14 Windward Ter · Rotonda, FL 33946

$325,000

3 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 393 Days on market

Built 2004 7,499 sqft lot Est $524k · 38% under $196/mo HOA · 7% 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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Schools +4.6/10.0
• 1% rule +4.1/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

DRASTIC REDUCTION. WONT LAST. Beautiful Golf Course home boasts three bedrooms and two baths in the sought after Windward Community of Cape Haze. This home offers palladium windows, volume ceilings, decorator shelving, rounded corners, plantation shutters and the list goes on and on offering the perfect blend of openness and practicality. The kitchen offers a stainless steel refrigerator, glass top stove, recessed lighting, pantry closet, breakfast bar and breakfast nook with a view of the golf course. Washer/Dryer, microwave refrigerator and dishwasher have been updated within the last 3 years. The large master suite has a large walk-in closet, his and her sinks, Roman walk in shower and sliders out onto the beautiful lanai area where you can relax and take in the great views of the pond and the Links Executive Golf Course. The exterior of this home is just as well maintained and includes tropical landscaping and more. A definite must see as you won't be disappointed.

Key facts

• Landscaping services
• Lawn care
• Irrigation services

Tags

• MAINTENANCE-FREE PROPERTY
• IRRIGATION SERVICES
• EXTERIOR PEST CONTROL
• LAWN CARE
• LANDSCAPING SERVICES
• ENCLOSED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (8.6% below list).
• Recommended offer: $277k (14.7% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 37% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 915 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 393 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $70k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $210k; list at $325k implies a 55% 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 $277,183 (14.7% 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 393 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.91% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $524,272
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Windward Ter	0.06mi	3/3.0	1,953 (+12%)	22mo	$390,000	$200	54
8817 Conch Ave	0.75mi	3/2.0	1,822 (+5%)	15mo	$550,000	$302	45

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

Projected returns pro-forma

-1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.40×
• Total profit: $-54,478
• Equity at exit: $64,578

10-year hold

• IRR: -7.8%
• Equity multiple: 0.40×
• Total profit: $-54,949
• Equity at exit: $56,585

Cash invested: $91,000 (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 33946

• Home prices YoY: -0.7%
• Active inventory: 915
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,970 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$515 /mo · $6,176/yr
• Insurance: −$135
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$196
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $-271

Break-even live

Break-even rent $3,312

Max offer price $277,183

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	21d	1	0.06mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	21d	1	0.28mi
3923 Cape Haze Dr #302 Rotonda West, FL	3.0	3.0	2044	$3,100	$1.52	21d	1	0.38mi
10045 Links Ln #203 Rotonda West, FL	2.0	2.0	1543	$1,450	$0.94	13d	1	0.44mi
11 Amberjack Ter Placida, FL	3.0	2.0	2209	$7,985	$3.61	21d	1	0.58mi
10446 Coquina Ct Placida, FL	3.0	2.0	1820	$4,500	$2.47	21d	1	0.73mi
8936 Scallop Way Placida, FL	3.0	2.0	2158	$5,200	$2.41	21d	1	0.88mi
11 Amberjack Ln Placida, FL	3.0	2.0	1786	$2,700	$1.51	13d	1	0.94mi
8400 Placida Rd Unit G202 Rental Placida, FL	2.0	2.5	1688	$2,500	$1.48	21d	1	0.99mi
8541 Amberjack Cir #203 Englewood, FL	3.0	2.0	2003	$5,910	$2.95	21d	1	1.20mi
210 Bocilla Dr Boca Grande, FL	3.0	1.5	1296	$9,858	$7.61	21d	1	1.26mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	13d	1	1.26mi
6800 Placida Rd #283 Englewood, FL	2.0	2.0	1092	$1,500	$1.37	21d	1	1.31mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	13d	1	1.40mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	21d	1	1.40mi
8234 Harborside Cir Englewood, FL	3.0	3.0	1735	$4,200	$2.42	21d	1	1.47mi
45 Oakland Hills Ct Rotonda West, FL	4.0	2.0	1536	$2,700	$1.76	21d	1	1.47mi
8272 Harborside Cir Englewood, FL	3.0	3.0	1590	$5,200	$3.27	21d	1	1.48mi
550 Gaspar Dr Placida, FL	3.0	3.0	1803	$5,500	$3.05	21d	1	1.49mi

HOA detail

• Monthly dues: $196 · $2,352/yr
• Likely covers: landscaping

Listing history 19 events

1. 2026-04-21
   status Pending
2. 2026-02-25
   status Active
3. 2026-02-21
   status Pending
4. 2025-11-07
   price $325,000
5. 2025-05-12
   price $375,000
6. 2025-03-20
   listed $395,000 Active
7. 2016-06-21
   soldstatus $210,000
8. 2016-06-17
   soldstatus $210,000 Sold 983-char remark

   Show marketing remark (983 chars)

   DRASTIC REDUCTION. WONT LAST. Beautiful Golf Course home boasts three bedrooms and two baths in the sought after Windward Community of Cape Haze. This home offers palladium windows, volume ceilings, decorator shelving, rounded corners, plantation shutters and the list goes on and on offering the perfect blend of openness and practicality. The kitchen offers a stainless steel refrigerator, glass top stove, recessed lighting, pantry closet, breakfast bar and breakfast nook with a view of the golf course. Washer/Dryer, microwave refrigerator and dishwasher have been updated within the last 3 years. The large master suite has a large walk-in closet, his and her sinks, Roman walk in shower and sliders out onto the beautiful lanai area where you can relax and take in the great views of the pond and the Links Executive Golf Course. The exterior of this home is just as well maintained and includes tropical landscaping and more. A definite must see as you won't be disappointed.

9. 2016-04-16
   historical Contingent - Inspections 983-char remark

   Show marketing remark (983 chars)

   DRASTIC REDUCTION. WONT LAST. Beautiful Golf Course home boasts three bedrooms and two baths in the sought after Windward Community of Cape Haze. This home offers palladium windows, volume ceilings, decorator shelving, rounded corners, plantation shutters and the list goes on and on offering the perfect blend of openness and practicality. The kitchen offers a stainless steel refrigerator, glass top stove, recessed lighting, pantry closet, breakfast bar and breakfast nook with a view of the golf course. Washer/Dryer, microwave refrigerator and dishwasher have been updated within the last 3 years. The large master suite has a large walk-in closet, his and her sinks, Roman walk in shower and sliders out onto the beautiful lanai area where you can relax and take in the great views of the pond and the Links Executive Golf Course. The exterior of this home is just as well maintained and includes tropical landscaping and more. A definite must see as you won't be disappointed.

10. 2016-04-05
    price $225,000 983-char remark

    Show marketing remark (983 chars)

    DRASTIC REDUCTION. WONT LAST. Beautiful Golf Course home boasts three bedrooms and two baths in the sought after Windward Community of Cape Haze. This home offers palladium windows, volume ceilings, decorator shelving, rounded corners, plantation shutters and the list goes on and on offering the perfect blend of openness and practicality. The kitchen offers a stainless steel refrigerator, glass top stove, recessed lighting, pantry closet, breakfast bar and breakfast nook with a view of the golf course. Washer/Dryer, microwave refrigerator and dishwasher have been updated within the last 3 years. The large master suite has a large walk-in closet, his and her sinks, Roman walk in shower and sliders out onto the beautiful lanai area where you can relax and take in the great views of the pond and the Links Executive Golf Course. The exterior of this home is just as well maintained and includes tropical landscaping and more. A definite must see as you won't be disappointed.

11. 2016-02-16
    price $244,000 983-char remark

    Show marketing remark (983 chars)

    DRASTIC REDUCTION. WONT LAST. Beautiful Golf Course home boasts three bedrooms and two baths in the sought after Windward Community of Cape Haze. This home offers palladium windows, volume ceilings, decorator shelving, rounded corners, plantation shutters and the list goes on and on offering the perfect blend of openness and practicality. The kitchen offers a stainless steel refrigerator, glass top stove, recessed lighting, pantry closet, breakfast bar and breakfast nook with a view of the golf course. Washer/Dryer, microwave refrigerator and dishwasher have been updated within the last 3 years. The large master suite has a large walk-in closet, his and her sinks, Roman walk in shower and sliders out onto the beautiful lanai area where you can relax and take in the great views of the pond and the Links Executive Golf Course. The exterior of this home is just as well maintained and includes tropical landscaping and more. A definite must see as you won't be disappointed.

12. 2016-01-22
    price $249,000 983-char remark

    Show marketing remark (983 chars)

    DRASTIC REDUCTION. WONT LAST. Beautiful Golf Course home boasts three bedrooms and two baths in the sought after Windward Community of Cape Haze. This home offers palladium windows, volume ceilings, decorator shelving, rounded corners, plantation shutters and the list goes on and on offering the perfect blend of openness and practicality. The kitchen offers a stainless steel refrigerator, glass top stove, recessed lighting, pantry closet, breakfast bar and breakfast nook with a view of the golf course. Washer/Dryer, microwave refrigerator and dishwasher have been updated within the last 3 years. The large master suite has a large walk-in closet, his and her sinks, Roman walk in shower and sliders out onto the beautiful lanai area where you can relax and take in the great views of the pond and the Links Executive Golf Course. The exterior of this home is just as well maintained and includes tropical landscaping and more. A definite must see as you won't be disappointed.

13. 2016-01-12
    price $254,900 983-char remark

    Show marketing remark (983 chars)

    DRASTIC REDUCTION. WONT LAST. Beautiful Golf Course home boasts three bedrooms and two baths in the sought after Windward Community of Cape Haze. This home offers palladium windows, volume ceilings, decorator shelving, rounded corners, plantation shutters and the list goes on and on offering the perfect blend of openness and practicality. The kitchen offers a stainless steel refrigerator, glass top stove, recessed lighting, pantry closet, breakfast bar and breakfast nook with a view of the golf course. Washer/Dryer, microwave refrigerator and dishwasher have been updated within the last 3 years. The large master suite has a large walk-in closet, his and her sinks, Roman walk in shower and sliders out onto the beautiful lanai area where you can relax and take in the great views of the pond and the Links Executive Golf Course. The exterior of this home is just as well maintained and includes tropical landscaping and more. A definite must see as you won't be disappointed.

14. 2016-01-08
    price $259,000 983-char remark

    Show marketing remark (983 chars)

    DRASTIC REDUCTION. WONT LAST. Beautiful Golf Course home boasts three bedrooms and two baths in the sought after Windward Community of Cape Haze. This home offers palladium windows, volume ceilings, decorator shelving, rounded corners, plantation shutters and the list goes on and on offering the perfect blend of openness and practicality. The kitchen offers a stainless steel refrigerator, glass top stove, recessed lighting, pantry closet, breakfast bar and breakfast nook with a view of the golf course. Washer/Dryer, microwave refrigerator and dishwasher have been updated within the last 3 years. The large master suite has a large walk-in closet, his and her sinks, Roman walk in shower and sliders out onto the beautiful lanai area where you can relax and take in the great views of the pond and the Links Executive Golf Course. The exterior of this home is just as well maintained and includes tropical landscaping and more. A definite must see as you won't be disappointed.

15. 2015-11-30
    listed $264,000 Active 983-char remark

    Show marketing remark (983 chars)

    DRASTIC REDUCTION. WONT LAST. Beautiful Golf Course home boasts three bedrooms and two baths in the sought after Windward Community of Cape Haze. This home offers palladium windows, volume ceilings, decorator shelving, rounded corners, plantation shutters and the list goes on and on offering the perfect blend of openness and practicality. The kitchen offers a stainless steel refrigerator, glass top stove, recessed lighting, pantry closet, breakfast bar and breakfast nook with a view of the golf course. Washer/Dryer, microwave refrigerator and dishwasher have been updated within the last 3 years. The large master suite has a large walk-in closet, his and her sinks, Roman walk in shower and sliders out onto the beautiful lanai area where you can relax and take in the great views of the pond and the Links Executive Golf Course. The exterior of this home is just as well maintained and includes tropical landscaping and more. A definite must see as you won't be disappointed.

16. 2015-04-03
    historical
17. 2015-01-31
    listed $269,900 Active
18. 2003-03-01
    soldstatus $15,500
19. 2003-03-01
    soldstatus $21,000

ⓘ 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: $6,176 · $515/mo
• Projected year-2 tax: $6,176 · $515/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $35,638
• − Mortgage interest: −$18,205
• − Property taxes: −$6,176
• − Insurance: −$2,422
• − Repairs & maintenance: −$2,851
• − Management: −$2,851
• − HOA: −$2,352
• − Depreciation: −$9,455
• Taxable loss: −$8,674
• Est. tax savings @ 24.0%: +$2,082
• After-tax cash flow: $-1,166/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
• City population: 10,490
• Population (ZIP): 2,745

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Asian 1% Two or more races 1%
• Common ancestry: Italian 3% Romanian 2% Russian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Russian/Polish/Slavic 5% Spanish 1% French/Haitian/Cajun 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: ▼ -1.90%
• Current HPI: 288.559
• Rent YoY: —
• Metro: —
• 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

+1996.8% since first listed

19 events — show timeline

• 2026-04-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-12 Price Changed $375,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-20 Listed $395,000 Stellar MLS as Distributed by MLS Grid
• 2016-06-21 Sold (Public Records) $210,000 Public Records
• 2016-06-17 Sold (MLS) $210,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-16 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-04-05 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-16 Price Changed $244,000 Stellar MLS as Distributed by MLS Grid
• 2016-01-22 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2016-01-12 Price Changed $254,900 Stellar MLS as Distributed by MLS Grid
• 2016-01-08 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2015-11-30 Listed $264,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-01-31 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 2003-03-01 Sold (Public Records) $21,000 Public Records
• 2003-03-01 Sold (Public Records) $15,500 Public Records

Property tax history

+8.1%/yr

Latest (2025): $6,176 · +6.3% YoY. Source: county tax records.