384 Baytree Dr · Rotonda, FL 33947

$365,000

3 bd · 2.0 ba · 1,894 sqft · Land · 38 Days on market

Built 2024 9,000 sqft lot $10/mo HOA

---

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 +7.5/15.0
• Cash flow +6.6/30.0
• 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 +1.7/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Great Residential Lot in the community of Rotonda Lakes. Lot is 60x150 and is mostly cleared. Power and water nearby. This Lot backs up to Green Space and has access to the bike trail. This area is growing because of proximity to local beaches easy access to Venice, Sarasota, Punta Gorda and North Port. Close to shopping and restaurants.

Key facts

• Large center island
• Pocket sliding doors
• Gourmet kitchen

Tags

• IMPACT HURRICANE WINDOWS
• PAVER DRIVEWAY
• GOURMET KITCHEN
• BLACK QUARTZ COUNTERTOPS
• LARGE CENTER ISLAND
• POCKET SLIDING DOORS

Property features AI

Finance

• Other: Property type: Residential, single family; Property condition: Completed; Zoning: RSF5; Lot size about 0.21 acres (0 to less than 1/4 acre); Builder model: 1894; Living area reported at 1,894 sq ft (builder); Total building area reported at 2,597 sq ft (builder); Permit number: 20230856898; Builder license: CGC1520384
• HOA & community: Legacy Group HOA (required); HOA fee $120 annually ($10/month equivalent); Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; One level; Northwest-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built by Central Construction Group LLC
• Exterior features: Sliding doors; Paved public road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Eat-in kitchen; High ceilings; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Stone counters; Thermostat; Walk-in closets
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $365k.

Deal economics

• At list price, monthly cash flow is $-674 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (33.2% below list).
• Recommended offer: $244k (33.2% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% 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 38% FRL vs 54% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.2%/yr); 869 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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 $30k; list at $365k implies a 1129% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,669 (33.2% 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 38 days. Have you received any prior offers? Is the seller open to a 33% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.13%
• DSCR: 0.68
• GRM: 12.5

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: -7.5%
• Equity multiple: 0.62×
• Total profit: $-38,667
• Equity at exit: $129,377

10-year hold

• IRR: -3.4%
• Equity multiple: 0.59×
• Total profit: $-42,072
• Equity at exit: $175,682

Cash invested: $102,200 (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: 869
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,437 high
• Mortgage (P&I): −$1,914
• Tax est. 1.5%: −$456 /mo · $5,475/yr
• Insurance: −$152
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$10
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-674

Break-even live

Break-even rent $3,290

Max offer price $267,486

Occupancy floor —

Sensitivity live

Price	-10% $-422	-5% $-548	+0% $-674	+5% $-800	+10% $-926
Rent	-10% $-866	-5% $-770	+0% $-674	+5% $-578	+10% $-481
Rate	-1.0pp $-490	-0.5pp $-581	base $-674	+0.5pp $-768	+1.0pp $-865

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
431 Albatross Rd Rotonda West, FL	2.0	2.0	1857	$4,800	$2.58	23d	1	0.19mi
203 Wright Dr Rotonda West, FL	4.0	3.0	2092	$2,400	$1.15	23d	1	0.20mi
8373 Agate St Unit 8375 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	23d	1	0.53mi
8479 Agate St Port Charlotte, FL	3.0	2.0	1379	$2,495	$1.81	23d	1	0.60mi
8519 Agate St Unit 8521 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	23d	1	0.64mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	23d	1	0.64mi
13376 Yager Ln Port Charlotte, FL	3.0	2.0	2002	$3,500	$1.75	15d	1	0.77mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	15d	1	0.77mi
14073 Naylor Ave Port Charlotte, FL	3.0	2.0	1818	$2,250	$1.24	23d	1	0.88mi
9116 Agate St #9118 Port Charlotte, FL	3.0	2.0	1429	$1,750	$1.22	23d	1	0.90mi
9163 Agate St Unit 9165 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	23d	1	0.96mi
9163 Agate St Unit 9163 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	23d	1	0.96mi
9156 Agate St Unit 9156 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	23d	1	0.97mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	23d	1	0.97mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	23d	1	1.02mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	15d	1	1.09mi
9251 Agate St Port Charlotte, FL	3.0	2.0	1237	$1,565	$1.27	23d	1	1.11mi
9108 Santa Lucia Dr Port Charlotte, FL	4.0	2.0	1917	$3,100	$1.62	15d	1	1.11mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	23d	1	1.14mi
8362 Santa Cruz Dr Port Charlotte, FL	3.0	2.5	2016	$3,500	$1.74	23d	1	1.17mi
9317 Agate St Unit 9317 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	23d	1	1.23mi
14295 Overlook Ave Port Charlotte, FL	3.0	2.0	1450	$1,700	$1.17	23d	1	1.31mi
13180 Amaryllis Cir Port Charlotte, FL	3.0	2.0	1704	$2,950	$1.73	15d	1	1.34mi
7415 Beckley St Port Charlotte, FL	3.0	2.0	1405	$1,400	$1.00	23d	1	1.37mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	23d	1	1.38mi
9400 Agate St Pt Charlotte, FL	3.0	2.0	1429	$1,795	$1.26	23d	1	1.39mi
686 Boundary Blvd Rotonda West, FL	3.0	2.5	2282	$2,800	$1.23	23d	1	1.42mi
9425 Agate St Unit 9425 Port Charlotte, FL	3.0	2.0	1379	$1,700	$1.23	23d	1	1.43mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	23d	1	1.49mi

HOA detail

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

Listing history 42 events

1. 2026-06-22
   days on market $365,000 Active 38 DOM
2. 2026-06-18
   days on market $365,000 Active 35 DOM
3. 2026-06-17
   days on market $365,000 Active 34 DOM
4. 2026-06-16
   days on market $365,000 Active 33 DOM
5. 2026-06-15
   days on market $365,000 Active 32 DOM
6. 2026-06-14
   days on market $365,000 Active 30 DOM
7. 2026-06-13
   days on market $365,000 Active 29 DOM
8. 2026-06-10
   days on market $365,000 Active 27 DOM
9. 2026-06-09
   days on market $365,000 Active 26 DOM
10. 2026-06-08
    days on market $365,000 Active 25 DOM
11. 2026-06-07
    days on market $365,000 Active 24 DOM
12. 2026-06-05
    days on market $365,000 Active 21 DOM
13. 2026-06-03
    days on market $365,000 Active 20 DOM
14. 2026-06-02
    days on market $365,000 Active 19 DOM
15. 2026-06-01
    days on market $365,000 Active 18 DOM
16. 2026-05-31
    days on market $365,000 Active 17 DOM
17. 2026-05-30
    days on market $365,000 Active 16 DOM
18. 2026-05-14
    listed $365,000 Active
19. 2025-08-28
    historical $2,200
20. 2025-08-16
    listed $2,200
21. 2025-08-06
    historical
22. 2025-04-02
    price $379,900
23. 2025-04-02
    price $379,000
24. 2025-02-11
    price $390,000
25. 2025-01-16
    price $398,000
26. 2024-11-01
    listed $414,000 Active
27. 2023-08-31
    soldstatus $29,700
28. 2023-08-28
    soldstatus $29,650 Closed 339-char remark

    Show marketing remark (339 chars)

    Great Residential Lot in the community of Rotonda Lakes. Lot is 60x150 and is mostly cleared. Power and water nearby. This Lot backs up to Green Space and has access to the bike trail. This area is growing because of proximity to local beaches easy access to Venice, Sarasota, Punta Gorda and North Port. Close to shopping and restaurants.

29. 2023-07-30
    status Active 339-char remark

    Show marketing remark (339 chars)

    Great Residential Lot in the community of Rotonda Lakes. Lot is 60x150 and is mostly cleared. Power and water nearby. This Lot backs up to Green Space and has access to the bike trail. This area is growing because of proximity to local beaches easy access to Venice, Sarasota, Punta Gorda and North Port. Close to shopping and restaurants.

30. 2023-06-18
    status Pending 339-char remark

    Show marketing remark (339 chars)

    Great Residential Lot in the community of Rotonda Lakes. Lot is 60x150 and is mostly cleared. Power and water nearby. This Lot backs up to Green Space and has access to the bike trail. This area is growing because of proximity to local beaches easy access to Venice, Sarasota, Punta Gorda and North Port. Close to shopping and restaurants.

31. 2023-06-04
    listed $30,000 Active 339-char remark

    Show marketing remark (339 chars)

    Great Residential Lot in the community of Rotonda Lakes. Lot is 60x150 and is mostly cleared. Power and water nearby. This Lot backs up to Green Space and has access to the bike trail. This area is growing because of proximity to local beaches easy access to Venice, Sarasota, Punta Gorda and North Port. Close to shopping and restaurants.

32. 2023-01-06
    historical
33. 2022-07-05
    price $30,000
34. 2021-07-21
    listed $35,000 Active
35. 2005-06-02
    soldstatus $54,500
36. 2005-05-31
    soldstatus $55,000
37. 2005-05-16
    soldstatus $42,500
38. 2005-05-11
    soldstatus $42,500
39. 2005-04-20
    listed $54,900
40. 2004-09-07
    listed $38,900
41. 2003-08-08
    soldstatus $7,600
42. 1997-09-25
    soldstatus $10,100

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $29,240
• − Mortgage interest: −$20,446
• − Property taxes: −$5,475
• − Insurance: −$2,622
• − Repairs & maintenance: −$2,339
• − Management: −$2,339
• − HOA: −$120
• − Depreciation: −$10,618
• Taxable loss: −$14,719
• Est. tax savings @ 24.0%: +$3,533
• After-tax cash flow: $-4,554/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

+3513.9% since first listed

25 events — show timeline

• 2026-05-14 Listed $365,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Rental Removed $2,200 SHOWMOJO
• 2025-08-16 Listed for Rent $2,200 SHOWMOJO
• 2025-08-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-02 Price Changed $379,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-02 Price Changed $379,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-11 Price Changed $390,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-16 Price Changed $398,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-01 Listed $414,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-31 Sold (Public Records) $29,700 Public Records
• 2023-08-28 Sold (MLS) $29,650 Stellar MLS as Distributed by MLS Grid
• 2023-07-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-06-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-04 Listed $30,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-07-05 Price Changed $30,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-21 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2005-06-02 Sold (MLS) $54,500 Stellar MLS as Distributed by MLS Grid
• 2005-05-31 Sold (Public Records) $55,000 Public Records
• 2005-05-16 Sold (Public Records) $42,500 Public Records
• 2005-05-11 Sold (MLS) $42,500 Stellar MLS as Distributed by MLS Grid
• 2005-04-20 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2004-09-07 Listed $38,900 Stellar MLS as Distributed by MLS Grid
• 2003-08-08 Sold (Public Records) $7,600 Public Records
• 1997-09-25 Sold (Public Records) $10,100 Public Records

Property tax history

+6.8%/yr

Latest (2025): $549 · +0.8% YoY. Source: county tax records.