74	57
144 Spring Dr	0.71mi	3/2.5	2,051 (+0%)	11mo	$497,500	$243	56
254 Mark Twain Ln	0.53mi	4/2.0 (+1)	1,874 (-8%)	2mo	$399,900	$213	55
269 Mark Twain Ln	0.61mi	3/2.0	1,936 (-6%)	11mo	$345,000	$178	53
256 Bunker Rd	0.62mi	3/2.0	1,907 (-7%)	13mo	$549,000	$288	48
62 Mariner Ln	0.58mi	3/2.0	1,815 (-11%)	12mo	$289,800	$160	44
150 Rotonda Cir	0.72mi	3/2.0	1,741 (-15%)	7mo	$315,000	$181	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -2.3%
• Equity multiple: 0.88×
• Total profit: $-11,015
• Equity at exit: $118,743

10-year hold

• IRR: 0.9%
• Equity multiple: 1.10×
• Total profit: $9,677
• Equity at exit: $161,242

Cash invested: $93,800 (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: 869
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,858 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$487 /mo · $5,841/yr
• Insurance: −$140
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$15
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $-207

Break-even live

Break-even rent $3,120

Max offer price $298,514

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-112	+0% $-207	+5% $-301	+10% $-396
Rent	-10% $-432	-5% $-319	+0% $-207	+5% $-94	+10% $19
Rate	-1.0pp $-38	-0.5pp $-121	base $-207	+0.5pp $-293	+1.0pp $-382

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	22d	1	0.22mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	22d	1	0.25mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	22d	1	0.36mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	22d	1	0.40mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	22d	1	0.57mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	22d	1	0.60mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	22d	1	0.61mi
188 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2086	$2,000	$0.96	22d	1	0.64mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	22d	1	0.66mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	22d	1	0.66mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	22d	1	0.68mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	15d	1	0.74mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	22d	1	0.77mi
118 Caddy Rd Rotonda West, FL	3.0	2.0	1828	$2,795	$1.53	22d	1	0.81mi
130 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2060	$2,000	$0.97	22d	1	0.91mi
511 Sweetwater Dr Rotonda West, FL	4.0	2.5	2160	$2,200	$1.02	22d	1	0.92mi
45 Oakland Hills Ct Rotonda West, FL	4.0	2.0	1536	$2,700	$1.76	22d	1	0.92mi
30 Pinehurst Pl Rotonda West, FL	3.0	3.0	2461	$3,900	$1.58	22d	1	1.17mi
12 Broadmoor Rd Unit 1 Rotonda West, FL	3.0	2.0	2065	$3,500	$1.69	22d	1	1.29mi
502 Sunset Rd N Rotonda West, FL	3.0	2.0	1636	$2,100	$1.28	22d	1	1.32mi
8256 Shore Lake Dr Englewood, FL	3.0	3.0	2201	$2,500	$1.14	22d	1	1.36mi
155 Long Meadow Ln Rotonda West, FL	3.0	2.0	1598	$4,500	$2.82	22d	1	1.43mi
123 Marker Rd Rotonda West, FL	3.0	2.0	2006	$2,400	$1.20	15d	1	1.45mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: watersewergas

Listing history 19 events

1. 2026-06-22
   days on market $335,000 Active 370 DOM
2. 2026-06-18
   days on market $335,000 Active 367 DOM
3. 2026-06-17
   days on market $335,000 Active 366 DOM
4. 2026-06-16
   days on market $335,000 Active 365 DOM
5. 2026-06-15
   days on market $335,000 Active 364 DOM
6. 2026-06-14
   days on market $335,000 Active 362 DOM
7. 2026-06-13
   days on market $335,000 Active 361 DOM
8. 2026-06-10
   days on market $335,000 Active 359 DOM
9. 2026-06-09
   days on market $335,000 Active 358 DOM
10. 2026-06-08
    days on market $335,000 Active 357 DOM
11. 2026-06-05
    days on market $335,000 Active 353 DOM
12. 2026-06-02
    days on market $335,000 Active 351 DOM
13. 2026-06-01
    days on market $335,000 Active 350 DOM
14. 2026-05-31
    days on market $335,000 Active 349 DOM
15. 2026-05-30
    days on market $335,000 Active 348 DOM
16. 2026-02-18
    price $335,000
17. 2025-07-18
    price $365,000
18. 2025-06-16
    listed $385,000 Active
19. 1991-08-01
    soldstatus $93,700

ⓘ 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: $5,841 · $487/mo
• Projected year-2 tax: $5,841 · $487/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 95% 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: $34,299
• − Mortgage interest: −$18,765
• − Property taxes: −$5,841
• − Insurance: −$2,472
• − Repairs & maintenance: −$2,744
• − Management: −$2,744
• − HOA: −$180
• − Depreciation: −$9,745
• Taxable loss: −$8,193
• Est. tax savings @ 24.0%: +$1,966
• After-tax cash flow: $-512/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

• Census place: Rotonda, FL
• County: Charlotte County · 196,994 people
• City population: 10,490
• 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

+257.5% since first listed

4 events — show timeline

• 2026-02-18 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-18 Price Changed $365,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Listed $385,000 Stellar MLS as Distributed by MLS Grid
• 1991-08-01 Sold (Public Records) $93,700 Public Records

Property tax history

+9.2%/yr

Latest (2025): $5,841 · +467.5% YoY. Source: county tax records.