131 Kings Dr · Rotonda, FL 33947

$379,000

3 bd · 2.0 ba · 1,806 sqft · Land · 129 Days on market

Built 2026 7,500 sqft lot $9/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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• 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 +2.1/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Under contract-accepting backup offers. Invest in or build your dream home in this beautiful community. Waterfront lot in Rotonda Heights! City water and sewer available. The community of Rotonda West features 26 miles of canals, plus ponds and lakes that are abundant with fish and wildlife. Rotonda Golf Partners maintain five golf courses positioned around the community, totaling 99 holes. Close to Cape Haze Pioneer trail, Don Pedro Park, 4 marinas, Boca Grande, Manasota Key, Blind Pass Beach & many restaurants.

Key facts

• Private office
• Scenic water views
• 7,500 sq ft lot

Tags

• PRIVATE OFFICE
• SCENIC WATER VIEWS
• COVERED SCREENED LANAI
• TRANQUIL WATER SETTING
• WELL ESTABLISHED COMMUNITY

Property features AI

Finance

• Other: No lease restrictions indicated; Property type: Residential (Single Family Residence); Zoning: RSF5
• HOA & community: Homeowners association (annual fee $115; approximately $9.58/month); Association name: Barbara Thomas; Association fees required; Pets allowed with breed restrictions

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Broadband/High-speed internet available; Cable available; Fiber optics available; Public utilities
• Home design: Single family residence, completed new construction; One story; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built as new construction
• Exterior features: On waterfront with lagoon and lake views; Water access to lake; Approximately 100 feet of combined water frontage (about 50 ft lagoon, 50 ft lake); Asphalt road access; Irrigation equipment

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; 9 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $379k.

Deal economics

• At list price, monthly cash flow is $-581 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (29.4% below list).
• Recommended offer: $268k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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; 26 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 $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 129 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $68k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $379k implies a 1185% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,602 (29.4% 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 129 days. Have you received any prior offers? Is the seller open to a 29% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 0.71% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.81%
• DSCR: 0.74
• GRM: 11.8

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: -6.1%
• Equity multiple: 0.69×
• Total profit: $-32,989
• Equity at exit: $134,339

10-year hold

• IRR: -2.3%
• Equity multiple: 0.72×
• Total profit: $-29,330
• Equity at exit: $182,420

Cash invested: $106,120 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,676 high
• Mortgage (P&I): −$1,988
• Tax est. 1.5%: −$474 /mo · $5,685/yr
• Insurance: −$158
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$9
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $-581

Break-even live

Break-even rent $3,411

Max offer price $294,988

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	0.09mi
502 Sunset Rd N Rotonda West, FL	3.0	2.0	1636	$2,100	$1.28	21d	1	0.33mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	21d	1	0.43mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	21d	1	0.52mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	21d	1	0.56mi
8256 Shore Lake Dr Englewood, FL	3.0	3.0	2201	$2,500	$1.14	21d	1	0.83mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	21d	1	0.86mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	21d	1	0.87mi
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	21d	1	0.90mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	21d	1	0.96mi
30 Pinehurst Pl Rotonda West, FL	3.0	3.0	2461	$3,900	$1.58	21d	1	1.02mi
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	21d	1	1.03mi
7160 Carlsbad Ter Englewood, FL	3.0	2.0	2061	$4,500	$2.18	21d	1	1.09mi
9400 New Martinsville Ave Englewood, FL	3.0	2.0	1879	$3,300	$1.76	21d	1	1.14mi
10123 Bay Ave Englewood, FL	3.0	2.0	2010	$2,150	$1.07	21d	1	1.15mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	21d	1	1.17mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	21d	1	1.19mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	21d	1	1.27mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	21d	1	1.29mi
8535 Saint Kitts Cir Englewood, FL	4.0	3.0	2267	$2,675	$1.18	21d	1	1.30mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	21d	1	1.35mi
188 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2086	$2,000	$0.96	21d	1	1.39mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	21d	1	1.40mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	21d	1	1.43mi
8318 Waterscape Rd Unit NA Englewood, FL	4.0	3.0	2032	$2,425	$1.19	21d	1	1.46mi
8318 Waterscape Rd Englewood, FL	4.0	3.0	2027	$2,475	$1.22	21d	1	1.46mi

HOA detail

• Monthly dues: $9 · $108/yr
• Likely covers: watersewer

Listing history 30 events

1. 2026-06-18
   days on market $379,000 Active 129 DOM
2. 2026-06-17
   days on market $379,000 Active 128 DOM
3. 2026-06-16
   days on market $379,000 Active 127 DOM
4. 2026-06-15
   days on market $379,000 Active 126 DOM
5. 2026-06-14
   days on market $379,000 Active 124 DOM
6. 2026-06-13
   days on market $379,000 Active 123 DOM
7. 2026-06-10
   days on market $379,000 Active 121 DOM
8. 2026-06-09
   days on market $379,000 Active 120 DOM
9. 2026-06-08
   days on market $379,000 Active 119 DOM
10. 2026-06-07
    pricedays on market $379,000 Active 118 DOM
11. 2026-06-05
    days on market $389,000 Active 115 DOM
12. 2026-06-03
    days on market $389,000 Active 114 DOM
13. 2026-06-02
    days on market $389,000 Active 113 DOM
14. 2026-06-01
    days on market $389,000 Active 112 DOM
15. 2026-05-31
    days on market $389,000 Active 111 DOM
16. 2026-05-30
    days on market $389,000 Active 110 DOM
17. 2026-04-08
    price $389,000
18. 2026-04-05
    price $399,000
19. 2026-03-23
    price $434,000
20. 2026-03-19
    price $435,000
21. 2026-03-06
    price $437,000
22. 2026-02-09
    listed $447,000 Active
23. 2023-09-02
    soldstatus $29,500
24. 2023-09-01
    soldstatus $29,500 Closed 524-char remark

    Show marketing remark (524 chars)

    Under contract-accepting backup offers. Invest in or build your dream home in this beautiful community. Waterfront lot in Rotonda Heights! City water and sewer available. The community of Rotonda West features 26 miles of canals, plus ponds and lakes that are abundant with fish and wildlife. Rotonda Golf Partners maintain five golf courses positioned around the community, totaling 99 holes. Close to Cape Haze Pioneer trail, Don Pedro Park, 4 marinas, Boca Grande, Manasota Key, Blind Pass Beach & many restaurants.

25. 2023-07-13
    status Pending 524-char remark

    Show marketing remark (524 chars)

    Under contract-accepting backup offers. Invest in or build your dream home in this beautiful community. Waterfront lot in Rotonda Heights! City water and sewer available. The community of Rotonda West features 26 miles of canals, plus ponds and lakes that are abundant with fish and wildlife. Rotonda Golf Partners maintain five golf courses positioned around the community, totaling 99 holes. Close to Cape Haze Pioneer trail, Don Pedro Park, 4 marinas, Boca Grande, Manasota Key, Blind Pass Beach & many restaurants.

26. 2023-05-02
    listed $32,000 Active 524-char remark

    Show marketing remark (524 chars)

    Under contract-accepting backup offers. Invest in or build your dream home in this beautiful community. Waterfront lot in Rotonda Heights! City water and sewer available. The community of Rotonda West features 26 miles of canals, plus ponds and lakes that are abundant with fish and wildlife. Rotonda Golf Partners maintain five golf courses positioned around the community, totaling 99 holes. Close to Cape Haze Pioneer trail, Don Pedro Park, 4 marinas, Boca Grande, Manasota Key, Blind Pass Beach & many restaurants.

27. 2022-04-14
    soldstatus $28,000
28. 2022-04-11
    soldstatus $28,000 Closed 486-char remark

    Show marketing remark (486 chars)

    Rotonda Heights! Water view out back! Super low annual HOA fees. Not in a Scrub Jay Habitat per the Charlotte County website 4/4/22 (please reconfirm during due diligence). Convenient to shopping, dining, banking, fishing and BEAUTIFUL BEACHES!!!! New construction is everywhere you look and you can be part of the action. Information about local builders is available upon request. Also great for self directed IRAs, 401Ks and other investment portfolios. 7 MILES TO ENGLEWOOD BEACH!!!

29. 2022-03-17
    status Pending 486-char remark

    Show marketing remark (486 chars)

    Rotonda Heights! Water view out back! Super low annual HOA fees. Not in a Scrub Jay Habitat per the Charlotte County website 4/4/22 (please reconfirm during due diligence). Convenient to shopping, dining, banking, fishing and BEAUTIFUL BEACHES!!!! New construction is everywhere you look and you can be part of the action. Information about local builders is available upon request. Also great for self directed IRAs, 401Ks and other investment portfolios. 7 MILES TO ENGLEWOOD BEACH!!!

30. 2022-03-04
    listed $28,000 Active 486-char remark

    Show marketing remark (486 chars)

    Rotonda Heights! Water view out back! Super low annual HOA fees. Not in a Scrub Jay Habitat per the Charlotte County website 4/4/22 (please reconfirm during due diligence). Convenient to shopping, dining, banking, fishing and BEAUTIFUL BEACHES!!!! New construction is everywhere you look and you can be part of the action. Information about local builders is available upon request. Also great for self directed IRAs, 401Ks and other investment portfolios. 7 MILES TO ENGLEWOOD BEACH!!!

ⓘ 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) · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $32,112
• − Mortgage interest: −$21,230
• − Property taxes: −$5,685
• − Insurance: −$2,692
• − Repairs & maintenance: −$2,569
• − Management: −$2,569
• − HOA: −$108
• − Depreciation: −$11,025
• Taxable loss: −$13,767
• Est. tax savings @ 24.0%: +$3,304
• After-tax cash flow: $-3,663/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

+1289.3% since first listed

14 events — show timeline

• 2026-04-08 Price Changed $389,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-05 Price Changed $399,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $434,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $435,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $437,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Listed $447,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-02 Sold (Public Records) $29,500 Public Records
• 2023-09-01 Sold (MLS) $29,500 Stellar MLS as Distributed by MLS Grid
• 2023-07-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-02 Listed $32,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-14 Sold (Public Records) $28,000 Public Records
• 2022-04-11 Sold (MLS) $28,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-04 Listed $28,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.3%/yr

Latest (2025): $655 · +1.2% YoY. Source: county tax records.