102 Arrow Ln · Rotonda, FL 33947

$380,000

3 bd · 2.0 ba · 1,501 sqft · Land · 360 Days on market

Built 2024 0.28 ac lot $10/mo HOA

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Why this score? — see what drove the F 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 +6.5/30.0
• 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 +1.6/10.0
• DSCR +0.8/10.0

Listing remarks

Discover this stunning BRAND- NEW 2024 COMPLETED 3-bedroom, 2-bath home at 102 Arrow Ln, Rotonda West, FL, offering 1,501sqft of thoughtfully designed living space on a generous oversized 0.28-acre cul-de-sac lot. The home features soaring almost 10 ft ceilings and elegant tile flooring throughout, creating a bright, open atmosphere and IMPACT WINDOWS. The gourmet kitchen is a chef’s dream, complete with premium cabinetry, stone countertops, and stainless-steel appliances perfect for family gatherings or entertaining. The spacious owner’s suite boasts a walk-in closet and en-suite bathroom with a walk-in shower AND elegant TUB, while two additional bedrooms offer great flexibili

Key facts

• En suite bathroom
• Gourmet kitchen
• Walk in closet

Tags

• IMPACT WINDOWS
• GOURMET KITCHEN
• WALK IN CLOSET
• EN SUITE BATHROOM
• WALK IN SHOWER
• OVERSIZED LOT

Property features AI

Finance

• Other: Total acreage between 1/4 and 1/2 acre (0.28 acres)
• HOA & community: HOA required — $127 annually (about $10.58/month); Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; New construction; One story; Northwest facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as new construction (completed)
• Exterior features: Hurricane shutters; Rain gutters; Sliding doors; Irrigation equipment; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Kitchen/family room combo; Open floorplan; Stone counters; Tray ceilings; Walk-in closets
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $380k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (40.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (33.6% below list).
• Recommended offer: $225k (40.8% below list) — sets the bar for cash-flow.
• 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); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 37% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.2%/yr); 863 active listings in the ZIP; 38 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).

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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 4y ago; this cycle's ask is 17173% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $26k; list at $380k implies a 1367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $225,119 (40.8% 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 360 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.66% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.26%
• DSCR: 0.68
• GRM: 12.6

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: -11.8%
• Equity multiple: 0.40×
• Total profit: $-63,480
• Equity at exit: $134,694

10-year hold

• IRR: -7.2%
• Equity multiple: 0.12×
• Total profit: $-93,206
• Equity at exit: $182,901

Cash invested: $106,400 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,522 high
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$10
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-1,070

Break-even live

Break-even rent $3,877

Max offer price $225,119

Occupancy floor —

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 38 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	0.32mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	21d	1	0.43mi
278 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	1138	$1,625	$1.43	21d	1	0.50mi
8256 Shore Lake Dr Englewood, FL	3.0	3.0	2201	$2,500	$1.14	21d	1	0.52mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	21d	1	0.61mi
502 Sunset Rd N Rotonda West, FL	3.0	2.0	1636	$2,100	$1.28	21d	1	0.62mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	21d	1	0.72mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	21d	1	0.77mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	13d	1	0.84mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	21d	1	0.91mi
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	21d	1	1.00mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	21d	1	1.03mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	21d	1	1.05mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	21d	1	1.11mi
8318 Waterscape Rd Unit NA Englewood, FL	4.0	3.0	2032	$2,425	$1.19	21d	1	1.12mi
8318 Waterscape Rd Englewood, FL	4.0	3.0	2027	$2,475	$1.22	21d	1	1.12mi
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	21d	1	1.13mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	21d	1	1.14mi
188 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2086	$2,000	$0.96	21d	1	1.16mi
8146 Saint Kitts Cir Englewood, FL	3.0	2.0	1635	$2,400	$1.47	21d	1	1.21mi
8756 Coco Bay Blvd Englewood, FL	4.0	3.0	2027	$2,600	$1.28	21d	1	1.21mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	21d	1	1.22mi
8644 Saint Kitts Cir Englewood, FL	3.0	3.0	1849	$2,095	$1.13	21d	1	1.23mi
4341 Placida Rd #5 Englewood, FL	2.0	2.0	1071	$1,350	$1.26	21d	1	1.26mi
4341 Placida Rd #6 Englewood, FL	2.0	2.0	1071	$1,450	$1.35	21d	1	1.26mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	21d	1	1.26mi
7160 Carlsbad Ter Englewood, FL	3.0	2.0	2061	$4,500	$2.18	21d	1	1.26mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	21d	1	1.27mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	21d	1	1.31mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,232	$1.20	13d	1	1.33mi
8716 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,500	$1.76	21d	1	1.34mi
8722 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,100	$1.48	21d	1	1.34mi
8613 Seasalt Loop Englewood, FL	3.0	2.0	1422	$3,650	$2.57	21d	1	1.35mi
8787 Saint Kitts Cir Englewood, FL	3.0	2.0	1422	$2,300	$1.62	13d	1	1.37mi
9400 New Martinsville Ave Englewood, FL	3.0	2.0	1879	$3,300	$1.76	21d	1	1.39mi
195 Rotonda Blvd W Unit A Rotonda West, FL	3.0	2.0	1162	$1,850	$1.59	21d	1	1.40mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	21d	1	1.42mi
10123 Bay Ave Englewood, FL	3.0	2.0	2010	$2,150	$1.07	21d	1	1.48mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 50 events

1. 2026-06-18
   days on market $380,000 Active 360 DOM
2. 2026-06-17
   days on market $380,000 Active 359 DOM
3. 2026-06-16
   days on market $380,000 Active 358 DOM
4. 2026-06-15
   days on market $380,000 Active 357 DOM
5. 2026-06-14
   days on market $380,000 Active 355 DOM
6. 2026-06-13
   days on market $380,000 Active 354 DOM
7. 2026-06-10
   days on market $380,000 Active 352 DOM
8. 2026-06-09
   days on market $380,000 Active 351 DOM
9. 2026-06-08
   days on market $380,000 Active 350 DOM
10. 2026-06-05
    days on market $380,000 Active 346 DOM
11. 2026-06-02
    days on market $380,000 Active 344 DOM
12. 2026-06-01
    days on market $380,000 Active 343 DOM
13. 2026-05-31
    days on market $380,000 Active 342 DOM
14. 2026-05-30
    days on market $380,000 Active 341 DOM
15. 2026-05-25
    historical $2,200
16. 2026-05-10
    listed $2,200
17. 2026-05-09
    historical $2,200
18. 2026-03-25
    listed $2,200
19. 2026-03-25
    historical $2,200
20. 2026-03-14
    listed $2,200
21. 2026-03-14
    historical $2,200
22. 2026-02-03
    price $380,000
23. 2026-01-03
    price $393,000
24. 2026-01-01
    listed $2,200
25. 2026-01-01
    historical $2,200
26. 2025-12-21
    historical $2,200
27. 2025-12-18
    listed $2,200
28. 2025-11-12
    listed $2,200
29. 2025-11-12
    historical $2,200
30. 2025-08-20
    price $399,000
31. 2025-07-23
    listed $2,200
32. 2025-06-23
    listed $425,000 Active
33. 2025-06-23
    historical
34. 2025-04-03
    listed $425,000 Active
35. 2025-03-28
    historical
36. 2025-02-26
    listed $421,000 Active
37. 2025-02-24
    historical
38. 2025-01-20
    listed $421,000 Active
39. 2023-10-20
    soldstatus $25,900
40. 2023-10-19
    soldstatus $19,500 Closed
41. 2023-08-27
    status Pending
42. 2023-08-27
    status Active
43. 2023-08-26
    status Pending
44. 2023-08-25
    listed $19,500 Active
45. 2022-08-27
    historical
46. 2022-08-23
    price $49,000
47. 2022-08-05
    price $34,997
48. 2022-07-30
    price $39,997
49. 2022-07-22
    price $44,000
50. 2022-07-15
    listed $49,000 Active

ⓘ 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 AE · 99% 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: $30,263
• − Mortgage interest: −$21,286
• − Property taxes: −$5,700
• − Insurance: −$7,018
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − HOA: −$120
• − Depreciation: −$11,055
• Taxable loss: −$19,758
• Est. tax savings @ 24.0%: +$4,742
• After-tax cash flow: $-8,102/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

-95.5% since first listed

36 events — show timeline

• 2026-05-25 Rental Removed $2,200 SHOWMOJO
• 2026-05-10 Listed for Rent $2,200 SHOWMOJO
• 2026-05-09 Rental Removed $2,200 STELLARMLS
• 2026-03-25 Listed for Rent $2,200 STELLARMLS
• 2026-03-25 Rental Removed $2,200 SHOWMOJO
• 2026-03-14 Listed for Rent $2,200 SHOWMOJO
• 2026-03-14 Rental Removed $2,200 STELLARMLS
• 2026-02-03 Price Changed $380,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-03 Price Changed $393,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Listed for Rent $2,200 STELLARMLS
• 2026-01-01 Rental Removed $2,200 SHOWMOJO
• 2025-12-21 Rental Removed $2,200 STELLARMLS
• 2025-12-18 Listed for Rent $2,200 STELLARMLS
• 2025-11-12 Listed for Rent $2,200 SHOWMOJO
• 2025-11-12 Rental Removed $2,200 STELLARMLS
• 2025-08-20 Price Changed $399,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-23 Listed for Rent $2,200 STELLARMLS
• 2025-06-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-03 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-28 Listing Removed — FORTMLS
• 2025-02-26 Listed $421,000 FORTMLS
• 2025-02-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-20 Listed $421,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-20 Sold (Public Records) $25,900 Public Records
• 2023-10-19 Sold (MLS) $19,500 Stellar MLS as Distributed by MLS Grid
• 2023-08-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-08-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-25 Listed $19,500 Stellar MLS as Distributed by MLS Grid
• 2022-08-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-08-23 Price Changed $49,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-05 Price Changed $34,997 Stellar MLS as Distributed by MLS Grid
• 2022-07-30 Price Changed $39,997 Stellar MLS as Distributed by MLS Grid
• 2022-07-22 Price Changed $44,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-15 Listed $49,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.8%/yr

Latest (2025): $639 · +0.2% YoY. Source: county tax records.