78 Rotonda Cir · Rotonda, FL 33947

$220,000

3 bd · 2.0 ba · 1,822 sqft · SingleFamily public records · 301 Days on market

Built 1971 9,147 sqft lot Est $335k · 34% under

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Why this score? — see what drove the B+ 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.9/10.0
• 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

Listing remarks MLS

Furnished 4 bedroom pool home located behind 9th tee box of Hills Golf Club. Surrounded by exotic tropical vegetation for the green thumb enthusiast, this home lies in a premiere deed restricted community minutes drive to the Gulf of Mexico beaches

Key facts

• Private pool
• Ponds
• Wildlife

Tags

• OAKLAND HILLS GOLF COURSE
• PRIVATE POOL
• SCENIC CANALS
• PONDS
• LAKES
• WILDLIFE

Property features AI

Finance

• Other: Private in-ground pool
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage (1 covered space); Driveway; Paved parking
• Utilities: Public water; Public sewer; Cable not available
• Home design: Single-story; Resale property; Faces southeast
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Rectangular lot; Northwest exposure; Has view

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator
• Bedrooms: Four bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Living/dining room; Separate shower (shower only)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: schools D, amenities F, commute F.
• 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.
• Market conditions: Rents soft (-0.2%/yr); 863 active listings in the ZIP; 31 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 42% 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 $4k 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.
• At projected returns (1.2% appreciation + 0.0% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $45k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.04%
• DSCR: 1.58
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $335,248
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Oakland Hills Ct	0.08mi	3/2.0	1,725 (-5%)	22mo	$295,000	$171	69
21 S Golfview Rd	0.42mi	3/2.0	1,985 (+9%)	3mo	$339,900	$171	63
150 Rotonda Cir	0.52mi	3/2.0	1,741 (-4%)	7mo	$315,000	$181	62
50 Caddy Rd	0.38mi	3/2.0	1,687 (-7%)	20mo	$380,000	$225	54
9081 Bantry Bay Blvd	0.70mi	3/2.0	1,646 (-10%)	10mo	$350,000	$213	43
9064 Bantry Bay Blvd	0.73mi	3/2.5	2,029 (+11%)	12mo	$373,000	$184	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: 4.6%
• Equity multiple: 1.23×
• Total profit: $14,336
• Equity at exit: $77,980

10-year hold

• IRR: 6.5%
• Equity multiple: 1.75×
• Total profit: $46,404
• Equity at exit: $105,890

Cash invested: $61,600 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,828 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$319 /mo · $3,832/yr
• Insurance: −$92
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $243

Break-even live

Break-even rent $2,521

Max offer price $220,000

Occupancy floor 86%

Sensitivity live

Price	-10% $367	-5% $305	+0% $243	+5% $181	+10% $118
Rent	-10% $20	-5% $131	+0% $243	+5% $355	+10% $466
Rate	-1.0pp $354	-0.5pp $299	base $243	+0.5pp $186	+1.0pp $128

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	14d	1	0.15mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	14d	1	0.27mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	22d	1	0.27mi
45 Oakland Hills Ct Rotonda West, FL	4.0	2.0	1536	$2,700	$1.76	22d	1	0.35mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	22d	1	0.36mi
130 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2060	$2,000	$0.97	22d	1	0.38mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	14d	1	0.40mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	22d	1	0.43mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	22d	1	0.52mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	22d	1	0.60mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,232	$1.20	14d	1	0.69mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	22d	1	0.69mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	22d	1	0.75mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	22d	1	0.76mi
188 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2086	$2,000	$0.96	22d	1	0.77mi
118 Caddy Rd Rotonda West, FL	3.0	2.0	1828	$2,795	$1.53	22d	1	0.89mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	22d	1	0.91mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	22d	1	0.97mi
3923 Cape Haze Dr #302 Rotonda West, FL	3.0	3.0	2044	$3,100	$1.52	22d	1	0.99mi
8541 Amberjack Cir #203 Englewood, FL	3.0	2.0	2003	$5,910	$2.95	22d	1	1.04mi
8936 Scallop Way Placida, FL	3.0	2.0	2158	$5,200	$2.41	22d	1	1.26mi
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	22d	1	1.29mi
10045 Links Ln #203 Rotonda West, FL	2.0	2.0	1543	$1,450	$0.94	14d	1	1.32mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	22d	1	1.34mi
10446 Coquina Ct Placida, FL	3.0	2.0	1820	$4,500	$2.47	22d	1	1.35mi
8272 Harborside Cir Englewood, FL	3.0	3.0	1590	$5,200	$3.27	22d	1	1.36mi
8234 Harborside Cir Englewood, FL	3.0	3.0	1735	$4,200	$2.42	22d	1	1.37mi
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	22d	1	1.41mi
8400 Placida Rd Unit G202 Rental Placida, FL	2.0	2.5	1688	$2,500	$1.48	22d	1	1.45mi
8013 Bay Pointe Dr Englewood, FL	3.0	4.0	2515	$4,500	$1.79	22d	1	1.46mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	22d	1	1.50mi

Listing history 33 events

1. 2026-06-18
   price $220,000 Active 301 DOM
2. 2026-06-18
   days on market $225,000 Active 301 DOM
3. 2026-06-17
   days on market $225,000 Active 300 DOM
4. 2026-06-16
   days on market $225,000 Active 299 DOM
5. 2026-06-15
   days on market $225,000 Active 298 DOM
6. 2026-06-14
   days on market $225,000 Active 296 DOM
7. 2026-06-13
   days on market $225,000 Active 295 DOM
8. 2026-06-10
   days on market $225,000 Active 293 DOM
9. 2026-06-09
   days on market $225,000 Active 292 DOM
10. 2026-06-08
    days on market $225,000 Active 291 DOM
11. 2026-06-05
    days on market $225,000 Active 287 DOM
12. 2026-06-02
    days on market $225,000 Active 285 DOM
13. 2026-06-01
    days on market $225,000 Active 284 DOM
14. 2026-05-31
    days on market $225,000 Active 283 DOM
15. 2026-05-30
    days on market $225,000 Active 282 DOM
16. 2026-05-22
    price $225,000
17. 2026-04-24
    price $230,000
18. 2026-03-20
    price $235,000
19. 2026-02-20
    price $240,000
20. 2025-12-05
    price $242,000
21. 2025-11-07
    price $247,000
22. 2025-10-03
    price $249,000
23. 2025-09-19
    price $254,000
24. 2025-09-05
    price $257,000
25. 2025-08-21
    listed $265,000 Active
26. 2025-08-09
    historical $2,535
27. 2025-07-09
    listed $2,535
28. 2015-05-12
    soldstatus $1,150,000
29. 2010-01-20
    listed $123,900
30. 2005-06-23
    soldstatus $214,500
31. 2005-06-10
    soldstatus $214,500 248-char remark

    Show marketing remark (248 chars)

    Furnished 4 bedroom pool home located behind 9th tee box of Hills Golf Club. Surrounded by exotic tropical vegetation for the green thumb enthusiast, this home lies in a premiere deed restricted community minutes drive to the Gulf of Mexico beaches

32. 2005-03-29
    listed $214,500 248-char remark

    Show marketing remark (248 chars)

    Furnished 4 bedroom pool home located behind 9th tee box of Hills Golf Club. Surrounded by exotic tropical vegetation for the green thumb enthusiast, this home lies in a premiere deed restricted community minutes drive to the Gulf of Mexico beaches

33. 1993-05-19
    soldstatus $81,300

ⓘ 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: $3,832 · $319/mo
• Projected year-2 tax: $3,832 · $319/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 AE · 98% 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: $33,938
• − Mortgage interest: −$12,323
• − Property taxes: −$3,832
• − Insurance: −$6,218
• − Repairs & maintenance: −$2,715
• − Management: −$2,715
• − Depreciation: −$6,400
• Taxable loss: −$267
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $2,979/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

+176.8% since first listed

18 events — show timeline

• 2026-05-22 Price Changed $225,000 FORTMLS
• 2026-04-24 Price Changed $230,000 FORTMLS
• 2026-03-20 Price Changed $235,000 FORTMLS
• 2026-02-20 Price Changed $240,000 FORTMLS
• 2025-12-05 Price Changed $242,000 FORTMLS
• 2025-11-07 Price Changed $247,000 FORTMLS
• 2025-10-03 Price Changed $249,000 FORTMLS
• 2025-09-19 Price Changed $254,000 FORTMLS
• 2025-09-05 Price Changed $257,000 FORTMLS
• 2025-08-21 Listed $265,000 FORTMLS
• 2025-08-09 Rental Removed $2,535 RENTLY
• 2025-07-09 Listed for Rent $2,535 RENTLY
• 2015-05-12 Sold (Public Records) $1,150,000 Public Records
• 2010-01-20 Listed $123,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-23 Sold (Public Records) $214,500 Public Records
• 2005-06-10 Sold (MLS) $214,500 Stellar MLS as Distributed by MLS Grid
• 2005-03-29 Listed $214,500 Stellar MLS as Distributed by MLS Grid
• 1993-05-19 Sold (Public Records) $81,300 Public Records

Property tax history

+8.0%/yr

Latest (2025): $3,832 · +5.6% YoY. Source: county tax records.