64 Long Meadow Ln · Rotonda, FL 33947

$380,000

3 bd · 2.0 ba · 1,928 sqft · SingleFamily public records · 615 Days on market

Built 1997 9,999 sqft lot Est $418k · 9% 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 +11.6/15.0
• Cash flow +9.9/30.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.2/10.0

Listing remarks

Recently Reduced! Seller will entertain all reasonable offers!! Florida Pool Home with Canal Views | Spacious Layout & Motivated Seller Experience the Florida lifestyle in this beautifully maintained 3-bedroom, 2-bath pool home in the sought-after golf community of Rotonda West. Located just minutes from historic Dearborn Street and the Gulf’s white-sand beaches, this home is ready for its next chapter. The seller is motivated and will consider all reasonable offers. Enjoy peace of mind from day one—major systems have already been updated, including a newer roof, A/C, water heater, pool cage, and more. Step inside to find cathedral ceilings, a bright open floor plan, and

Key facts

• Master bath
• Pool cage
• Cathedral ceilings

Tags

• HEATED POOL HOME
• CATHEDRAL CEILINGS
• NEWLY UPGRADED ROOF
• POOL CAGE
• MASTER BATH
• EXCLUSIVE COMMUNITY

Property features AI

Finance

• Other: Community features: clubhouse, deed restrictions, golf, park, playground; Pets allowed
• HOA & community: Has HOA (association name: DERICK HEDGES); Annual association fee; Monthly HOA fee approx. $15.83; Association amenities include clubhouse and recreation facilities; Association fee includes common area taxes; Association fee required

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water (canal/lake for irrigation and public); Public sewer; Electricity connected; Cable available; Phone available; Broadband/high-speed internet available; Sprinkler system (recycled); Water connected; Sewer connected
• Home design: Single family residence; One story; Northwest facing
• Construction: Brick and stucco construction; Shingle roof; Slab foundation; Built-in living area and building area recorded in public records
• Exterior features: Front porch; Rear porch; Screened porch; Hurricane shutters; Sliding doors; Mature landscaping with trees; Paved lot/driveway; Canal frontage (freshwater) with canal access; Canal water view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full baths
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceiling; High ceilings; Ceiling fans; Open floor plan; Solid surface countertops; Split-bedroom layout; Window treatments
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (28.1% below list).
• Recommended offer: $273k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 26 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 615 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $75k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $380k implies a 3093% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $273,128 (28.1% 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 615 days. Have you received any prior offers? Is the seller open to a 28% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 0.72% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $418,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 Broadmoor Ln	0.09mi	3/2.0	1,900 (-2%)	1mo	$495,000	$261	92
54 Long Meadow Ct	0.20mi	3/2.0	1,936 (+0%)	4mo	$405,000	$209	87
188 Broadmoor Ln	0.33mi	3/2.0	1,910 (-1%)	5mo	$390,000	$204	79
181 Broadmoor Ln	0.38mi	3/2.0	1,885 (-2%)	3mo	$350,000	$186	76
44 Sportsman Ln	0.41mi	3/2.0	1,840 (-5%)	2mo	$382,000	$208	72
682 Boundary Blvd	0.63mi	3/2.0	2,000 (+4%)	1mo	$466,000	$233	64
74 Broadmoor Ln	0.66mi	3/2.0	1,866 (-3%)	2mo	$425,000	$228	62
7 Sportsman Ter	0.51mi	3/2.5	1,776 (-8%)	1mo	$405,000	$228	60
46 Sportsman Ct	0.64mi	3/2.0	2,022 (+5%)	3mo	$439,000	$217	60
32 Sportsman Ter	0.46mi	3/2.0	2,135 (+11%)	3mo	$355,000	$166	58
713 Rotonda Cir	0.53mi	3/2.0	1,685 (-13%)	0mo	$335,000	$199	54
123 White Marsh Ln	0.74mi	3/2.0	1,738 (-10%)	3mo	$410,000	$236	46

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: -2.9%
• Equity multiple: 0.85×
• Total profit: $-15,738
• Equity at exit: $134,694

10-year hold

• IRR: 0.6%
• Equity multiple: 1.07×
• Total profit: $7,245
• Equity at exit: $182,901

Cash invested: $106,400 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,731 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$231 /mo · $2,767/yr
• Insurance: −$158
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$15
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-305

Break-even live

Break-even rent $3,118

Max offer price $326,050

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	13d	1	0.05mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	21d	1	0.22mi
123 Marker Rd Rotonda West, FL	3.0	2.0	2006	$2,400	$1.20	13d	1	0.45mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	21d	1	0.47mi
12 Broadmoor Rd Unit 1 Rotonda West, FL	3.0	2.0	2065	$3,500	$1.69	21d	1	0.47mi
155 Long Meadow Ln Rotonda West, FL	3.0	2.0	1598	$4,500	$2.82	21d	1	0.61mi
686 Boundary Blvd Rotonda West, FL	3.0	2.5	2282	$2,800	$1.23	21d	1	0.63mi
127 White Marsh Ln Rotonda West, FL	3.0	2.0	2216	$2,700	$1.22	21d	1	0.75mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	21d	1	0.75mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	21d	1	0.86mi
589 Rotonda Cir Rotonda West, FL	3.0	2.5	2190	$4,200	$1.92	21d	1	0.87mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	21d	1	0.91mi
613 Boundary Blvd Rotonda West, FL	3.0	2.0	2469	$2,900	$1.17	21d	1	0.92mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	21d	1	1.02mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	13d	1	1.06mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	21d	1	1.07mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	21d	1	1.10mi
30 Pinehurst Pl Rotonda West, FL	3.0	3.0	2461	$3,900	$1.58	21d	1	1.10mi
9550 Fiddlers Green Cir #105 Rotonda West, FL	2.0	2.0	1230	$2,900	$2.36	21d	1	1.15mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	21d	1	1.16mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	13d	1	1.22mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	21d	1	1.22mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	21d	1	1.26mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	21d	1	1.31mi
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	21d	1	1.32mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	13d	1	1.35mi

HOA detail

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

Listing history 29 events

1. 2026-05-18
   status Pending
2. 2026-04-24
   price $380,000
3. 2026-04-07
   status Active
4. 2026-03-27
   status Pending
5. 2026-02-16
   price $385,000
6. 2025-11-05
   price $388,000
7. 2025-10-10
   price $399,000
8. 2025-08-13
   price $400,000
9. 2025-08-04
   price $410,000
10. 2025-06-06
    price $419,000
11. 2025-04-24
    price $420,000
12. 2025-03-03
    price $425,000
13. 2025-02-03
    price $435,000
14. 2025-01-13
    price $439,000
15. 2024-12-22
    price $440,000
16. 2024-11-07
    price $445,000
17. 2024-10-21
    price $449,000
18. 2024-09-23
    price $450,000
19. 2024-08-30
    listed $455,000 Active
20. 2024-08-15
    historical
21. 2024-06-28
    price $450,000
22. 2024-04-08
    price $490,000
23. 2024-02-24
    price $515,000
24. 2023-11-22
    price $560,000
25. 2023-10-30
    listed $565,000 Active
26. 2023-03-27
    historical
27. 2023-02-19
    price $565,000
28. 2022-12-13
    listed $575,000 Active
29. 1979-01-01
    soldstatus $11,900

ⓘ 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: $2,767 · $231/mo
• Projected year-2 tax: $3,154 · $263/mo
• Expected delta: +$387/yr (+$32/mo · 14.0%)

ⓘ 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 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: $32,775
• − Mortgage interest: −$21,286
• − Property taxes: −$2,767
• − Insurance: −$2,698
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − HOA: −$180
• − Depreciation: −$11,055
• Taxable loss: −$10,453
• Est. tax savings @ 24.0%: +$2,509
• After-tax cash flow: $-1,156/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

+3093.3% since first listed

29 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $380,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $385,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $388,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Price Changed $399,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-13 Price Changed $400,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Price Changed $410,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-06 Price Changed $419,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-24 Price Changed $420,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-03 Price Changed $425,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-03 Price Changed $435,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-13 Price Changed $439,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-22 Price Changed $440,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-07 Price Changed $445,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-21 Price Changed $449,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-23 Price Changed $450,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-30 Listed $455,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-28 Price Changed $450,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-08 Price Changed $490,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-24 Price Changed $515,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-22 Price Changed $560,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-30 Listed $565,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-02-19 Price Changed $565,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-13 Listed $575,000 Stellar MLS as Distributed by MLS Grid
• 1979-01-01 Sold (Public Records) $11,900 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,767 · -59.2% YoY. Source: county tax records.