12167 Florence Ave · Rotonda, FL 33981

$256,000

4 bd · 2.0 ba · 1,636 sqft · Land · 385 Days on market

Built 2025 10,490 sqft lot

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great corner lot! No HOA fees! Close to restaurants, shopping, golf courses & of course the 4 beaches within 15 minutes away. Secure this great building lot now and follow your dreams to "live in PARADISE". I can personally help you with finding a great builder that will meet your needs. This lot won't last long!

Key facts

• Open-concept kitchen
• Stylish backsplash
• Granite countertops

Tags

• ACTIVE BUILDING PERMIT
• ADVANCED STAGE OF CONSTRUCTION
• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• UPGRADED CABINETS
• STYLISH BACKSPLASH

Property features AI

Finance

• Other: Lot about 0.24 acres (0 to less than 1/4 acre); Living area approximately 1,636 (public records); Building area approximately 2,079; Direction faces North

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Other sewer; Other utilities
• Home design: Single family residence; Residential property under construction; Projected completion date: March 31, 2026; One story; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; New construction
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features
• Laundry & utility: Dedicated laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $256k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/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 $247k (3.6% below list).
• Recommended offer: $225k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 rising fast (+5.3%/yr); 2188 active listings in the ZIP; 25 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 ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 385 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $36k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $256k implies a 357% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 385 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.96% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-11,681
• Equity at exit: $38,170

10-year hold

• IRR: 7.7%
• Equity multiple: 1.63×
• Total profit: $45,502
• Equity at exit: $22,134

Cash invested: $71,680 (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 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2188
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$1,342
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$107
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $378

Break-even live

Break-even rent $1,990

Max offer price $256,000

Occupancy floor 80%

Sensitivity live

Price	-10% $523	-5% $450	+0% $378	+5% $305	+10% $233
Rent	-10% $183	-5% $280	+0% $378	+5% $475	+10% $573
Rate	-1.0pp $507	-0.5pp $443	base $378	+0.5pp $312	+1.0pp $244

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: $64,000
• Closing costs: $7,680
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	22d	1	0.23mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	22d	1	0.39mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	14d	1	0.46mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	22d	1	0.62mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	14d	1	0.65mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	22d	1	0.78mi
12073 Henley Ave Port Charlotte, FL	3.0	2.0	1263	$1,795	$1.42	22d	1	0.79mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	22d	1	0.83mi
11383 Baggot Ave Englewood, FL	3.0	2.0	1535	$2,000	$1.30	22d	1	0.92mi
11268 Oceanspray Blvd Englewood, FL	3.0	2.0	1702	$6,750	$3.97	22d	1	1.04mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	22d	1	1.05mi
589 Rotonda Cir Rotonda West, FL	3.0	2.5	2190	$4,200	$1.92	22d	1	1.08mi
203 Wright Dr Rotonda West, FL	4.0	3.0	2092	$2,400	$1.15	22d	1	1.10mi
6460 Blueberry Dr Englewood, FL	3.0	2.0	1672	$1,800	$1.08	22d	1	1.14mi
7152 Bougainvillea St Englewood, FL	3.0	3.0	2150	$4,500	$2.09	14d	1	1.15mi
11225 Pendleton Ave Englewood, FL	3.0	2.0	1164	$1,545	$1.33	14d	1	1.15mi
11223 Pendleton Ave Englewood, FL	3.0	3.0	1164	$1,545	$1.33	14d	1	1.16mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	22d	1	1.26mi
11138 Pendleton Ave Unit 11136 Englewood, FL	3.0	2.0	1247	$1,495	$1.20	14d	1	1.31mi
12223 Maltz Ave Unit 12225" Port Charlotte, FL	3.0	2.0	1162	$1,649	$1.42	22d	1	1.36mi
12223 Maltz Ave Unit 12223 Port Charlotte, FL	3.0	2.0	1162	$1,647	$1.42	22d	1	1.36mi
7114 Sunnybrook Blvd Englewood, FL	4.0	2.0	1636	$2,297	$1.40	22d	1	1.38mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	22d	1	1.40mi
6193 Seaport St Port Charlotte, FL	3.0	2.0	1613	$1,966	$1.22	14d	1	1.43mi
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	14d	1	1.44mi

Listing history 25 events

1. 2026-06-18
   days on market $256,000 Active 385 DOM
2. 2026-06-17
   days on market $256,000 Active 384 DOM
3. 2026-06-16
   days on market $256,000 Active 383 DOM
4. 2026-06-15
   days on market $256,000 Active 382 DOM
5. 2026-06-14
   days on market $256,000 Active 380 DOM
6. 2026-06-13
   days on market $256,000 Active 379 DOM
7. 2026-06-10
   days on market $256,000 Active 377 DOM
8. 2026-06-09
   days on market $256,000 Active 376 DOM
9. 2026-06-08
   days on market $256,000 Active 375 DOM
10. 2026-06-05
    days on market $256,000 Active 371 DOM
11. 2026-06-02
    days on market $256,000 Active 369 DOM
12. 2026-06-01
    days on market $256,000 Active 368 DOM
13. 2026-05-31
    days on market $256,000 Active 367 DOM
14. 2026-05-30
    days on market $256,000 Active 366 DOM
15. 2026-03-01
    price $256,000
16. 2025-09-17
    price $266,000
17. 2025-05-29
    listed $292,500 Active
18. 2022-05-23
    soldstatus $56,000
19. 2022-05-09
    soldstatus $18,850
20. 2022-05-06
    soldstatus $18,850 Closed 330-char remark

    Show marketing remark (330 chars)

    Great corner lot! No HOA fees! Close to restaurants, shopping, golf courses & of course the 4 beaches within 15 minutes away. Secure this great building lot now and follow your dreams to "live in PARADISE". I can personally help you with finding a great builder that will meet your needs. This lot won't last long!

21. 2022-03-27
    status Pending 330-char remark

    Show marketing remark (330 chars)

    Great corner lot! No HOA fees! Close to restaurants, shopping, golf courses & of course the 4 beaches within 15 minutes away. Secure this great building lot now and follow your dreams to "live in PARADISE". I can personally help you with finding a great builder that will meet your needs. This lot won't last long!

22. 2022-03-23
    listed $20,900 Active 330-char remark

    Show marketing remark (330 chars)

    Great corner lot! No HOA fees! Close to restaurants, shopping, golf courses & of course the 4 beaches within 15 minutes away. Secure this great building lot now and follow your dreams to "live in PARADISE". I can personally help you with finding a great builder that will meet your needs. This lot won't last long!

23. 2006-02-20
    listed $54,500
24. 2005-03-22
    soldstatus $23,500
25. 1997-02-26
    soldstatus $200

ⓘ 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: $682 · $57/mo
• Projected year-2 tax: $2,125 · $177/mo
• Expected delta: +$1,443/yr (+$120/mo · 211.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 24 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: $29,625
• − Mortgage interest: −$14,340
• − Property taxes: −$682
• − Insurance: −$2,078
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − Depreciation: −$7,447
• Taxable income: $339
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $4,453/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): 15,622
• Household income: $84,098
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 105.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -28.09%
• Current HPI: 346.5247
• Rent YoY: ▲ 5.29%
• 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

+989.4% since first listed

11 events — show timeline

• 2026-03-01 Price Changed $256,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Price Changed $266,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Listed $292,500 Stellar MLS as Distributed by MLS Grid
• 2022-05-23 Sold (Public Records) $56,000 Public Records
• 2022-05-09 Sold (Public Records) $18,850 Public Records
• 2022-05-06 Sold (MLS) $18,850 Stellar MLS as Distributed by MLS Grid
• 2022-03-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-23 Listed $20,900 Stellar MLS as Distributed by MLS Grid
• 2006-02-20 Listed $54,500 Stellar MLS as Distributed by MLS Grid
• 2005-03-22 Sold (Public Records) $23,500 Public Records
• 1997-02-26 Sold (Public Records) $200 Public Records

Property tax history

+8.3%/yr

Latest (2025): $682 · +14.4% YoY. Source: county tax records.