275 Antis Dr · Rotonda, FL 33947

$384,900

4 bd · 2.0 ba · 1,677 sqft · Land · 267 Days on market

Built 2024 7,661 sqft lot $10/mo HOA

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.2/30.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +1.5/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Come and build your dream home on this double lot which has waterfront on conservation lake located in Rotonda Lakes Florida. The community has lakes, golf courses and is close to beaches, restaurants and all that Southwest Fl has to offer. This property is priced to sell so don't miss out.

Key facts

• Stone countertops
• Gourmet kitchen
• Pond views

Tags

• POND VIEWS
• IMPACT WINDOWS
• GOURMET KITCHEN
• PREMIUM CABINETRY
• STONE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Living area reported as 1,677 (builder source); total building area 2,268; Lot about 0.18 acres (paved road); Builder: Moio Homes Construction LLC; Universal property ID available
• HOA & community: HOA required (Association: Sara); HOA dues approximately $10 monthly ($120 annually); Deed restrictions; Golf carts allowed; Pets allowed (cats and dogs)

Exterior

• Parking: 2-car garage
• Utilities: Electricity connected; Water connected; Sewer connected (public sewer); Underground utilities; Water source listed as None
• Home design: Single family residence; One story; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Slab and stem wall foundation; New construction
• Exterior features: Lighting; Private mailbox; Sliding doors; Pond frontage / pond view; On waterfront (pond)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Kitchen/family room combo; Open floorplan; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $385k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (42.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (35.1% below list).
• Recommended offer: $222k (42.2% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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: Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 28% FRL vs 54% district-wide (25 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; 39 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

• In year one you build about $7k of equity ($3k loan paydown + $5k 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 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $34k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $385k implies a 1032% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,396 (42.2% 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 267 days. Have you received any prior offers? Is the seller open to a 42% 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: 0.65% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.76%
• DSCR: 0.65
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.38×
• Total profit: $-66,614
• Equity at exit: $136,430

10-year hold

• IRR: -7.5%
• Equity multiple: 0.08×
• Total profit: $-98,992
• Equity at exit: $185,260

Cash invested: $107,772 (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: 12.8×

Monthly cashflow live

• Estimated rent: $2,498 high
• Mortgage (P&I): −$2,018
• Tax est. 1.5%: −$481 /mo · $5,774/yr
• Insurance: −$160
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$10
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-1,123

Break-even live

Break-even rent $3,920

Max offer price $222,396

Occupancy floor —

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: $96,225
• Closing costs: $11,547
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	21d	1	0.13mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	21d	1	0.42mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	13d	1	0.46mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	21d	1	0.47mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	21d	1	0.66mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	21d	1	0.71mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	21d	1	0.71mi
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	13d	1	0.78mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	13d	1	0.79mi
203 Wright Dr Rotonda West, FL	4.0	3.0	2092	$2,400	$1.15	21d	1	0.82mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	21d	1	0.98mi
9195 Agate St Port Charlotte, FL	3.0	2.0	1200	$1,650	$1.38	13d	1	1.03mi
9163 Agate St Unit 9163 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.03mi
9163 Agate St Unit 9165 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	21d	1	1.03mi
9251 Agate St Port Charlotte, FL	3.0	2.0	1237	$1,565	$1.27	21d	1	1.04mi
9156 Agate St Unit 9156 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.06mi
9116 Agate St #9118 Port Charlotte, FL	3.0	2.0	1429	$1,750	$1.22	21d	1	1.07mi
9317 Agate St Unit 9317 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.08mi
123 Marker Rd Rotonda West, FL	3.0	2.0	2006	$2,400	$1.20	13d	1	1.10mi
8519 Agate St Unit 8521 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	21d	1	1.16mi
8479 Agate St Port Charlotte, FL	3.0	2.0	1379	$2,495	$1.81	21d	1	1.19mi
155 Long Meadow Ln Rotonda West, FL	3.0	2.0	1598	$4,500	$2.82	21d	1	1.21mi
9400 Agate St Pt Charlotte, FL	3.0	2.0	1429	$1,795	$1.26	21d	1	1.21mi
12 Broadmoor Rd Unit 1 Rotonda West, FL	3.0	2.0	2065	$3,500	$1.69	21d	1	1.21mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	21d	1	1.21mi
9425 Agate St Unit 9425 Port Charlotte, FL	3.0	2.0	1379	$1,700	$1.23	21d	1	1.22mi
13180 Amaryllis Cir Port Charlotte, FL	3.0	2.0	1704	$2,950	$1.73	13d	1	1.22mi
127 White Marsh Ln Rotonda West, FL	3.0	2.0	2216	$2,700	$1.22	21d	1	1.24mi
8373 Agate St Unit 8375 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.31mi
589 Rotonda Cir Rotonda West, FL	3.0	2.5	2190	$4,200	$1.92	21d	1	1.32mi
13376 Yager Ln Port Charlotte, FL	3.0	2.0	2002	$3,500	$1.75	13d	1	1.33mi
10026 Cocoa Beach St Unit 10026 Port Charlotte, FL	3.0	2.0	1677	$1,650	$0.98	13d	1	1.39mi
8249 Dimstead St Port Charlotte, FL	3.0	2.0	1202	$1,675	$1.39	21d	1	1.40mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	21d	1	1.43mi
10037 Amicola St Port Charlotte, FL	3.0	2.0	1300	$1,650	$1.27	21d	1	1.48mi
10045 Amicola St Port Charlotte, FL	3.0	2.0	1162	$1,650	$1.42	21d	1	1.49mi
10047 Amicola St Port Charlotte, FL	3.0	2.0	1162	$1,650	$1.42	21d	1	1.49mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	13d	1	1.49mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	21d	1	1.50mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-18
   days on market $384,900 Active 267 DOM
2. 2026-06-17
   days on market $384,900 Active 266 DOM
3. 2026-06-16
   days on market $384,900 Active 265 DOM
4. 2026-06-15
   days on market $384,900 Active 264 DOM
5. 2026-06-14
   days on market $384,900 Active 262 DOM
6. 2026-06-13
   days on market $384,900 Active 261 DOM
7. 2026-06-10
   days on market $384,900 Active 259 DOM
8. 2026-06-09
   days on market $384,900 Active 258 DOM
9. 2026-05-31
   days on market $384,900 Active 257 DOM
10. 2026-05-30
    days on market $384,900 Active 256 DOM
11. 2026-04-16
    price $384,900
12. 2026-01-06
    price $398,000
13. 2025-09-16
    listed $419,000 Active
14. 2023-06-14
    soldstatus $34,000
15. 2023-03-31
    soldstatus $68,000 Closed 291-char remark

    Show marketing remark (291 chars)

    Come and build your dream home on this double lot which has waterfront on conservation lake located in Rotonda Lakes Florida. The community has lakes, golf courses and is close to beaches, restaurants and all that Southwest Fl has to offer. This property is priced to sell so don't miss out.

16. 2023-02-24
    status Pending 291-char remark

    Show marketing remark (291 chars)

    Come and build your dream home on this double lot which has waterfront on conservation lake located in Rotonda Lakes Florida. The community has lakes, golf courses and is close to beaches, restaurants and all that Southwest Fl has to offer. This property is priced to sell so don't miss out.

17. 2022-11-19
    listed $75,000 Active 291-char remark

    Show marketing remark (291 chars)

    Come and build your dream home on this double lot which has waterfront on conservation lake located in Rotonda Lakes Florida. The community has lakes, golf courses and is close to beaches, restaurants and all that Southwest Fl has to offer. This property is priced to sell so don't miss out.

18. 2015-01-17
    historical
19. 2015-01-07
    listed $19,500 Active
20. 2006-05-15
    soldstatus $13,500
21. 2005-12-20
    listed $109,500
22. 2005-12-20
    listed $109,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $29,977
• − Mortgage interest: −$21,560
• − Property taxes: −$5,774
• − Insurance: −$7,043
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − HOA: −$120
• − Depreciation: −$11,197
• Taxable loss: −$20,514
• Est. tax savings @ 24.0%: +$4,923
• After-tax cash flow: $-8,553/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): 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

+251.5% since first listed

12 events — show timeline

• 2026-04-16 Price Changed $384,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $398,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-16 Listed $419,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-14 Sold (Public Records) $34,000 Public Records
• 2023-03-31 Sold (MLS) $68,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-11-19 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2015-01-17 Listing Removed — FORTMLS
• 2015-01-07 Listed $19,500 FORTMLS
• 2006-05-15 Sold (Public Records) $13,500 Public Records
• 2005-12-20 Listed $109,500 Stellar MLS as Distributed by MLS Grid
• 2005-12-20 Listed $109,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2025): $611 · +0.7% YoY. Source: county tax records.