111 Swan Dr · Rotonda, FL 33947

$316,900

4 bd · 2.0 ba · 1,556 sqft · Land · 458 Days on market

Built 2025 7,500 sqft lot $7/mo HOA

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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 +12.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

GREAT BUILDABLE LOT IN ROTONDA HEIGHTS.

Key facts

• Quartz counters
• Stainless appliances
• Bahia sod

Tags

• QUARTZ COUNTERS
• STAINLESS APPLIANCES
• SHAKER STYLE CABINETS
• IMPACT WINDOWS
• CONCRETE DRIVEWAY
• BAHIA SOD

Property features AI

Finance

• Other: Lot size about 0.17 acre (approximately 0.17 acres); Living area reported as 1,556 sq ft; total building area reported as 2,204 sq ft; Zoned RSF5; Permit number: 20241039551; Builder license: CBC1258578
• HOA & community: HOA: Rotonda Heights; HOA required; $95 annual fee (approximately $7.92/month); Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank; Cable available; Electricity available
• Home design: Single-family residence; One story; North-facing; Under construction (projected completion: August 30, 2025)
• Construction: Block and concrete construction; Shingle roof; Slab foundation; New construction by Kanopy Homes (model: Banyan)
• Exterior features: Paved road access

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Vaulted ceilings; French doors
• Laundry & utility: Dedicated laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $317k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (15.0% below list).
• Recommended offer: $270k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 18 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).
• This rent runs 40% 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 458 days — a 12% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $33k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $317k implies a 1340% 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 $269,513 (15.0% 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 458 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: 6.04%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 9.8

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: -1.5%
• Equity multiple: 0.93×
• Total profit: $-6,548
• Equity at exit: $112,327

10-year hold

• IRR: 1.7%
• Equity multiple: 1.20×
• Total profit: $17,462
• Equity at exit: $152,530

Cash invested: $88,732 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,695 high
• Mortgage (P&I): −$1,662
• Tax est. 1.5%: −$396 /mo · $4,754/yr
• Insurance: −$132
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$7
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-134

Break-even live

Break-even rent $2,865

Max offer price $297,462

Occupancy floor 100%

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: $79,225
• Closing costs: $9,507
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Sunset Rd N Rotonda West, FL	3.0	2.0	1636	$2,100	$1.28	21d	1	0.14mi
511 Sweetwater Dr Rotonda West, FL	4.0	2.5	2160	$2,200	$1.02	21d	1	0.29mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	21d	1	0.63mi
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	21d	1	0.69mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	21d	1	0.71mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	21d	1	0.74mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	21d	1	0.81mi
8256 Shore Lake Dr Englewood, FL	3.0	3.0	2201	$2,500	$1.14	21d	1	0.83mi
7160 Carlsbad Ter Englewood, FL	3.0	2.0	2061	$4,500	$2.18	21d	1	0.88mi
9400 New Martinsville Ave Englewood, FL	3.0	2.0	1879	$3,300	$1.76	21d	1	0.94mi
10123 Bay Ave Englewood, FL	3.0	2.0	2010	$2,150	$1.07	21d	1	1.00mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	21d	1	1.04mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	21d	1	1.15mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	21d	1	1.32mi
9416 Anita Ave Englewood, FL	3.0	2.0	1162	$1,750	$1.51	13d	1	1.33mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	21d	1	1.38mi
8318 Waterscape Rd Unit NA Englewood, FL	4.0	3.0	2032	$2,425	$1.19	21d	1	1.47mi
8318 Waterscape Rd Englewood, FL	4.0	3.0	2027	$2,475	$1.22	21d	1	1.47mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 31 events

1. 2026-06-18
   days on market $316,900 Active 458 DOM
2. 2026-06-17
   days on market $316,900 Active 457 DOM
3. 2026-06-16
   days on market $316,900 Active 456 DOM
4. 2026-06-15
   days on market $316,900 Active 455 DOM
5. 2026-06-14
   days on market $316,900 Active 453 DOM
6. 2026-06-13
   days on market $316,900 Active 452 DOM
7. 2026-06-10
   days on market $316,900 Active 450 DOM
8. 2026-06-09
   days on market $316,900 Active 449 DOM
9. 2026-06-08
   days on market $316,900 Active 448 DOM
10. 2026-06-05
    days on market $316,900 Active 444 DOM
11. 2026-06-02
    days on market $316,900 Active 442 DOM
12. 2026-06-01
    days on market $316,900 Active 441 DOM
13. 2026-05-31
    days on market $316,900 Active 440 DOM
14. 2026-05-30
    days on market $316,900 Active 439 DOM
15. 2026-05-18
    price $316,900
16. 2026-04-22
    price $329,900
17. 2025-07-18
    price $339,900
18. 2025-04-21
    price $342,900
19. 2025-03-17
    listed $349,900 Active
20. 2023-09-19
    soldstatus $22,000
21. 2023-09-18
    soldstatus $22,000 Closed 39-char remark

    Show marketing remark (39 chars)

    GREAT BUILDABLE LOT IN ROTONDA HEIGHTS.

22. 2023-08-20
    status Pending 39-char remark

    Show marketing remark (39 chars)

    GREAT BUILDABLE LOT IN ROTONDA HEIGHTS.

23. 2023-04-05
    listed $30,000 Active 39-char remark

    Show marketing remark (39 chars)

    GREAT BUILDABLE LOT IN ROTONDA HEIGHTS.

24. 2021-01-20
    historical
25. 2019-07-22
    listed $9,999 Active
26. 2019-04-17
    historical
27. 2018-04-18
    listed $9,999 Active
28. 2017-08-07
    historical
29. 2017-03-15
    listed $9,999 Active
30. 2006-02-16
    listed $49,900
31. 2004-10-20
    soldstatus $35,000

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $32,342
• − Mortgage interest: −$17,751
• − Property taxes: −$4,754
• − Insurance: −$2,382
• − Repairs & maintenance: −$2,587
• − Management: −$2,587
• − HOA: −$84
• − Depreciation: −$9,219
• Taxable loss: −$7,023
• Est. tax savings @ 24.0%: +$1,685
• After-tax cash flow: $74/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

+805.4% since first listed

17 events — show timeline

• 2026-05-18 Price Changed $316,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $329,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-18 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-21 Price Changed $342,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-19 Sold (Public Records) $22,000 Public Records
• 2023-09-18 Sold (MLS) $22,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-05 Listed $30,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-07-22 Listed $9,999 Stellar MLS as Distributed by MLS Grid
• 2019-04-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-04-18 Listed $9,999 Stellar MLS as Distributed by MLS Grid
• 2017-08-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-03-15 Listed $9,999 Stellar MLS as Distributed by MLS Grid
• 2006-02-16 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2004-10-20 Sold (Public Records) $35,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $544 · +1.6% YoY. Source: county tax records.