257 Broadmoor Ln · Rotonda, FL 33947

$430,000

3 bd · 2.0 ba · 1,653 sqft · SingleFamily public records · 51 Days on market

Built 1994 8,800 sqft lot Est $347k · 24% over $15/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 +12.2/30.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks

Assumable VA Loan at 2.7 precent– Rare Opportunity! Motivated Seller - seller paying title policy for the buyer Your home search ends here! This 3-bedroom, 2-bath pool home in the desirable golf course community of Rotonda West offers the perfect blend of comfort, flexibility, and Florida living—ideal as a primary residence, vacation home, or investment property. Inside, you’ll find vaulted ceilings, abundant natural light, and a functional layout with both living and family rooms. The kitchen features all appliances, tile flooring, and a pantry. The split-bedroom floor plan provides privacy, while the primary suite includes an ensuite bath and direct pool access. Step ou

Key facts

• Updated heated pool
• Screened lanai
• Extended paver patio

Tags

• UPDATED HEATED POOL
• SPA WITH SPILLOVER FEATURE
• SCREENED LANAI
• EXTENDED PAVER PATIO
• ACCESS TO GOLF COURSES
• WALKING TRAILS

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Zoning: RSF5; Lot about 0.2 acre (0 to less than 1/4 acre); Road surface: asphalt/paved
• Financial info: No lease restrictions indicated; Total annual fees: $190
• HOA & community: Rotonda West Association; HOA required; annual fee $190 (about $15.83/month); Association amenities: park, playground; Association fee includes common area taxes; Deed-restricted community with golf and tennis courts; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage (21 x 21); Driveway
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single family residence; One story; Northwest facing
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built as residential single-family
• Exterior features: Covered, enclosed and screened rear patio/porch; Rear porch; Patio; Sliding doors; Rain gutters; Irrigation equipment; Mature landscaping with trees

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Split bedroom layout; Vaulted ceilings; Window treatments; Family room; Formal living room (separate); Inside utility
• Laundry & utility: Laundry room inside; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $403k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (27.9% below list).
• Recommended offer: $310k (27.9% 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: 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: Vineland Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 579 students, 45% FRL); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 38% FRL vs 54% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.2%/yr); 869 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $3,100/mo this rent would consume 46% of the median local household income ($80k/yr) (locally 91% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($417k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $310,030 (27.9% 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 51 days. Have you received any prior offers? Is the seller open to a 28% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $347,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Rotonda Cir	0.32mi	3/2.0	1,685 (+2%)	0mo	$335,000	$199	81
239 Broadmoor Ln	0.13mi	3/2.0	1,900 (+15%)	1mo	$495,000	$261	68
44 Sportsman Ln	0.28mi	3/2.0	1,840 (+11%)	2mo	$382,000	$208	67
35 Sportsman Pl	0.61mi	3/2.5	1,615 (-2%)	7mo	$380,000	$235	60
7 Sportsman Ter	0.58mi	3/2.5	1,776 (+7%)	1mo	$405,000	$228	58
101 Hercules Dr	0.70mi	3/2.0	1,551 (-6%)	1mo	$299,499	$193	56
78 Broadmoor Ln	0.71mi	3/2.0	1,706 (+3%)	8mo	$610,370	$358	55
149 Sportsman Rd	0.64mi	3/2.0	1,562 (-6%)	9mo	$265,000	$170	53
152 Sportsman Rd	0.62mi	3/2.0	1,569 (-5%)	16mo	$330,000	$210	50
181 Broadmoor Ln	0.57mi	3/2.0	1,885 (+14%)	3mo	$350,000	$186	47
74 Broadmoor Ln	0.71mi	3/2.0	1,866 (+13%)	2mo	$425,000	$228	44
100 Leisure Pl	0.71mi	4/2.0 (+1)	1,817 (+10%)	7mo	$279,000	$154	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-5,774
• Equity at exit: $152,416

10-year hold

• IRR: 2.3%
• Equity multiple: 1.28×
• Total profit: $33,791
• Equity at exit: $206,967

Cash invested: $120,400 (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: 869
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,100 high
• Mortgage (P&I): −$2,255
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$179
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$15
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $-154

Break-even live

Break-even rent $3,296

Max offer price $402,724

Occupancy floor 100%

Sensitivity live

Price	-10% $89	-5% $-33	+0% $-154	+5% $-276	+10% $-398
Rent	-10% $-399	-5% $-277	+0% $-154	+5% $-32	+10% $91
Rate	-1.0pp $62	-0.5pp $-45	base $-154	+0.5pp $-266	+1.0pp $-379

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	15d	1	0.29mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	22d	1	0.41mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	22d	1	0.53mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	22d	1	0.54mi
12 Broadmoor Rd Unit 1 Rotonda West, FL	3.0	2.0	2065	$3,500	$1.69	22d	1	0.66mi
123 Marker Rd Rotonda West, FL	3.0	2.0	2006	$2,400	$1.20	15d	1	0.69mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	22d	1	0.75mi
589 Rotonda Cir Rotonda West, FL	3.0	2.5	2190	$4,200	$1.92	22d	1	0.76mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	22d	1	0.76mi
155 Long Meadow Ln Rotonda West, FL	3.0	2.0	1598	$4,500	$2.82	22d	1	0.85mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	22d	1	0.90mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	22d	1	0.92mi
127 White Marsh Ln Rotonda West, FL	3.0	2.0	2216	$2,700	$1.22	22d	1	0.98mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	15d	1	0.99mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	22d	1	1.00mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	15d	1	1.03mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	22d	1	1.05mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	22d	1	1.10mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	15d	1	1.16mi
9550 Fiddlers Green Cir #105 Rotonda West, FL	2.0	2.0	1230	$2,900	$2.36	22d	1	1.20mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	22d	1	1.32mi
203 Wright Dr Rotonda West, FL	4.0	3.0	2092	$2,400	$1.15	22d	1	1.35mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	22d	1	1.40mi
431 Albatross Rd Rotonda West, FL	2.0	2.0	1857	$4,800	$2.58	22d	1	1.41mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	22d	1	1.43mi
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	22d	1	1.48mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: pool

Listing history 31 events

1. 2026-06-22
   days on market $430,000 Active 51 DOM
2. 2026-06-18
   days on market $430,000 Active 48 DOM
3. 2026-06-17
   days on market $430,000 Active 47 DOM
4. 2026-06-16
   days on market $430,000 Active 46 DOM
5. 2026-06-15
   days on market $430,000 Active 45 DOM
6. 2026-06-14
   days on market $430,000 Active 43 DOM
7. 2026-06-13
   days on market $430,000 Active 42 DOM
8. 2026-06-10
   days on market $430,000 Active 40 DOM
9. 2026-06-09
   days on market $430,000 Active 39 DOM
10. 2026-06-08
    days on market $430,000 Active 38 DOM
11. 2026-06-07
    days on market $430,000 Active 37 DOM
12. 2026-06-05
    days on market $430,000 Active 34 DOM
13. 2026-06-03
    days on market $430,000 Active 33 DOM
14. 2026-06-02
    days on market $430,000 Active 32 DOM
15. 2026-06-01
    days on market $430,000 Active 31 DOM
16. 2026-05-31
    days on market $430,000 Active 30 DOM
17. 2026-05-30
    days on market $430,000 Active 29 DOM
18. 2026-05-01
    listed $430,000 Active
19. 2025-11-03
    status Pending
20. 2025-11-03
    historical
21. 2025-10-05
    listed $380,000 Active
22. 2022-10-10
    historical
23. 2022-09-18
    price $429,900
24. 2022-09-08
    price $436,900
25. 2022-09-05
    listed $438,900 Active
26. 2022-01-12
    soldstatus $395,000
27. 2022-01-10
    soldstatus $395,000 Closed
28. 2021-12-10
    status Pending
29. 2021-12-04
    listed $380,000 Active
30. 2001-05-24
    soldstatus $162,000
31. 1997-11-26
    soldstatus $127,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,057 · $88/mo
• Projected year-2 tax: $3,569 · $297/mo
• Expected delta: +$2,512/yr (+$209/mo · 237.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $37,204
• − Mortgage interest: −$24,087
• − Property taxes: −$1,057
• − Insurance: −$2,948
• − Repairs & maintenance: −$2,976
• − Management: −$2,976
• − HOA: −$180
• − Depreciation: −$12,509
• Taxable loss: −$9,529
• Est. tax savings @ 24.0%: +$2,287
• After-tax cash flow: $434/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

• Census place: Rotonda, FL
• 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

+237.3% since first listed

14 events — show timeline

• 2026-05-01 Listed $430,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-05 Listed $380,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-09-18 Price Changed $429,900 Stellar MLS as Distributed by MLS Grid
• 2022-09-08 Price Changed $436,900 Stellar MLS as Distributed by MLS Grid
• 2022-09-05 Listed $438,900 Stellar MLS as Distributed by MLS Grid
• 2022-01-12 Sold (Public Records) $395,000 Public Records
• 2022-01-10 Sold (MLS) $395,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-04 Listed $380,000 Stellar MLS as Distributed by MLS Grid
• 2001-05-24 Sold (Public Records) $162,000 Public Records
• 1997-11-26 Sold (Public Records) $127,500 Public Records

Property tax history

-6.5%/yr

Latest (2025): $1,057 · +3.0% YoY. Source: county tax records.