60 Rotonda Cir · Rotonda, FL 33947

$246,500

3 bd · 2.0 ba · 1,231 sqft · SingleFamily public records · 121 Days on market

Built 1980 0.33 ac lot Est $239k · at est. $15/mo HOA · 1% of rent

---

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 +16.3/30.0
• ARV discount +6.1/15.0
• Appreciation +5.6/10.0
• DSCR +5.1/10.0
• Schools +4.6/10.0
• 1% rule +4.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

One or more photo(s) has been virtually staged. Welcome to your next chapter in Rotonda West's PREMIER GOLFING COMMUNITY! This 3-bedroom, 2-bathroom home with a two-car garage sits on over a QUARTER ACRE with direct golf course views, offering an unbeatable combination of location, lifestyle, and value. Step inside to discover recently updated luxury vinyl plank in the living/dining areas and tile flooring throughout the rest of the home, complemented by modern recessed lighting. The bright, open kitchen features generous cabinet space and flows seamlessly into the dining area—perfect for daily living and entertaining. The spacious living room opens to an expansive backyard with room

Key facts

• Luxury vinyl plank
• Newer roof
• Expansive backyard

Tags

• GOLF COURSE VIEWS
• LUXURY VINYL PLANK
• EXPANSIVE BACKYARD
• PRIVATE RETREAT
• NEWER ROOF
• HURRICANE FABRIC PANELS

Property features AI

Finance

• Other: Unfurnished; Pets allowed
• HOA & community: Has HOA (annual fee $190; approx. $15.83/month); Association amenities include clubhouse, golf, tennis courts, pickleball courts, playground, trails, park, deed restrictions, and golf cart-friendly community

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One-story; Faces west
• Construction: Block construction; Shingle roof; Block and slab foundation; Built on a 0.33-acre lot (approx. 1/4 to less than 1/2 acre)
• Exterior features: Hurricane shutters; Private mailbox; Greenbelt; Landscaped yard; Near golf course; Paved lot/driveway; Mature landscaping

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Dishwasher; Disposal; Electric water heater; Microwave; Range; Refrigerator; Ceramic tile flooring
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (5.7% below list).
• Recommended offer: $217k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Rents soft (-0.2%/yr); 863 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $5k of equity ($2k loan paydown + $3k 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 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $50k; list at $246k implies a 394% gain — meaningful room to come down on a strong offer.

Recommended offer $216,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $238,814
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
183 Mariner Ln	0.48mi	3/2.0	1,271 (+3%)	3mo	$259,500	$204	70
192 Annapolis Ln	0.49mi	2/2.0 (-1)	1,270 (+3%)	1mo	$140,000	$110	66
159 Annapolis Ln	0.30mi	2/2.0 (-1)	1,298 (+5%)	18mo	$175,000	$135	57
149 Caddy Rd	0.41mi	3/2.0	1,284 (+4%)	23mo	$290,000	$226	54
193 Caddy Rd	0.69mi	3/2.0	1,270 (+3%)	23mo	$247,000	$194	44

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: 2.8%
• Equity multiple: 1.14×
• Total profit: $9,609
• Equity at exit: $87,374

10-year hold

• IRR: 5.3%
• Equity multiple: 1.63×
• Total profit: $43,499
• Equity at exit: $118,645

Cash invested: $69,020 (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: 863
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,324 high
• Mortgage (P&I): −$1,293
• Tax from tax record: −$288 /mo · $3,462/yr
• Insurance: −$103
• HOA: −$15
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $137

Break-even live

Break-even rent $2,150

Max offer price $246,500

Occupancy floor 89%

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: $61,625
• Closing costs: $7,395
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	21d	1	0.50mi
195 Rotonda Blvd W Unit A Rotonda West, FL	3.0	2.0	1162	$1,850	$1.59	21d	1	0.53mi
199 Rotonda Blvd W Unit C Rotonda West, FL	2.0	2.0	974	$1,475	$1.51	14d	1	0.55mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	21d	1	0.57mi
98 Caddy Rd Rotonda West, FL	2.0	2.0	1167	$4,000	$3.43	21d	1	0.68mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	21d	1	0.82mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	21d	1	0.98mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	21d	1	1.00mi
284 Rotonda Blvd W Rotonda West, FL	2.0	2.0	897	$1,475	$1.64	21d	1	1.17mi
260 Rotonda Blvd W Unit 2 Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	21d	1	1.21mi
278 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	1138	$1,625	$1.43	21d	1	1.26mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	21d	1	1.28mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	14d	1	1.29mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	21d	1	1.29mi
309 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	960	$1,450	$1.51	21d	1	1.30mi
146 Boundary Blvd Unit B101 Rotonda West, FL	2.0	2.0	815	$1,400	$1.72	21d	1	1.37mi
260 Rotonda Blvd E Unit B Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	21d	1	1.43mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	21d	1	1.45mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	14d	1	1.45mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	14d	1	1.48mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,232	$1.20	14d	1	1.50mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 30 events

1. 2026-06-18
   days on market $246,500 Active 121 DOM
2. 2026-06-17
   days on market $246,500 Active 120 DOM
3. 2026-06-16
   days on market $246,500 Active 119 DOM
4. 2026-06-15
   days on market $246,500 Active 118 DOM
5. 2026-06-14
   days on market $246,500 Active 116 DOM
6. 2026-06-13
   days on market $246,500 Active 115 DOM
7. 2026-06-10
   days on market $246,500 Active 113 DOM
8. 2026-06-09
   days on market $246,500 Active 112 DOM
9. 2026-06-08
   days on market $246,500 Active 111 DOM
10. 2026-06-07
    days on market $246,500 Active 110 DOM
11. 2026-06-05
    days on market $246,500 Active 107 DOM
12. 2026-06-03
    days on market $246,500 Active 106 DOM
13. 2026-06-03
    price $246,500 Active 105 DOM
14. 2026-06-02
    days on market $249,500 Active 105 DOM
15. 2026-06-01
    days on market $249,500 Active 104 DOM
16. 2026-05-31
    days on market $249,500 Active 103 DOM
17. 2026-05-30
    days on market $249,500 Active 102 DOM
18. 2026-02-17
    listed $249,500 Active
19. 2024-04-06
    historical $1,695
20. 2024-03-13
    listed $1,695
21. 2024-03-13
    historical $1,895
22. 2024-02-04
    listed $1,895
23. 2024-02-04
    historical $1,895
24. 2024-02-03
    listed $1,895
25. 2024-01-12
    historical $1,895
26. 2024-01-08
    listed $1,895
27. 1998-10-28
    soldstatus $49,900
28. 1998-02-03
    soldstatus $58,500
29. 1980-04-01
    soldstatus $20,400
30. 1980-04-01
    soldstatus $20,400

ⓘ 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: $3,462 · $288/mo
• Projected year-2 tax: $3,462 · $288/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $27,892
• − Mortgage interest: −$13,808
• − Property taxes: −$3,462
• − Insurance: −$1,232
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − HOA: −$180
• − Depreciation: −$7,171
• Taxable loss: −$2,424
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $2,230/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

+1123.0% since first listed

13 events — show timeline

• 2026-02-17 Listed $249,500 Stellar MLS as Distributed by MLS Grid
• 2024-04-06 Rental Removed $1,695 APPFOLIO
• 2024-03-13 Listed for Rent $1,695 APPFOLIO
• 2024-03-13 Rental Removed $1,895 APPFOLIO
• 2024-02-04 Listed for Rent $1,895 APPFOLIO
• 2024-02-04 Rental Removed $1,895 TURBOTENANT
• 2024-02-03 Listed for Rent $1,895 TURBOTENANT
• 2024-01-12 Rental Removed $1,895 TURBOTENANT
• 2024-01-08 Listed for Rent $1,895 TURBOTENANT
• 1998-10-28 Sold (Public Records) $49,900 Public Records
• 1998-02-03 Sold (Public Records) $58,500 Public Records
• 1980-04-01 Sold (Public Records) $20,400 Public Records
• 1980-04-01 Sold (Public Records) $20,400 Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,462 · -6.7% YoY. Source: county tax records.