173 Haddock Dr · Rotonda, FL 33947

$289,000

4 bd · 2.0 ba · 1,554 sqft · Land public records · 86 Days on market

Built 2023 8,271 sqft lot $11/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).

• Cash flow +11.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

One or more photo(s) has been virtually staged. Introducing a 2023 construction 4/2 home located in the desirable Rotonda West, FL. This stunning property offers a modern and stylish living space with four spacious bedrooms and two bathrooms. Step inside and be greeted by the sleek laminate flooring that flows throughout the entire home, providing a contemporary and low-maintenance touch. The kitchen is a true highlight, featuring top-of-the-line stainless steel appliances that will inspire your inner chef. Whether you're hosting a dinner party or enjoying a quiet meal at home, this kitchen is sure to impress. The open floor plan seamlessly connects the kitchen to the living area, creating

Key facts

• Laminate flooring
• Open floor plan
• Back covered porch

Tags

• 2023 CONSTRUCTION
• LAMINATE FLOORING
• STAINLESS STEEL APPLIANCES
• OPEN FLOOR PLAN
• BACK COVERED PORCH
• PRIVATE OUTDOOR OASIS

Property features AI

Finance

• Other: Living area 1,556 sq ft (builder source); Building area 2,204 sq ft; Lot area approximately 0.19 acres (768 m²)
• HOA & community: Has HOA (Rotonda Lakes Conservation Association); HOA fee $135 annually (about $11.25/month); Association fee required; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity connected
• Home design: Single family residence; Residential property; One story (single level); North-facing
• Construction: Stucco construction; Shingle roof; Block foundation; New construction; Completed condition; Built on 0.19-acre lot
• Exterior features: Private mailbox; Asphalt-paved public road access

Interior

• Kitchen: Built-in oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan; Split bedroom layout
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $289k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (15.4% below list).
• Recommended offer: $244k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 30 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 37% 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

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 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,427 (15.4% 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 86 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: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 9.9

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: -2.4%
• Equity multiple: 0.88×
• Total profit: $-9,844
• Equity at exit: $102,438

10-year hold

• IRR: 0.8%
• Equity multiple: 1.10×
• Total profit: $7,755
• Equity at exit: $139,101

Cash invested: $80,920 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,444 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$402 /mo · $4,824/yr
• Insurance: −$120
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$11
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-184

Break-even live

Break-even rent $2,678

Max offer price $256,421

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-103	+0% $-184	+5% $-266	+10% $-348
Rent	-10% $-378	-5% $-281	+0% $-184	+5% $-88	+10% $9
Rate	-1.0pp $-39	-0.5pp $-111	base $-184	+0.5pp $-259	+1.0pp $-335

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Wright Dr Rotonda West, FL	4.0	3.0	2092	$2,400	$1.15	22d	1	0.22mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	22d	1	0.50mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	22d	1	0.55mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	14d	1	0.67mi
8519 Agate St Unit 8521 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	22d	1	0.67mi
8479 Agate St Port Charlotte, FL	3.0	2.0	1379	$2,495	$1.81	22d	1	0.68mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	14d	1	0.70mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	22d	1	0.71mi
8373 Agate St Unit 8375 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	22d	1	0.73mi
9116 Agate St #9118 Port Charlotte, FL	3.0	2.0	1429	$1,750	$1.22	22d	1	0.77mi
9163 Agate St Unit 9165 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	22d	1	0.79mi
9163 Agate St Unit 9163 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	22d	1	0.79mi
8249 Dimstead St Port Charlotte, FL	3.0	2.0	1202	$1,675	$1.39	22d	1	0.79mi
9156 Agate St Unit 9156 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	22d	1	0.81mi
9195 Agate St Port Charlotte, FL	3.0	2.0	1200	$1,650	$1.38	14d	1	0.82mi
13376 Yager Ln Port Charlotte, FL	3.0	2.0	2002	$3,500	$1.75	14d	1	0.84mi
9251 Agate St Port Charlotte, FL	3.0	2.0	1237	$1,565	$1.27	22d	1	0.89mi
9317 Agate St Unit 9317 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	22d	1	1.00mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	22d	1	1.00mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	22d	1	1.02mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	22d	1	1.08mi
13180 Amaryllis Cir Port Charlotte, FL	3.0	2.0	1704	$2,950	$1.73	14d	1	1.13mi
9400 Agate St Pt Charlotte, FL	3.0	2.0	1429	$1,795	$1.26	22d	1	1.16mi
9108 Santa Lucia Dr Port Charlotte, FL	4.0	2.0	1917	$3,100	$1.62	14d	1	1.19mi
9425 Agate St Unit 9425 Port Charlotte, FL	3.0	2.0	1379	$1,700	$1.23	22d	1	1.19mi
14073 Naylor Ave Port Charlotte, FL	3.0	2.0	1818	$2,250	$1.24	22d	1	1.24mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	22d	1	1.33mi
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	14d	1	1.38mi
10026 Cocoa Beach St Unit 10026 Port Charlotte, FL	3.0	2.0	1677	$1,650	$0.98	14d	1	1.41mi
8362 Santa Cruz Dr Port Charlotte, FL	3.0	2.5	2016	$3,500	$1.74	22d	1	1.44mi

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 32 events

1. 2026-06-18
   days on market $289,000 Active 86 DOM
2. 2026-06-17
   days on market $289,000 Active 85 DOM
3. 2026-06-16
   days on market $289,000 Active 84 DOM
4. 2026-06-15
   days on market $289,000 Active 83 DOM
5. 2026-06-14
   days on market $289,000 Active 81 DOM
6. 2026-06-13
   days on market $289,000 Active 80 DOM
7. 2026-06-10
   days on market $289,000 Active 78 DOM
8. 2026-06-09
   days on market $289,000 Active 77 DOM
9. 2026-06-08
   days on market $289,000 Active 76 DOM
10. 2026-06-07
    pricedays on market $289,000 Active 75 DOM
11. 2026-06-05
    days on market $294,000 Active 72 DOM
12. 2026-06-03
    days on market $294,000 Active 71 DOM
13. 2026-06-02
    days on market $294,000 Active 70 DOM
14. 2026-06-01
    days on market $294,000 Active 69 DOM
15. 2026-05-31
    days on market $294,000 Active 68 DOM
16. 2026-05-30
    days on market $294,000 Active 67 DOM
17. 2026-04-28
    price $294,000
18. 2026-03-24
    listed $299,000 Active
19. 2025-01-12
    historical $2,000
20. 2025-01-08
    listed $2,000
21. 2025-01-08
    historical $2,000
22. 2024-12-28
    listed $2,000
23. 2024-12-28
    historical $2,000
24. 2024-12-20
    listed $2,000
25. 2024-03-18
    historical $2,095
26. 2024-03-12
    price $2,095
27. 2024-02-08
    price $2,195
28. 2024-01-11
    listed $369,900 Active
29. 2024-01-09
    listed $2,300
30. 2023-12-18
    soldstatus $334,000
31. 2021-01-07
    soldstatus $92,500
32. 2003-11-05
    soldstatus $11,500

ⓘ 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: $4,824 · $402/mo
• Projected year-2 tax: $4,824 · $402/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 9/10 Extreme FEMA zone X (shaded) · 98% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $29,331
• − Mortgage interest: −$16,188
• − Property taxes: −$4,824
• − Insurance: −$2,242
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − HOA: −$132
• − Depreciation: −$8,407
• Taxable loss: −$7,156
• Est. tax savings @ 24.0%: +$1,717
• After-tax cash flow: $-496/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

+2456.5% since first listed

16 events — show timeline

• 2026-04-28 Price Changed $294,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-12 Rental Removed $2,000 APPFOLIO
• 2025-01-08 Listed for Rent $2,000 APPFOLIO
• 2025-01-08 Rental Removed $2,000 STELLARMLS
• 2024-12-28 Listed for Rent $2,000 STELLARMLS
• 2024-12-28 Rental Removed $2,000 APPFOLIO
• 2024-12-20 Listed for Rent $2,000 APPFOLIO
• 2024-03-18 Rental Removed $2,095 STELLARMLS
• 2024-03-12 Price Changed $2,095 STELLARMLS
• 2024-02-08 Price Changed $2,195 STELLARMLS
• 2024-01-11 Listed $369,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-09 Listed for Rent $2,300 STELLARMLS
• 2023-12-18 Sold (Public Records) $334,000 Public Records
• 2021-01-07 Sold (Public Records) $92,500 Public Records
• 2003-11-05 Sold (Public Records) $11,500 Public Records

Property tax history

+27.5%/yr

Latest (2025): $4,824 · -6.3% YoY. Source: county tax records.