107 Blue Rd · Rotonda, FL 33947

$329,900

4 bd · 2.0 ba · 1,556 sqft · Land · 226 Days on market

Built 2025 8,333 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 +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Wow!!! Are you ready to build? Don't miss this opportunity to build your new home in the quite neighborhood of Rotonda Heights – a Deed Restricted community located on the southwest coast of Florida near the Gulf of Mexico. The community features 1900 home sites situated around several beautiful private lakes and canals with many new homes being built each year. When you purchase property in the Rotonda Heights community, you automatically become a member of the home owners association, Rotonda Heights Conservation Association. Rotonda Heights is in close proximity to Florida Gulf beaches where boating and fishing are some of the favorite past times. There are numerous restaurants, golf courses for the avid golfer, and other recreational activities. This is a great location for a building your dream home. Looking for a builder? We can help you find a builder to suit your needs! Call today before this parcel in paradise is gone.

Key facts

• Stainless appliances
• Bahia sod
• Granite counters

Tags

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

Property features AI

Finance

• Other: Total acreage: under 1/4 acre (approx. 0.19 acres); Living area reported by builder: 1,556 (builder source); Building area total: 2,204; Direction faces: East
• HOA & community: HOA: Rotonda Heights; HOA fee $95 annually (about $7.92/month); Association fee required; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity connected
• Home design: Single-family residence; One story; New construction (projected completion March 15, 2026); East-facing
• Construction: Block construction; Shingle roof; Block and slab foundation; Builder: Kanopy Homes (Model: Banyan); Under construction
• Exterior features: French doors; Conservation area on the lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Cathedral ceilings; Ceiling fans; Split-bedroom floorplan
• Laundry & utility: 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 $330k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (17.6% below list).
• Recommended offer: $272k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 22 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).
• This rent runs 41% 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 7 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 $22k; list at $330k implies a 1400% 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 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,922 (17.6% 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 226 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 10.1

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: -2.3%
• Equity multiple: 0.88×
• Total profit: $-10,725
• Equity at exit: $116,935

10-year hold

• IRR: 0.9%
• Equity multiple: 1.11×
• Total profit: $10,386
• Equity at exit: $158,787

Cash invested: $92,372 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,719 high
• Mortgage (P&I): −$1,730
• Tax est. 1.5%: −$412 /mo · $4,948/yr
• Insurance: −$137
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$7
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-205

Break-even live

Break-even rent $2,979

Max offer price $300,216

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-91	+0% $-205	+5% $-319	+10% $-433
Rent	-10% $-420	-5% $-313	+0% $-205	+5% $-98	+10% $10
Rate	-1.0pp $-39	-0.5pp $-121	base $-205	+0.5pp $-291	+1.0pp $-378

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	22d	1	0.27mi
511 Sweetwater Dr Rotonda West, FL	4.0	2.5	2160	$2,200	$1.02	22d	1	0.28mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	22d	1	0.65mi
8256 Shore Lake Dr Englewood, FL	3.0	3.0	2201	$2,500	$1.14	22d	1	0.69mi
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	22d	1	0.70mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	22d	1	0.74mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	22d	1	0.75mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	22d	1	0.79mi
7160 Carlsbad Ter Englewood, FL	3.0	2.0	2061	$4,500	$2.18	22d	1	0.92mi
9400 New Martinsville Ave Englewood, FL	3.0	2.0	1879	$3,300	$1.76	22d	1	1.03mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	22d	1	1.09mi
10123 Bay Ave Englewood, FL	3.0	2.0	2010	$2,150	$1.07	22d	1	1.13mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	22d	1	1.19mi
8318 Waterscape Rd Unit NA Englewood, FL	4.0	3.0	2032	$2,425	$1.19	22d	1	1.33mi
8318 Waterscape Rd Englewood, FL	4.0	3.0	2027	$2,475	$1.22	22d	1	1.33mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	22d	1	1.34mi
8644 Saint Kitts Cir Englewood, FL	3.0	3.0	1849	$2,095	$1.13	22d	1	1.38mi
9416 Anita Ave Englewood, FL	3.0	2.0	1162	$1,750	$1.51	14d	1	1.40mi
8756 Coco Bay Blvd Englewood, FL	4.0	3.0	2027	$2,600	$1.28	22d	1	1.42mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	22d	1	1.44mi
8146 Saint Kitts Cir Englewood, FL	3.0	2.0	1635	$2,400	$1.47	22d	1	1.45mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	22d	1	1.49mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 31 events

1. 2026-06-18
   days on market $329,900 Active 226 DOM
2. 2026-06-17
   days on market $329,900 Active 225 DOM
3. 2026-06-16
   days on market $329,900 Active 224 DOM
4. 2026-06-15
   days on market $329,900 Active 223 DOM
5. 2026-06-14
   days on market $329,900 Active 221 DOM
6. 2026-06-13
   days on market $329,900 Active 220 DOM
7. 2026-06-10
   days on market $329,900 Active 218 DOM
8. 2026-06-09
   days on market $329,900 Active 217 DOM
9. 2026-06-08
   days on market $329,900 Active 216 DOM
10. 2026-06-05
    days on market $329,900 Active 212 DOM
11. 2026-06-02
    days on market $329,900 Active 210 DOM
12. 2026-06-01
    days on market $329,900 Active 209 DOM
13. 2026-05-31
    days on market $329,900 Active 208 DOM
14. 2026-05-30
    days on market $329,900 Active 207 DOM
15. 2025-11-20
    price $329,900
16. 2025-11-04
    listed $337,000 Active
17. 2023-09-15
    soldstatus $22,000 Closed 947-char remark

    Show marketing remark (947 chars)

    Wow!!! Are you ready to build? Don't miss this opportunity to build your new home in the quite neighborhood of Rotonda Heights – a Deed Restricted community located on the southwest coast of Florida near the Gulf of Mexico. The community features 1900 home sites situated around several beautiful private lakes and canals with many new homes being built each year. When you purchase property in the Rotonda Heights community, you automatically become a member of the home owners association, Rotonda Heights Conservation Association. Rotonda Heights is in close proximity to Florida Gulf beaches where boating and fishing are some of the favorite past times. There are numerous restaurants, golf courses for the avid golfer, and other recreational activities. This is a great location for a building your dream home. Looking for a builder? We can help you find a builder to suit your needs! Call today before this parcel in paradise is gone.

18. 2023-09-15
    soldstatus $22,000

    Show marketing remark (947 chars)

    Wow!!! Are you ready to build? Don't miss this opportunity to build your new home in the quite neighborhood of Rotonda Heights – a Deed Restricted community located on the southwest coast of Florida near the Gulf of Mexico. The community features 1900 home sites situated around several beautiful private lakes and canals with many new homes being built each year. When you purchase property in the Rotonda Heights community, you automatically become a member of the home owners association, Rotonda Heights Conservation Association. Rotonda Heights is in close proximity to Florida Gulf beaches where boating and fishing are some of the favorite past times. There are numerous restaurants, golf courses for the avid golfer, and other recreational activities. This is a great location for a building your dream home. Looking for a builder? We can help you find a builder to suit your needs! Call today before this parcel in paradise is gone.

19. 2023-08-21
    status Pending 947-char remark

    Show marketing remark (947 chars)

    Wow!!! Are you ready to build? Don't miss this opportunity to build your new home in the quite neighborhood of Rotonda Heights – a Deed Restricted community located on the southwest coast of Florida near the Gulf of Mexico. The community features 1900 home sites situated around several beautiful private lakes and canals with many new homes being built each year. When you purchase property in the Rotonda Heights community, you automatically become a member of the home owners association, Rotonda Heights Conservation Association. Rotonda Heights is in close proximity to Florida Gulf beaches where boating and fishing are some of the favorite past times. There are numerous restaurants, golf courses for the avid golfer, and other recreational activities. This is a great location for a building your dream home. Looking for a builder? We can help you find a builder to suit your needs! Call today before this parcel in paradise is gone.

20. 2023-08-10
    listed $24,900 Active 947-char remark

    Show marketing remark (947 chars)

    Wow!!! Are you ready to build? Don't miss this opportunity to build your new home in the quite neighborhood of Rotonda Heights – a Deed Restricted community located on the southwest coast of Florida near the Gulf of Mexico. The community features 1900 home sites situated around several beautiful private lakes and canals with many new homes being built each year. When you purchase property in the Rotonda Heights community, you automatically become a member of the home owners association, Rotonda Heights Conservation Association. Rotonda Heights is in close proximity to Florida Gulf beaches where boating and fishing are some of the favorite past times. There are numerous restaurants, golf courses for the avid golfer, and other recreational activities. This is a great location for a building your dream home. Looking for a builder? We can help you find a builder to suit your needs! Call today before this parcel in paradise is gone.

21. 2016-09-28
    soldstatus $14,500
22. 2016-07-29
    historical
23. 2016-07-10
    listed $14,900 Active
24. 2016-04-19
    soldstatus $5,500 Sold
25. 2016-04-18
    soldstatus $57,600
26. 2016-02-15
    status Pending
27. 2016-01-02
    listed $7,500 Active
28. 2011-06-07
    listed $15,900
29. 2010-12-08
    soldstatus $3,900
30. 2010-11-23
    listed $4,900
31. 2009-11-02
    listed $12,900

ⓘ 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 X (shaded) · 97% 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: $32,631
• − Mortgage interest: −$18,480
• − Property taxes: −$4,948
• − Insurance: −$2,447
• − Repairs & maintenance: −$2,610
• − Management: −$2,610
• − HOA: −$84
• − Depreciation: −$9,597
• Taxable loss: −$8,146
• Est. tax savings @ 24.0%: +$1,955
• After-tax cash flow: $-507/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

+2457.4% since first listed

17 events — show timeline

• 2025-11-20 Price Changed $329,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Listed $337,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-15 Sold (Public Records) $22,000 Public Records
• 2023-09-15 Sold (MLS) $22,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-10 Listed $24,900 Stellar MLS as Distributed by MLS Grid
• 2016-09-28 Sold (Public Records) $14,500 Public Records
• 2016-07-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-07-10 Listed $14,900 Stellar MLS as Distributed by MLS Grid
• 2016-04-19 Sold (MLS) $5,500 Stellar MLS as Distributed by MLS Grid
• 2016-04-18 Sold (Public Records) $57,600 Public Records
• 2016-02-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-01-02 Listed $7,500 Stellar MLS as Distributed by MLS Grid
• 2011-06-07 Listed $15,900 Stellar MLS as Distributed by MLS Grid
• 2010-12-08 Sold (MLS) $3,900 Stellar MLS as Distributed by MLS Grid
• 2010-11-23 Listed $4,900 Stellar MLS as Distributed by MLS Grid
• 2009-11-02 Listed $12,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2025): $546 · +1.6% YoY. Source: county tax records.