64 Sportsman Ct · Rotonda, FL 33947

$375,000

3 bd · 3.0 ba · 2,159 sqft · SingleFamily public records · 52 Days on market

Built 1993 0.33 ac lot Est $453k · 17% under $15/mo HOA

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Why this score? — see what drove the C 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 +15.3/30.0
• ARV discount +15.0/15.0
• Appreciation +5.6/10.0
• DSCR +4.7/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Under contract-accepting backup offers. Virtually Staged. This 3 bedroom, 3 bathroom pool home with a 2-car garage offers 2,159 square feet under air in the highly sought-after golf community of Rotonda West, presenting a great opportunity to enjoy the Florida lifestyle while adding your own personal touches. A traditional split floor plan provides both functionality and privacy, with double glass front doors opening to a welcoming view of the pool and tranquil pond beyond. Cathedral ceilings elevate the main living space, creating an open and airy feel, while the spacious kitchen features a center island and ample room for gathering. The family room is filled with natural light from archit

Key facts

• Pool bath
• Split floor plan
• Cathedral ceilings

Tags

• SPLIT FLOOR PLAN
• DOUBLE GLASS FRONT DOORS
• CATHEDRAL CEILINGS
• SPACIOUS KITCHEN
• NATURAL LIGHT
• POOL BATH

Property features AI

Finance

• Other: Lot size approximately 0.33 acres (1/4 to less than 1/2 acre); Concrete/paved road access; Lake view with lake access; Living area approximately 2,159 (per public records); Total building area approximately 2,949 (per public records)
• HOA & community: ROTONDA GRANDE PROPERTY SERVICES HOA; HOA required; $190 annually (approximately $15.83/month); Pets allowed

Exterior

• Parking: Attached garage; 2-car garage; Garage faces side
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; One story; Residential property; Faces northeast
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Hurricane shutters; Rain gutters; Private pool with screen enclosure and tile

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Vaulted ceilings
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $311k (17.0% below list).
• Recommended offer: $311k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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: Rents soft (-0.2%/yr); 863 active listings in the ZIP; 29 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).
• At $3,112/mo this rent would consume 47% 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 $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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $265k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $311,226 (17.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $453,390
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Sportsman Ct	0.14mi	3/2.0	2,022 (-6%)	3mo	$439,000	$217	76
243 Mariner Ln	0.31mi	4/2.0 (+1)	2,169 (+0%)	3mo	$358,000	$165	73
32 Sportsman Ter	0.48mi	3/2.0	2,135 (-1%)	3mo	$355,000	$166	70
251 Rotonda Blvd N	0.24mi	3/2.0	1,906 (-12%)	1mo	$401,000	$210	64
74 Broadmoor Ln	0.32mi	3/2.0	1,866 (-14%)	2mo	$425,000	$228	57
231 Broadmoor Ln	0.68mi	4/3.0 (+1)	2,252 (+4%)	1mo	$442,500	$196	56
682 Boundary Blvd	0.65mi	3/2.0	2,000 (-7%)	1mo	$466,000	$233	53
11058 Gulfstream Blvd	0.55mi	3/2.0	1,934 (-10%)	1mo	$365,000	$189	52
44 Sportsman Ln	0.44mi	3/2.0	1,840 (-15%)	2mo	$382,000	$208	50
239 Broadmoor Ln	0.68mi	3/2.0	1,900 (-12%)	1mo	$495,000	$261	43
11101 Sandrift Ave	0.57mi	3/2.0	1,844 (-15%)	7mo	$749,000	$406	40
188 Broadmoor Ln	0.73mi	3/2.0	1,910 (-12%)	6mo	$390,000	$204	38

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: 2.1%
• Equity multiple: 1.11×
• Total profit: $11,255
• Equity at exit: $132,921

10-year hold

• IRR: 4.9%
• Equity multiple: 1.59×
• Total profit: $61,647
• Equity at exit: $180,495

Cash invested: $105,000 (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 33947

• Home prices YoY: 0.4%
• Rents YoY: -0.2%
• Active inventory: 863
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,112 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$182 /mo · $2,178/yr
• Insurance: −$156
• HOA: −$15
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $139

Break-even live

Break-even rent $2,936

Max offer price $375,000

Occupancy floor 91%

Sensitivity live

Price	-10% $352	-5% $245	+0% $139	+5% $33	+10% $-73
Rent	-10% $-107	-5% $16	+0% $139	+5% $262	+10% $385
Rate	-1.0pp $328	-0.5pp $235	base $139	+0.5pp $42	+1.0pp $-57

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
589 Rotonda Cir Rotonda West, FL	3.0	2.5	2190	$4,200	$1.92	21d	1	0.27mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	21d	1	0.36mi
613 Boundary Blvd Rotonda West, FL	3.0	2.0	2469	$2,900	$1.17	21d	1	0.38mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	21d	1	0.41mi
30 Pinehurst Pl Rotonda West, FL	3.0	3.0	2461	$3,900	$1.58	21d	1	0.46mi
12 Broadmoor Rd Unit 1 Rotonda West, FL	3.0	2.0	2065	$3,500	$1.69	21d	1	0.65mi
686 Boundary Blvd Rotonda West, FL	3.0	2.5	2282	$2,800	$1.23	21d	1	0.68mi
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	14d	1	0.75mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	21d	1	0.93mi
123 Marker Rd Rotonda West, FL	3.0	2.0	2006	$2,400	$1.20	14d	1	0.93mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	21d	1	0.95mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	21d	1	0.95mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	21d	1	1.05mi
155 Long Meadow Ln Rotonda West, FL	3.0	2.0	1598	$4,500	$2.82	21d	1	1.09mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	21d	1	1.09mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	21d	1	1.10mi
7152 Bougainvillea St Englewood, FL	3.0	3.0	2150	$4,500	$2.09	14d	1	1.14mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	21d	1	1.20mi
7114 Sunnybrook Blvd Englewood, FL	4.0	2.0	1636	$2,297	$1.40	21d	1	1.21mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	21d	1	1.21mi
11268 Oceanspray Blvd Englewood, FL	3.0	2.0	1702	$6,750	$3.97	21d	1	1.21mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	21d	1	1.27mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	21d	1	1.28mi
127 White Marsh Ln Rotonda West, FL	3.0	2.0	2216	$2,700	$1.22	21d	1	1.30mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	14d	1	1.40mi
10123 Bay Ave Englewood, FL	3.0	2.0	2010	$2,150	$1.07	21d	1	1.46mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	21d	1	1.46mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	21d	1	1.48mi
511 Sweetwater Dr Rotonda West, FL	4.0	2.5	2160	$2,200	$1.02	21d	1	1.50mi

HOA detail

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

Listing history 16 events

1. 2026-06-13
   statusdays on market $375,000 Pending 52 DOM
2. 2026-06-10
   days on market $375,000 Active 51 DOM
3. 2026-06-09
   days on market $375,000 Active 50 DOM
4. 2026-06-08
   days on market $375,000 Active 49 DOM
5. 2026-06-07
   days on market $375,000 Active 48 DOM
6. 2026-06-05
   days on market $375,000 Active 45 DOM
7. 2026-06-03
   days on market $375,000 Active 44 DOM
8. 2026-06-03
   price $375,000 Active 43 DOM
9. 2026-06-02
   days on market $400,000 Active 43 DOM
10. 2026-06-01
    days on market $400,000 Active 42 DOM
11. 2026-05-31
    days on market $400,000 Active 41 DOM
12. 2026-05-30
    days on market $400,000 Active 40 DOM
13. 2026-05-06
    price $400,000
14. 2026-04-20
    listed $415,000 Active
15. 2004-04-13
    soldstatus $264,900
16. 1997-02-05
    soldstatus $149,700

ⓘ 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: $2,178 · $182/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$934/yr (+$78/mo · 42.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 57% 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: $37,347
• − Mortgage interest: −$21,006
• − Property taxes: −$2,178
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,988
• − Management: −$2,988
• − HOA: −$180
• − Depreciation: −$10,909
• Taxable loss: −$4,777
• Est. tax savings @ 24.0%: +$1,146
• After-tax cash flow: $2,819/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

+167.2% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $400,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $415,000 Stellar MLS as Distributed by MLS Grid
• 2004-04-13 Sold (Public Records) $264,900 Public Records
• 1997-02-05 Sold (Public Records) $149,700 Public Records

Property tax history

-1.1%/yr

Latest (2025): $2,178 · +2.6% YoY. Source: county tax records.