205 Australian Dr · Rotonda, FL 33947

$389,000

3 bd · 3.0 ba · 1,760 sqft · Land · 9 Days on market

Built 2026 7,528 sqft lot

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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 +6.1/30.0
• 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 +1.4/10.0
• DSCR +0.4/10.0

Listing remarks MLS

This vacant lot is a rare find in the desirable community of Rotonda West. Located on a quiet street, the lot measures 0.17 acres and is ready for your dream home. Surrounded by lush vegetation, this property offers plenty of privacy and is just a short drive from the beautiful beaches of the Gulf of Mexico. Enjoy the serene surroundings, friendly neighbors, and the convenience of being close to shopping, dining, and entertainment. Don't miss out on this opportunity to own a piece of paradise in Rotonda West!

Key facts

• Laminate flooring
• Stone countertops
• Modern cabinetry

Tags

• OPEN-CONCEPT LAYOUT
• CERAMIC TILE
• LAMINATE FLOORING
• MODERN CABINETRY
• STONE COUNTERTOPS
• COVERED LANAI

Property features AI

Finance

• Other: Property type: Residential; Development: Rotonda West (PINEHURST); Lot: Regular; approximately 0.17 acres; Total area referenced as 2400 (source: architectural plans/developer brochure); View/setting: See remarks / parking lot
• Financial info: Taxes shown as informational only
• HOA & community: Mandatory HOA; HOA fee $8 monthly (total annual recurring fees $96); Community type: Non-gated; Maintenance: Internet/WiFi access noted; residents manage

Exterior

• Parking: Attached 2-car garage; 2+ parking spaces; Garage secured
• Security: Impact resistant windows and doors; Garage secured
• Utilities: Central water; Central sewer; Cable available
• Home design: Single family residence; 1 story / ranch (Florida style); Rear exposure: West
• Construction: Concrete block construction; Stucco exterior finish; Wood roof; Built in 2026; Foundation details not specified
• Exterior features: Patio; Open porch/lanai; Central irrigation

Interior

• Kitchen: Cooktop - electric; Dishwasher; Freezer; Microwave; Refrigerator/Freezer; Pantry
• Bedrooms: 3 bedrooms plus den; Two master suites
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master baths with dual sinks and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Pantry; See remarks; Guest patio; Den/Study; Home office; Open porch/lanai; Auto garage door; Smoke detector; Unfurnished
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $389k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (43.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (36.3% below list).
• Recommended offer: $221k (43.1% below list) — sets the bar for cash-flow.
• Cap rate 4.0% 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: 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents soft (-0.2%/yr); 863 active listings in the ZIP; 37 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).

Forward outlook

• In year one you build about $8k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $24k; list at $389k implies a 1521% 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 $221,368 (43.1% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.64% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.06%
• DSCR: 0.64
• GRM: 13.1

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: -12.5%
• Equity multiple: 0.37×
• Total profit: $-68,687
• Equity at exit: $137,884

10-year hold

• IRR: -7.7%
• Equity multiple: 0.06×
• Total profit: $-102,652
• Equity at exit: $187,233

Cash invested: $108,920 (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: 13.1×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$2,040
• Tax est. 1.5%: −$486 /mo · $5,835/yr
• Insurance: −$162
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-1,158

Break-even live

Break-even rent $3,943

Max offer price $221,368

Occupancy floor —

Sensitivity live

Price	-10% $-890	-5% $-1,024	+0% $-1,158	+5% $-1,293	+10% $-1,427
Rent	-10% $-1,354	-5% $-1,256	+0% $-1,158	+5% $-1,061	+10% $-963
Rate	-1.0pp $-963	-0.5pp $-1,060	base $-1,158	+0.5pp $-1,259	+1.0pp $-1,362

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	21d	1	0.24mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	21d	1	0.30mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	21d	1	0.52mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	14d	1	0.59mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	21d	1	0.63mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	14d	1	0.64mi
686 Boundary Blvd Rotonda West, FL	3.0	2.5	2282	$2,800	$1.23	21d	1	0.65mi
203 Wright Dr Rotonda West, FL	4.0	3.0	2092	$2,400	$1.15	21d	1	0.74mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	21d	1	0.78mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	21d	1	0.82mi
431 Albatross Rd Rotonda West, FL	2.0	2.0	1857	$4,800	$2.58	21d	1	0.82mi
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	14d	1	0.84mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	21d	1	0.86mi
9550 Fiddlers Green Cir #105 Rotonda West, FL	2.0	2.0	1230	$2,900	$2.36	21d	1	0.99mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	21d	1	1.08mi
9163 Agate St Unit 9163 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.13mi
9163 Agate St Unit 9165 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	21d	1	1.13mi
9116 Agate St #9118 Port Charlotte, FL	3.0	2.0	1429	$1,750	$1.22	21d	1	1.16mi
9156 Agate St Unit 9156 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.16mi
9251 Agate St Port Charlotte, FL	3.0	2.0	1237	$1,565	$1.27	21d	1	1.16mi
8519 Agate St Unit 8521 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	21d	1	1.18mi
613 Boundary Blvd Rotonda West, FL	3.0	2.0	2469	$2,900	$1.17	21d	1	1.19mi
123 Marker Rd Rotonda West, FL	3.0	2.0	2006	$2,400	$1.20	14d	1	1.20mi
8479 Agate St Port Charlotte, FL	3.0	2.0	1379	$2,495	$1.81	21d	1	1.20mi
589 Rotonda Cir Rotonda West, FL	3.0	2.5	2190	$4,200	$1.92	21d	1	1.22mi
9317 Agate St Unit 9317 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.22mi
12 Broadmoor Rd Unit 1 Rotonda West, FL	3.0	2.0	2065	$3,500	$1.69	21d	1	1.26mi
8373 Agate St Unit 8375 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.29mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	21d	1	1.30mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	21d	1	1.31mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	14d	1	1.32mi
155 Long Meadow Ln Rotonda West, FL	3.0	2.0	1598	$4,500	$2.82	21d	1	1.32mi
13376 Yager Ln Port Charlotte, FL	3.0	2.0	2002	$3,500	$1.75	14d	1	1.35mi
9400 Agate St Pt Charlotte, FL	3.0	2.0	1429	$1,795	$1.26	21d	1	1.36mi
13180 Amaryllis Cir Port Charlotte, FL	3.0	2.0	1704	$2,950	$1.73	14d	1	1.37mi
9425 Agate St Unit 9425 Port Charlotte, FL	3.0	2.0	1379	$1,700	$1.23	21d	1	1.38mi
127 White Marsh Ln Rotonda West, FL	3.0	2.0	2216	$2,700	$1.22	21d	1	1.38mi

Listing history 29 events

1. 2026-06-18
   days on market $389,000 Active 9 DOM
2. 2026-06-17
   days on market $389,000 Active 8 DOM
3. 2026-06-16
   days on market $389,000 Active 7 DOM
4. 2026-06-15
   days on market $389,000 Active 6 DOM
5. 2026-06-14
   days on market $389,000 Active 4 DOM
6. 2026-06-13
   days on market $389,000 Active 3 DOM
7. 2026-06-10
   days on marketlisting id $389,000 Active 1 DOM
8. 2026-06-09
   days on market $389,000 Active 80 DOM
9. 2026-06-08
   days on market $389,000 Active 79 DOM
10. 2026-06-07
    days on market $389,000 Active 78 DOM
11. 2026-06-05
    days on market $389,000 Active 75 DOM
12. 2026-06-03
    days on market $389,000 Active 74 DOM
13. 2026-06-02
    days on market $389,000 Active 73 DOM
14. 2026-06-01
    days on market $389,000 Active 72 DOM
15. 2026-05-31
    days on market $389,000 Active 71 DOM
16. 2026-05-30
    days on market $389,000 Active 70 DOM
17. 2026-05-21
    price $389,000
18. 2026-03-21
    listed $406,000 Active
19. 2025-11-30
    historical
20. 2025-07-31
    price $406,000
21. 2025-05-29
    price $405,000
22. 2025-05-29
    listed $405 Active
23. 2023-09-18
    soldstatus $24,000 Closed 514-char remark

    Show marketing remark (514 chars)

    This vacant lot is a rare find in the desirable community of Rotonda West. Located on a quiet street, the lot measures 0.17 acres and is ready for your dream home. Surrounded by lush vegetation, this property offers plenty of privacy and is just a short drive from the beautiful beaches of the Gulf of Mexico. Enjoy the serene surroundings, friendly neighbors, and the convenience of being close to shopping, dining, and entertainment. Don't miss out on this opportunity to own a piece of paradise in Rotonda West!

24. 2023-09-14
    soldstatus $24,000
25. 2023-07-31
    status Pending 514-char remark

    Show marketing remark (514 chars)

    This vacant lot is a rare find in the desirable community of Rotonda West. Located on a quiet street, the lot measures 0.17 acres and is ready for your dream home. Surrounded by lush vegetation, this property offers plenty of privacy and is just a short drive from the beautiful beaches of the Gulf of Mexico. Enjoy the serene surroundings, friendly neighbors, and the convenience of being close to shopping, dining, and entertainment. Don't miss out on this opportunity to own a piece of paradise in Rotonda West!

26. 2023-05-08
    listed $28,000 Active 514-char remark

    Show marketing remark (514 chars)

    This vacant lot is a rare find in the desirable community of Rotonda West. Located on a quiet street, the lot measures 0.17 acres and is ready for your dream home. Surrounded by lush vegetation, this property offers plenty of privacy and is just a short drive from the beautiful beaches of the Gulf of Mexico. Enjoy the serene surroundings, friendly neighbors, and the convenience of being close to shopping, dining, and entertainment. Don't miss out on this opportunity to own a piece of paradise in Rotonda West!

27. 2015-02-10
    soldstatus $10,900
28. 2014-10-22
    soldstatus $5,000
29. 2009-03-02
    listed $17,900

ⓘ 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 · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $29,717
• − Mortgage interest: −$21,790
• − Property taxes: −$5,835
• − Insurance: −$7,064
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − Depreciation: −$11,316
• Taxable loss: −$21,043
• Est. tax savings @ 24.0%: +$5,050
• After-tax cash flow: $-8,851/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

+2073.2% since first listed

13 events — show timeline

• 2026-05-21 Price Changed $389,000 NAPLESMLS
• 2026-03-21 Listed $406,000 NAPLESMLS
• 2025-11-30 Listing Removed — NAPLESMLS
• 2025-07-31 Price Changed $406,000 NAPLESMLS
• 2025-05-29 Price Changed $405,000 NAPLESMLS
• 2025-05-29 Listed $405 NAPLESMLS
• 2023-09-18 Sold (MLS) $24,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-14 Sold (Public Records) $24,000 Public Records
• 2023-07-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-08 Listed $28,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-10 Sold (Public Records) $10,900 Public Records
• 2014-10-22 Sold (Public Records) $5,000 Public Records
• 2009-03-02 Listed $17,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2025): $545 · +0.8% YoY. Source: county tax records.