123 Sunrise Dr · Rotonda, FL 33947

$363,100

3 bd · 2.0 ba · 2,010 sqft · Land · 154 Days on market

Built 2025 0.35 ac lot $16/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 +8.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Huge, pie shaped lot at the end of a Cul-De-Sac in popular Rotonda Heights! Why squeeze your new home on a 10k SF lot when you can spread out on this 15K SF+ lot on the quite end of the cul-de-sac? Rotonda West offers an active lifestyle in beautiful SW Florida. Golf courses, clubhouse, freshwater canals and parks all situated just minutes from the Gulf of Mexico and pristine Manasota Key beaches.

Key facts

• Open floor plan
• French glass doors
• Covered lanai

Tags

• OPEN FLOOR PLAN
• PLANK TILE FLOORING
• FRENCH GLASS DOORS
• COVERED LANAI
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• Other: Lot approximately 0.35 acres (1/4 to less than 1/2 acre); Asphalt road access; Builder license CRC1330146
• HOA & community: HOA: Rotonda West; Annual association fee $200 (monthly equivalent $16.67); Association fee required; Pets allowed

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Private sewer; Cable available; Electricity connected; Phone available; Water connected
• Home design: Single family residence; One level; East-facing; New construction, completed; Projected completion date January 15, 2026
• Construction: Block and stucco construction; Shingle roof; Slab and stem wall foundation; Built by Adams Homes of NW Florida (Model 2010/B)
• Exterior features: French doors; Hurricane shutters; Rain gutters; Irrigation system

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Builder-provided living area
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; In-wall pest control system; Open floorplan; Tray ceilings; Walk-in closets
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $363k.

Deal economics

• At list price, monthly cash flow is $-772 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (24.0% below list).
• Recommended offer: $251k (30.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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; 32 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).

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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $39k; list at $363k implies a 833% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $251,395 (30.8% 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 154 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.76% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 11.0

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: -8.9%
• Equity multiple: 0.55×
• Total profit: $-45,688
• Equity at exit: $128,703

10-year hold

• IRR: -4.8%
• Equity multiple: 0.42×
• Total profit: $-59,334
• Equity at exit: $174,767

Cash invested: $101,668 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,759 high
• Mortgage (P&I): −$1,904
• Tax est. 1.5%: −$454 /mo · $5,446/yr
• Insurance: −$151
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$16
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-772

Break-even live

Break-even rent $3,737

Max offer price $251,395

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: $90,775
• Closing costs: $10,893
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	21d	1	0.60mi
188 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2086	$2,000	$0.96	21d	1	0.61mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	21d	1	0.72mi
511 Sweetwater Dr Rotonda West, FL	4.0	2.5	2160	$2,200	$1.02	21d	1	0.73mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	21d	1	0.75mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	21d	1	0.80mi
8256 Shore Lake Dr Englewood, FL	3.0	3.0	2201	$2,500	$1.14	21d	1	0.82mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	21d	1	0.84mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	21d	1	0.87mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	21d	1	0.89mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	21d	1	1.01mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	21d	1	1.02mi
130 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2060	$2,000	$0.97	21d	1	1.02mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	21d	1	1.03mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	21d	1	1.04mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	13d	1	1.09mi
8535 Saint Kitts Cir Englewood, FL	4.0	3.0	2267	$2,675	$1.18	21d	1	1.11mi
502 Sunset Rd N Rotonda West, FL	3.0	2.0	1636	$2,100	$1.28	21d	1	1.14mi
8318 Waterscape Rd Englewood, FL	4.0	3.0	2027	$2,475	$1.22	21d	1	1.18mi
8318 Waterscape Rd Unit NA Englewood, FL	4.0	3.0	2032	$2,425	$1.19	21d	1	1.18mi
8146 Saint Kitts Cir Englewood, FL	3.0	2.0	1635	$2,400	$1.47	21d	1	1.19mi
8756 Coco Bay Blvd Englewood, FL	4.0	3.0	2027	$2,600	$1.28	21d	1	1.26mi
9203 Griggs Rd #204 Englewood, FL	3.0	2.5	2028	$3,500	$1.73	21d	1	1.30mi
45 Oakland Hills Ct Rotonda West, FL	4.0	2.0	1536	$2,700	$1.76	21d	1	1.31mi
8568 Shore Lake Dr Englewood, FL	3.0	3.0	2813	$4,800	$1.71	21d	1	1.31mi
8644 Saint Kitts Cir Englewood, FL	3.0	3.0	1849	$2,095	$1.13	21d	1	1.36mi
118 Caddy Rd Rotonda West, FL	3.0	2.0	1828	$2,795	$1.53	21d	1	1.37mi
8716 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,500	$1.76	21d	1	1.43mi
8722 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,100	$1.48	21d	1	1.43mi
8787 Saint Kitts Cir Englewood, FL	3.0	2.0	1422	$2,300	$1.62	13d	1	1.43mi
8613 Seasalt Loop Englewood, FL	3.0	2.0	1422	$3,650	$2.57	21d	1	1.46mi
30 Pinehurst Pl Rotonda West, FL	3.0	3.0	2461	$3,900	$1.58	21d	1	1.49mi

HOA detail

• Monthly dues: $16 · $192/yr
• Likely covers: water

Listing history 25 events

1. 2026-06-18
   days on market $363,100 Active 154 DOM
2. 2026-06-17
   days on market $363,100 Active 153 DOM
3. 2026-06-16
   days on market $363,100 Active 152 DOM
4. 2026-06-15
   pricedays on market $363,100 Active 151 DOM
5. 2026-06-14
   days on market $383,700 Active 149 DOM
6. 2026-06-13
   days on market $383,700 Active 148 DOM
7. 2026-06-10
   days on market $383,700 Active 146 DOM
8. 2026-06-09
   days on market $383,700 Active 145 DOM
9. 2026-06-08
   days on market $383,700 Active 144 DOM
10. 2026-06-05
    days on market $383,700 Active 140 DOM
11. 2026-06-03
    days on market $383,700 Active 139 DOM
12. 2026-06-02
    days on market $383,700 Active 138 DOM
13. 2026-06-01
    days on market $383,700 Active 137 DOM
14. 2026-05-31
    days on market $383,700 Active 136 DOM
15. 2026-05-30
    days on market $383,700 Active 135 DOM
16. 2026-04-20
    price $383,700
17. 2026-04-03
    price $378,700
18. 2026-02-02
    price $383,100
19. 2026-01-15
    listed $373,100 Active
20. 2024-04-11
    soldstatus $38,900
21. 2023-12-04
    soldstatus $32,000
22. 2023-12-01
    soldstatus $32,000 Closed 402-char remark

    Show marketing remark (402 chars)

    Huge, pie shaped lot at the end of a Cul-De-Sac in popular Rotonda Heights! Why squeeze your new home on a 10k SF lot when you can spread out on this 15K SF+ lot on the quite end of the cul-de-sac? Rotonda West offers an active lifestyle in beautiful SW Florida. Golf courses, clubhouse, freshwater canals and parks all situated just minutes from the Gulf of Mexico and pristine Manasota Key beaches.

23. 2023-11-02
    status Pending 402-char remark

    Show marketing remark (402 chars)

    Huge, pie shaped lot at the end of a Cul-De-Sac in popular Rotonda Heights! Why squeeze your new home on a 10k SF lot when you can spread out on this 15K SF+ lot on the quite end of the cul-de-sac? Rotonda West offers an active lifestyle in beautiful SW Florida. Golf courses, clubhouse, freshwater canals and parks all situated just minutes from the Gulf of Mexico and pristine Manasota Key beaches.

24. 2023-10-24
    listed $35,000 Active 402-char remark

    Show marketing remark (402 chars)

    Huge, pie shaped lot at the end of a Cul-De-Sac in popular Rotonda Heights! Why squeeze your new home on a 10k SF lot when you can spread out on this 15K SF+ lot on the quite end of the cul-de-sac? Rotonda West offers an active lifestyle in beautiful SW Florida. Golf courses, clubhouse, freshwater canals and parks all situated just minutes from the Gulf of Mexico and pristine Manasota Key beaches.

25. 2005-11-21
    soldstatus $70,000

ⓘ 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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $33,112
• − Mortgage interest: −$20,339
• − Property taxes: −$5,446
• − Insurance: −$6,934
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − HOA: −$192
• − Depreciation: −$10,563
• Taxable loss: −$15,661
• Est. tax savings @ 24.0%: +$3,759
• After-tax cash flow: $-5,505/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

+448.1% since first listed

10 events — show timeline

• 2026-04-20 Price Changed $383,700 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $378,700 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $383,100 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Listed $373,100 Stellar MLS as Distributed by MLS Grid
• 2024-04-11 Sold (Public Records) $38,900 Public Records
• 2023-12-04 Sold (Public Records) $32,000 Public Records
• 2023-12-01 Sold (MLS) $32,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-10-24 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-21 Sold (Public Records) $70,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $647 · +0.2% YoY. Source: county tax records.