173 Broadmoor Ln · Rotonda, FL 33947

$339,000

3 bd · 2.0 ba · 1,559 sqft · SingleFamily public records · 1 Days on market

Built 1995 Est $366k · 7% under

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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 +16.6/30.0
• ARV discount +10.9/15.0
• Appreciation +5.6/10.0
• DSCR +5.2/10.0
• Schools +4.6/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Move In ready home located in Golfing Community of Rotonda West which is only an appx. 15 minute drive to Gulf beaches and offers a park/playground and tennis courts too! This 3 bedroom, 2 bath home has a recently painted interior in neutral color and new carpet iin bedrooms as well. Tiled and Screened entry. Kitchen boasts a breakfast bar as well as eat in nook area that overlooks the tranquil backyard. Spacious living room with sliders to lanai and dining room separated by "knee wall" from entry. Master has an en suite bath with dual sinks and jetted tub with separate shower. Bath 2 has skylight for lots of natural light. This is a lovely community near to beaches, shopping, boating and so much more located centrally to Tampa to the North and Ft. Myers to the South. Desirable area for seasonal renters too if your looking for possible investment property. Call today for your private showing! This is a Fannie Mae HomePath property, may purchase this property for as little as 5% down! Property is approved for HomePath Mortgage financing or HomePath Renovation Mortgage financing.

Key facts

• Screened entry
• Tranquil backyard
• Tennis courts

Tags

• GULF BEACHES
• PARK PLAYGROUND
• TENNIS COURTS
• BREAKFAST BAR
• TRANQUIL BACKYARD
• SCREENED ENTRY

Property features AI

Exterior

• Home design: Built in 1995
• Construction: Living area approximately 1559
• Exterior features: Residential property on Broadmoor Lane

Interior

• Interior features: Located in the Broadmoor subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $314k (7.3% below list).
• Recommended offer: $314k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 31 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).
• At $3,141/mo this rent would consume 47% of the median local household income ($80k/yr) (locally 91% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $145k; list at $339k implies a 134% 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 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $314,113 (7.3% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $366,365
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Sportsman Rd	0.08mi	3/2.0	1,562 (+0%)	9mo	$265,000	$170	88
152 Sportsman Rd	0.11mi	3/2.0	1,569 (+1%)	16mo	$330,000	$210	81
35 Sportsman Pl	0.62mi	3/2.5	1,615 (+4%)	7mo	$380,000	$235	57
123 White Marsh Ln	0.47mi	3/2.0	1,738 (+12%)	3mo	$410,000	$236	56
7 Sportsman Ter	0.44mi	3/2.5	1,776 (+14%)	1mo	$405,000	$228	54
78 Broadmoor Ln	0.54mi	3/2.0	1,706 (+9%)	8mo	$610,370	$358	53
41 Long Meadow Pl	0.74mi	3/2.0	1,565 (+0%)	18mo	$400,000	$256	50
53 Broadmoor Ln	0.72mi	3/2.0	1,618 (+4%)	12mo	$329,900	$204	50
158 Mark Twain Ln	0.75mi	3/2.0	1,670 (+7%)	5mo	$359,000	$215	49
213 Rotonda Blvd N	0.60mi	3/2.0	1,662 (+7%)	20mo	$579,000	$348	44

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: 2.1%
• Equity multiple: 1.11×
• Total profit: $10,218
• Equity at exit: $120,161

10-year hold

• IRR: 4.8%
• Equity multiple: 1.57×
• Total profit: $53,780
• Equity at exit: $163,167

Cash invested: $94,920 (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: 9.0×

Monthly cashflow live

• Estimated rent: $3,141 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$357 /mo · $4,281/yr
• Insurance: −$141
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $139

Break-even live

Break-even rent $2,965

Max offer price $339,000

Occupancy floor 91%

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Marker Rd Rotonda West, FL	3.0	2.0	2006	$2,400	$1.20	13d	1	0.13mi
12 Broadmoor Rd Unit 1 Rotonda West, FL	3.0	2.0	2065	$3,500	$1.69	21d	1	0.20mi
155 Long Meadow Ln Rotonda West, FL	3.0	2.0	1598	$4,500	$2.82	21d	1	0.25mi
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	13d	1	0.41mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	21d	1	0.46mi
127 White Marsh Ln Rotonda West, FL	3.0	2.0	2216	$2,700	$1.22	21d	1	0.47mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	21d	1	0.77mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	21d	1	0.93mi
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	21d	1	0.95mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	21d	1	1.00mi
118 Caddy Rd Rotonda West, FL	3.0	2.0	1828	$2,795	$1.53	21d	1	1.05mi
589 Rotonda Cir Rotonda West, FL	3.0	2.5	2190	$4,200	$1.92	21d	1	1.06mi
195 Rotonda Blvd W Unit A Rotonda West, FL	3.0	2.0	1162	$1,850	$1.59	21d	1	1.12mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	21d	1	1.16mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	21d	1	1.16mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	21d	1	1.20mi
98 Caddy Rd Rotonda West, FL	2.0	2.0	1167	$4,000	$3.43	21d	1	1.20mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	21d	1	1.20mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	21d	1	1.22mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	21d	1	1.22mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	21d	1	1.26mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	21d	1	1.28mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	21d	1	1.31mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	21d	1	1.33mi
9550 Fiddlers Green Cir #105 Rotonda West, FL	2.0	2.0	1230	$2,900	$2.36	21d	1	1.34mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	21d	1	1.37mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	13d	1	1.39mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	21d	1	1.40mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	21d	1	1.41mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	21d	1	1.44mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	21d	1	1.49mi

Listing history 7 events

1. 2026-05-26
   listed $339,000 Active
2. 2014-09-29
   soldstatus $145,000 Sold 1110-char remark

   Show marketing remark (1110 chars)

   Move In ready home located in Golfing Community of Rotonda West which is only an appx. 15 minute drive to Gulf beaches and offers a park/playground and tennis courts too! This 3 bedroom, 2 bath home has a recently painted interior in neutral color and new carpet iin bedrooms as well. Tiled and Screened entry. Kitchen boasts a breakfast bar as well as eat in nook area that overlooks the tranquil backyard. Spacious living room with sliders to lanai and dining room separated by "knee wall" from entry. Master has an en suite bath with dual sinks and jetted tub with separate shower. Bath 2 has skylight for lots of natural light. This is a lovely community near to beaches, shopping, boating and so much more located centrally to Tampa to the North and Ft. Myers to the South. Desirable area for seasonal renters too if your looking for possible investment property. Call today for your private showing! This is a Fannie Mae HomePath property, may purchase this property for as little as 5% down! Property is approved for HomePath Mortgage financing or HomePath Renovation Mortgage financing.

3. 2014-08-12
   status Pending 1110-char remark

   Show marketing remark (1110 chars)

   Move In ready home located in Golfing Community of Rotonda West which is only an appx. 15 minute drive to Gulf beaches and offers a park/playground and tennis courts too! This 3 bedroom, 2 bath home has a recently painted interior in neutral color and new carpet iin bedrooms as well. Tiled and Screened entry. Kitchen boasts a breakfast bar as well as eat in nook area that overlooks the tranquil backyard. Spacious living room with sliders to lanai and dining room separated by "knee wall" from entry. Master has an en suite bath with dual sinks and jetted tub with separate shower. Bath 2 has skylight for lots of natural light. This is a lovely community near to beaches, shopping, boating and so much more located centrally to Tampa to the North and Ft. Myers to the South. Desirable area for seasonal renters too if your looking for possible investment property. Call today for your private showing! This is a Fannie Mae HomePath property, may purchase this property for as little as 5% down! Property is approved for HomePath Mortgage financing or HomePath Renovation Mortgage financing.

4. 2014-07-26
   listed $149,900 Active 1110-char remark

   Show marketing remark (1110 chars)

   Move In ready home located in Golfing Community of Rotonda West which is only an appx. 15 minute drive to Gulf beaches and offers a park/playground and tennis courts too! This 3 bedroom, 2 bath home has a recently painted interior in neutral color and new carpet iin bedrooms as well. Tiled and Screened entry. Kitchen boasts a breakfast bar as well as eat in nook area that overlooks the tranquil backyard. Spacious living room with sliders to lanai and dining room separated by "knee wall" from entry. Master has an en suite bath with dual sinks and jetted tub with separate shower. Bath 2 has skylight for lots of natural light. This is a lovely community near to beaches, shopping, boating and so much more located centrally to Tampa to the North and Ft. Myers to the South. Desirable area for seasonal renters too if your looking for possible investment property. Call today for your private showing! This is a Fannie Mae HomePath property, may purchase this property for as little as 5% down! Property is approved for HomePath Mortgage financing or HomePath Renovation Mortgage financing.

5. 1998-10-21
   soldstatus $106,100
6. 1994-07-21
   soldstatus $10,500
7. 1993-08-02
   soldstatus $19,000

ⓘ 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: $4,281 · $357/mo
• Projected year-2 tax: $4,281 · $357/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 7/10 Severe FEMA zone X (shaded) · 87% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $37,694
• − Mortgage interest: −$18,989
• − Property taxes: −$4,281
• − Insurance: −$2,492
• − Repairs & maintenance: −$3,015
• − Management: −$3,015
• − Depreciation: −$9,862
• Taxable loss: −$3,962
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $2,622/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

+1684.2% since first listed

7 events — show timeline

• 2026-05-26 Listed $339,000 FSBO.com
• 2014-09-29 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-07-26 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 1998-10-21 Sold (Public Records) $106,100 Public Records
• 1994-07-21 Sold (Public Records) $10,500 Public Records
• 1993-08-02 Sold (Public Records) $19,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,281 · -9.6% YoY. Source: county tax records.