183 Wright Dr · Rotonda, FL 33947

$295,000

3 bd · 2.0 ba · 1,506 sqft · Land · 133 Days on market

Built 2025 7,500 sqft lot $22/mo HOA · 1% of rent

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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 +13.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• DSCR +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

This residential lot lot is priced to sell. It is located on a quiet street in the Rotonda Lakes subdivision. It is in close proximity to CR 771 that offers quick access to Restaurants, shopping boating and the beaches of Boca Grande.

Key facts

• Beautiful back yard
• Close to parks
• Open concept

Tags

• GOURMET KITCHEN
• OPEN CONCEPT
• BEAUTIFUL BACK YARD
• CLOSE TO PARKS
• CLOSE TO SHOPS
• CLOSE TO SERVICES

Property features AI

Finance

• Other: No lease restrictions indicated
• Financial info: Total annual fees listed $270; total monthly fees $22.50
• HOA & community: Has HOA; annual association fee $135 (also listed as $135) with monthly equivalent $11.25; Association name(s) listed; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Residential property; One story; Northeast facing; New construction; Completed condition
• Construction: Block and concrete construction; Shingle roof; Block, concrete perimeter and slab foundation; Built by B&M Company LLC; Built recently (new construction)
• Exterior features: Sprinkler meter; Irrigation system

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Sliding doors
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $295k.

Deal economics

• At list price, monthly cash flow is $-45 ($-536/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (10.6% below list).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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; 31 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 $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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $295k implies a 1375% gain — meaningful room to come down on a strong offer.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,600 (12.0% 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 133 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.89% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 9.3

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: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,335
• Equity at exit: $104,565

10-year hold

• IRR: 2.6%
• Equity multiple: 1.31×
• Total profit: $25,609
• Equity at exit: $141,989

Cash invested: $82,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,636 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$22
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-45

Break-even live

Break-even rent $2,693

Max offer price $288,535

Occupancy floor 97%

Sensitivity live

Price	-10% $159	-5% $57	+0% $-45	+5% $-147	+10% $-249
Rent	-10% $-253	-5% $-149	+0% $-45	+5% $59	+10% $164
Rate	-1.0pp $104	-0.5pp $30	base $-45	+0.5pp $-121	+1.0pp $-199

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 31 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	0.10mi
431 Albatross Rd Rotonda West, FL	2.0	2.0	1857	$4,800	$2.58	22d	1	0.18mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	22d	1	0.42mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	14d	1	0.58mi
8249 Dimstead St Port Charlotte, FL	3.0	2.0	1202	$1,675	$1.39	22d	1	0.71mi
8373 Agate St Unit 8375 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	22d	1	0.72mi
8479 Agate St Port Charlotte, FL	3.0	2.0	1379	$2,495	$1.81	22d	1	0.72mi
8519 Agate St Unit 8521 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	22d	1	0.73mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	22d	1	0.74mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	22d	1	0.77mi
13376 Yager Ln Port Charlotte, FL	3.0	2.0	2002	$3,500	$1.75	14d	1	0.90mi
9116 Agate St #9118 Port Charlotte, FL	3.0	2.0	1429	$1,750	$1.22	22d	1	0.91mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	14d	1	0.92mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	22d	1	0.94mi
9163 Agate St Unit 9163 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	22d	1	0.95mi
9163 Agate St Unit 9165 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	22d	1	0.95mi
9156 Agate St Unit 9156 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	22d	1	0.96mi
9195 Agate St Port Charlotte, FL	3.0	2.0	1200	$1,650	$1.38	14d	1	0.99mi
9251 Agate St Port Charlotte, FL	3.0	2.0	1237	$1,565	$1.27	22d	1	1.07mi
14073 Naylor Ave Port Charlotte, FL	3.0	2.0	1818	$2,250	$1.24	22d	1	1.13mi
9317 Agate St Unit 9317 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	22d	1	1.18mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	22d	1	1.21mi
9108 Santa Lucia Dr Port Charlotte, FL	4.0	2.0	1917	$3,100	$1.62	14d	1	1.25mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	22d	1	1.25mi
13180 Amaryllis Cir Port Charlotte, FL	3.0	2.0	1704	$2,950	$1.73	14d	1	1.31mi
9550 Fiddlers Green Cir #105 Rotonda West, FL	2.0	2.0	1230	$2,900	$2.36	22d	1	1.34mi
9400 Agate St Pt Charlotte, FL	3.0	2.0	1429	$1,795	$1.26	22d	1	1.35mi
9425 Agate St Unit 9425 Port Charlotte, FL	3.0	2.0	1379	$1,700	$1.23	22d	1	1.38mi
8362 Santa Cruz Dr Port Charlotte, FL	3.0	2.5	2016	$3,500	$1.74	22d	1	1.39mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	22d	1	1.40mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	22d	1	1.48mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 41 events

1. 2026-06-18
   days on market $295,000 Active 133 DOM
2. 2026-06-17
   days on market $295,000 Active 132 DOM
3. 2026-06-16
   days on market $295,000 Active 131 DOM
4. 2026-06-15
   days on market $295,000 Active 130 DOM
5. 2026-06-14
   days on market $295,000 Active 128 DOM
6. 2026-06-13
   days on market $295,000 Active 127 DOM
7. 2026-06-10
   days on market $295,000 Active 125 DOM
8. 2026-06-09
   days on market $295,000 Active 124 DOM
9. 2026-06-08
   days on market $295,000 Active 123 DOM
10. 2026-06-07
    days on market $295,000 Active 122 DOM
11. 2026-06-05
    days on market $295,000 Active 119 DOM
12. 2026-06-03
    days on market $295,000 Active 118 DOM
13. 2026-06-02
    days on market $295,000 Active 117 DOM
14. 2026-06-01
    days on market $295,000 Active 116 DOM
15. 2026-05-31
    days on market $295,000 Active 115 DOM
16. 2026-05-30
    days on market $295,000 Active 114 DOM
17. 2026-05-12
    price $295,000
18. 2026-04-21
    price $298,000
19. 2026-04-21
    status Active
20. 2026-04-20
    status Pending
21. 2026-03-25
    price $300,000
22. 2026-02-12
    price $310,000
23. 2026-02-04
    listed $315,000 Active
24. 2026-01-01
    historical $2,100
25. 2025-12-06
    price $2,100
26. 2025-10-08
    listed $2,200
27. 2025-10-03
    historical
28. 2025-08-21
    price $315,000
29. 2025-08-06
    historical $2,200
30. 2025-07-18
    status Active
31. 2025-06-23
    listed $2,200
32. 2025-05-12
    price $330,000
33. 2025-04-30
    price $340,000
34. 2025-03-31
    listed $355,000 Active
35. 2024-01-11
    soldstatus $20,000 Closed 234-char remark

    Show marketing remark (234 chars)

    This residential lot lot is priced to sell. It is located on a quiet street in the Rotonda Lakes subdivision. It is in close proximity to CR 771 that offers quick access to Restaurants, shopping boating and the beaches of Boca Grande.

36. 2023-12-27
    soldstatus $20,000
37. 2023-12-23
    status Pending 234-char remark

    Show marketing remark (234 chars)

    This residential lot lot is priced to sell. It is located on a quiet street in the Rotonda Lakes subdivision. It is in close proximity to CR 771 that offers quick access to Restaurants, shopping boating and the beaches of Boca Grande.

38. 2023-04-19
    listed $22,500 Active 234-char remark

    Show marketing remark (234 chars)

    This residential lot lot is priced to sell. It is located on a quiet street in the Rotonda Lakes subdivision. It is in close proximity to CR 771 that offers quick access to Restaurants, shopping boating and the beaches of Boca Grande.

39. 2021-05-28
    soldstatus $198,400
40. 2012-11-13
    soldstatus $85,000
41. 2003-07-03
    soldstatus $1,092,000

ⓘ 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 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 · 23 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: $31,632
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$2,272
• − Repairs & maintenance: −$2,531
• − Management: −$2,531
• − HOA: −$264
• − Depreciation: −$8,582
• Taxable loss: −$5,497
• Est. tax savings @ 24.0%: +$1,319
• After-tax cash flow: $783/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

-73.0% since first listed

25 events — show timeline

• 2026-05-12 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $298,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Listed $315,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Rental Removed $2,100 STELLARMLS
• 2025-12-06 Price Changed $2,100 STELLARMLS
• 2025-10-08 Listed for Rent $2,200 STELLARMLS
• 2025-10-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-21 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-06 Rental Removed $2,200 STELLARMLS
• 2025-07-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Listed for Rent $2,200 STELLARMLS
• 2025-05-12 Price Changed $330,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Price Changed $340,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Listed $355,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-11 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-27 Sold (Public Records) $20,000 Public Records
• 2023-12-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-19 Listed $22,500 Stellar MLS as Distributed by MLS Grid
• 2021-05-28 Sold (Public Records) $198,400 Public Records
• 2012-11-13 Sold (Public Records) $85,000 Public Records
• 2003-07-03 Sold (Public Records) $1,092,000 Public Records

Property tax history

-3.2%/yr

Latest (2025): $530 · +0.9% YoY. Source: county tax records.