184 Cougar Way · Rotonda, FL 33947

$315,900

4 bd · 2.0 ba · 1,556 sqft · Land · 107 Days on market

Built 2026 7,625 sqft lot $9/mo HOA

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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).

• Cash flow +12.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Location! Location! Location! Perfect lot to build your new custom home in a highly desired community of Rotonda Heights. All public utilities are available, water, sewer, and electricity. This lot is NOT in a Scrub Jay zone. Rotonda Heights, an HOA Deed Restricted community located on the southwest coast of Florida near the Gulf of Mexico and has low annual fees. The community amenities include picnic areas, lakes, and 25 miles of canals and highly rated schools. Only minutes away from Golfing, shopping, restaurants and beaches. There are many great local builders in the area that are ready to get started building your dream home today! So don't wait, make an offer today! Owner finance available ask for details.

Key facts

• Back yard pool
• Stainless appliances
• Granite counters

Tags

• GRANITE COUNTERS
• STAINLESS APPLIANCES
• SHAKER STYLE CABINETS
• HURRICANE IMPACT WINDOWS
• CONCRETE DRIVEWAY
• BACK YARD POOL

Property features AI

Finance

• Other: Lot about 0.18 acres; Living area approximately 1,556 sq ft (builder source); Building area approximately 2,204 sq ft (builder source)
• HOA & community: Rotonda Heights community association; HOA required, $110 annually (about $9.17/month); Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Septic tank sewer; Cable available; Electricity connected
• Home design: Single family residence; Residential property; One-story (single level); Northeast facing; Completed condition
• Construction: Block construction; Shingle roof; Slab foundation; New construction
• Exterior features: French doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Freezer; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $316k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (14.6% below list).
• Recommended offer: $270k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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; 23 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).
• This rent runs 40% 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 $6k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $22k; list at $316k implies a 1369% 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 $269,686 (14.6% 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 107 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: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 9.8

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: -1.4%
• Equity multiple: 0.93×
• Total profit: $-6,183
• Equity at exit: $111,973

10-year hold

• IRR: 1.7%
• Equity multiple: 1.20×
• Total profit: $18,077
• Equity at exit: $152,049

Cash invested: $88,452 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,697 high
• Mortgage (P&I): −$1,657
• Tax est. 1.5%: −$395 /mo · $4,738/yr
• Insurance: −$132
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$9
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-128

Break-even live

Break-even rent $2,859

Max offer price $297,371

Occupancy floor 100%

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: $78,975
• Closing costs: $9,477
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Sweetwater Dr Rotonda West, FL	4.0	2.5	2160	$2,200	$1.02	21d	1	0.16mi
502 Sunset Rd N Rotonda West, FL	3.0	2.0	1636	$2,100	$1.28	21d	1	0.27mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	21d	1	0.52mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	21d	1	0.61mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	21d	1	0.65mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	21d	1	0.68mi
8256 Shore Lake Dr Englewood, FL	3.0	3.0	2201	$2,500	$1.14	21d	1	0.78mi
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	21d	1	0.81mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	21d	1	0.95mi
7160 Carlsbad Ter Englewood, FL	3.0	2.0	2061	$4,500	$2.18	21d	1	1.01mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	21d	1	1.05mi
9400 New Martinsville Ave Englewood, FL	3.0	2.0	1879	$3,300	$1.76	21d	1	1.08mi
10123 Bay Ave Englewood, FL	3.0	2.0	2010	$2,150	$1.07	21d	1	1.12mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	21d	1	1.25mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	21d	1	1.32mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	21d	1	1.37mi
8318 Waterscape Rd Unit NA Englewood, FL	4.0	3.0	2032	$2,425	$1.19	21d	1	1.42mi
8318 Waterscape Rd Englewood, FL	4.0	3.0	2027	$2,475	$1.22	21d	1	1.42mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	21d	1	1.43mi
9416 Anita Ave Englewood, FL	3.0	2.0	1162	$1,750	$1.51	13d	1	1.47mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	21d	1	1.48mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	21d	1	1.49mi
8644 Saint Kitts Cir Englewood, FL	3.0	3.0	1849	$2,095	$1.13	21d	1	1.49mi

HOA detail

• Monthly dues: $9 · $108/yr
• Likely covers: watersewerelectric

Listing history 27 events

1. 2026-06-18
   days on market $315,900 Active 107 DOM
2. 2026-06-17
   days on market $315,900 Active 106 DOM
3. 2026-06-16
   days on market $315,900 Active 105 DOM
4. 2026-06-15
   days on market $315,900 Active 104 DOM
5. 2026-06-14
   days on market $315,900 Active 102 DOM
6. 2026-06-13
   days on market $315,900 Active 101 DOM
7. 2026-06-10
   days on market $315,900 Active 99 DOM
8. 2026-06-09
   days on market $315,900 Active 98 DOM
9. 2026-06-08
   days on market $315,900 Active 97 DOM
10. 2026-06-07
    days on market $315,900 Active 96 DOM
11. 2026-06-05
    days on market $315,900 Active 93 DOM
12. 2026-06-03
    days on market $315,900 Active 92 DOM
13. 2026-06-02
    days on market $315,900 Active 91 DOM
14. 2026-06-01
    days on market $315,900 Active 90 DOM
15. 2026-05-31
    days on market $315,900 Active 89 DOM
16. 2026-05-30
    days on market $315,900 Active 88 DOM
17. 2026-04-20
    price $324,900
18. 2026-03-03
    listed $329,900 Active
19. 2023-10-16
    soldstatus $21,500 Closed 722-char remark

    Show marketing remark (722 chars)

    Location! Location! Location! Perfect lot to build your new custom home in a highly desired community of Rotonda Heights. All public utilities are available, water, sewer, and electricity. This lot is NOT in a Scrub Jay zone. Rotonda Heights, an HOA Deed Restricted community located on the southwest coast of Florida near the Gulf of Mexico and has low annual fees. The community amenities include picnic areas, lakes, and 25 miles of canals and highly rated schools. Only minutes away from Golfing, shopping, restaurants and beaches. There are many great local builders in the area that are ready to get started building your dream home today! So don't wait, make an offer today! Owner finance available ask for details.

20. 2023-10-16
    soldstatus $21,500

    Show marketing remark (722 chars)

    Location! Location! Location! Perfect lot to build your new custom home in a highly desired community of Rotonda Heights. All public utilities are available, water, sewer, and electricity. This lot is NOT in a Scrub Jay zone. Rotonda Heights, an HOA Deed Restricted community located on the southwest coast of Florida near the Gulf of Mexico and has low annual fees. The community amenities include picnic areas, lakes, and 25 miles of canals and highly rated schools. Only minutes away from Golfing, shopping, restaurants and beaches. There are many great local builders in the area that are ready to get started building your dream home today! So don't wait, make an offer today! Owner finance available ask for details.

21. 2023-08-18
    status Pending 722-char remark

    Show marketing remark (722 chars)

    Location! Location! Location! Perfect lot to build your new custom home in a highly desired community of Rotonda Heights. All public utilities are available, water, sewer, and electricity. This lot is NOT in a Scrub Jay zone. Rotonda Heights, an HOA Deed Restricted community located on the southwest coast of Florida near the Gulf of Mexico and has low annual fees. The community amenities include picnic areas, lakes, and 25 miles of canals and highly rated schools. Only minutes away from Golfing, shopping, restaurants and beaches. There are many great local builders in the area that are ready to get started building your dream home today! So don't wait, make an offer today! Owner finance available ask for details.

22. 2023-07-20
    price $23,000 722-char remark

    Show marketing remark (722 chars)

    Location! Location! Location! Perfect lot to build your new custom home in a highly desired community of Rotonda Heights. All public utilities are available, water, sewer, and electricity. This lot is NOT in a Scrub Jay zone. Rotonda Heights, an HOA Deed Restricted community located on the southwest coast of Florida near the Gulf of Mexico and has low annual fees. The community amenities include picnic areas, lakes, and 25 miles of canals and highly rated schools. Only minutes away from Golfing, shopping, restaurants and beaches. There are many great local builders in the area that are ready to get started building your dream home today! So don't wait, make an offer today! Owner finance available ask for details.

23. 2023-03-30
    price $25,000 722-char remark

    Show marketing remark (722 chars)

    Location! Location! Location! Perfect lot to build your new custom home in a highly desired community of Rotonda Heights. All public utilities are available, water, sewer, and electricity. This lot is NOT in a Scrub Jay zone. Rotonda Heights, an HOA Deed Restricted community located on the southwest coast of Florida near the Gulf of Mexico and has low annual fees. The community amenities include picnic areas, lakes, and 25 miles of canals and highly rated schools. Only minutes away from Golfing, shopping, restaurants and beaches. There are many great local builders in the area that are ready to get started building your dream home today! So don't wait, make an offer today! Owner finance available ask for details.

24. 2023-02-20
    price $25,900 722-char remark

    Show marketing remark (722 chars)

    Location! Location! Location! Perfect lot to build your new custom home in a highly desired community of Rotonda Heights. All public utilities are available, water, sewer, and electricity. This lot is NOT in a Scrub Jay zone. Rotonda Heights, an HOA Deed Restricted community located on the southwest coast of Florida near the Gulf of Mexico and has low annual fees. The community amenities include picnic areas, lakes, and 25 miles of canals and highly rated schools. Only minutes away from Golfing, shopping, restaurants and beaches. There are many great local builders in the area that are ready to get started building your dream home today! So don't wait, make an offer today! Owner finance available ask for details.

25. 2023-01-04
    price $26,500 722-char remark

    Show marketing remark (722 chars)

    Location! Location! Location! Perfect lot to build your new custom home in a highly desired community of Rotonda Heights. All public utilities are available, water, sewer, and electricity. This lot is NOT in a Scrub Jay zone. Rotonda Heights, an HOA Deed Restricted community located on the southwest coast of Florida near the Gulf of Mexico and has low annual fees. The community amenities include picnic areas, lakes, and 25 miles of canals and highly rated schools. Only minutes away from Golfing, shopping, restaurants and beaches. There are many great local builders in the area that are ready to get started building your dream home today! So don't wait, make an offer today! Owner finance available ask for details.

26. 2022-12-14
    listed $27,000 Active 722-char remark

    Show marketing remark (722 chars)

    Location! Location! Location! Perfect lot to build your new custom home in a highly desired community of Rotonda Heights. All public utilities are available, water, sewer, and electricity. This lot is NOT in a Scrub Jay zone. Rotonda Heights, an HOA Deed Restricted community located on the southwest coast of Florida near the Gulf of Mexico and has low annual fees. The community amenities include picnic areas, lakes, and 25 miles of canals and highly rated schools. Only minutes away from Golfing, shopping, restaurants and beaches. There are many great local builders in the area that are ready to get started building your dream home today! So don't wait, make an offer today! Owner finance available ask for details.

27. 2013-06-17
    soldstatus $989,700

ⓘ 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 X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $32,362
• − Mortgage interest: −$17,695
• − Property taxes: −$4,738
• − Insurance: −$2,377
• − Repairs & maintenance: −$2,589
• − Management: −$2,589
• − HOA: −$108
• − Depreciation: −$9,190
• Taxable loss: −$6,924
• Est. tax savings @ 24.0%: +$1,662
• After-tax cash flow: $125/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

-67.2% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $324,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Listed $329,900 Stellar MLS as Distributed by MLS Grid
• 2023-10-16 Sold (Public Records) $21,500 Public Records
• 2023-10-16 Sold (MLS) $21,500 Stellar MLS as Distributed by MLS Grid
• 2023-08-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-07-20 Price Changed $23,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-30 Price Changed $25,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-20 Price Changed $25,900 Stellar MLS as Distributed by MLS Grid
• 2023-01-04 Price Changed $26,500 Stellar MLS as Distributed by MLS Grid
• 2022-12-14 Listed $27,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-17 Sold (Public Records) $989,700 Public Records

Property tax history

+9.0%/yr

Latest (2025): $544 · +1.6% YoY. Source: county tax records.