124 Cable Dr · Rotonda, FL 33947

$294,900

3 bd · 2.0 ba · 1,700 sqft · Land · 73 Days on market

Built 2026 7,500 sqft lot $22/mo HOA · 1% of rent

---

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 +13.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• DSCR +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Come build your dream home on this fantastic lot in the desirable area of Rotonda Lakes. Great quiet neighborhood within only minutes to beaches, shopping, and GREAT schools. With public water/sewer, deed restrictions, paved streets and a mandatory homeowners association, this lot won't last long. Call me today for more details on this one of a kind deal

Key facts

• Spacious island
• French doors
• Walk in closet

Tags

• WALK IN PANTRY
• SPACIOUS ISLAND
• FRENCH DOORS
• WALK IN CLOSET
• WALK IN SHOWER
• DUAL SINK VANITY

Property features AI

Finance

• Other: Home warranty included; Living area approximately 1,700 sq ft (builder); Building area approximately 2,325 sq ft; Lot about 0.17 acres (0.00 to less than 1/4)
• HOA & community: HOA managed by Precedent hospitality management; HOA required; $270 annually ($22.50/month); Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Single family residence; One story; South-facing; New construction (completed); Residential property
• Construction: Block and stucco construction; Shingle roof; Block and slab foundation; Built by Snyder Construction; Builder model: Manatee 2; Projected completion date June 8, 2026
• Exterior features: French doors; Hurricane shutters; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Cathedral ceilings; Ceiling fans; High ceilings; Open floorplan; Stone counters; Walk-in closets
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $295k.

Deal economics

• At list price, monthly cash flow is $-417 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (11.2% below list).
• Recommended offer: $235k (20.5% below list) — sets the bar for cash-flow.
• Cap rate 6.3% 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; 31 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).
• This rent runs 39% 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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 $295k implies a 1240% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,584 (20.5% 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 73 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.89% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 9.4

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: -5.9%
• Equity multiple: 0.70×
• Total profit: $-24,772
• Equity at exit: $104,529

10-year hold

• IRR: -2.5%
• Equity multiple: 0.71×
• Total profit: $-24,260
• Equity at exit: $141,941

Cash invested: $82,572 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,620 high
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$369 /mo · $4,424/yr
• Insurance: −$123
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$22
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-417

Break-even live

Break-even rent $3,148

Max offer price $234,584

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	21d	1	0.20mi
431 Albatross Rd Rotonda West, FL	2.0	2.0	1857	$4,800	$2.58	21d	1	0.27mi
203 Wright Dr Rotonda West, FL	4.0	3.0	2092	$2,400	$1.15	21d	1	0.33mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	13d	1	0.35mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	21d	1	0.62mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	21d	1	0.71mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	21d	1	0.75mi
8249 Dimstead St Port Charlotte, FL	3.0	2.0	1202	$1,675	$1.39	21d	1	0.92mi
8373 Agate St Unit 8375 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	0.94mi
8479 Agate St Port Charlotte, FL	3.0	2.0	1379	$2,495	$1.81	21d	1	0.95mi
8519 Agate St Unit 8521 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	21d	1	0.96mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	13d	1	1.00mi
9116 Agate St #9118 Port Charlotte, FL	3.0	2.0	1429	$1,750	$1.22	21d	1	1.12mi
13376 Yager Ln Port Charlotte, FL	3.0	2.0	2002	$3,500	$1.75	13d	1	1.13mi
9163 Agate St Unit 9163 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.15mi
9163 Agate St Unit 9165 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	21d	1	1.15mi
9156 Agate St Unit 9156 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.17mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	21d	1	1.17mi
9195 Agate St Port Charlotte, FL	3.0	2.0	1200	$1,650	$1.38	13d	1	1.19mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	21d	1	1.22mi
9251 Agate St Port Charlotte, FL	3.0	2.0	1237	$1,565	$1.27	21d	1	1.26mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	21d	1	1.29mi
14073 Naylor Ave Port Charlotte, FL	3.0	2.0	1818	$2,250	$1.24	21d	1	1.30mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	21d	1	1.33mi
9317 Agate St Unit 9317 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.36mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	13d	1	1.36mi
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	13d	1	1.41mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	21d	1	1.41mi
9550 Fiddlers Green Cir #105 Rotonda West, FL	2.0	2.0	1230	$2,900	$2.36	21d	1	1.42mi
9108 Santa Lucia Dr Port Charlotte, FL	4.0	2.0	1917	$3,100	$1.62	13d	1	1.48mi
13180 Amaryllis Cir Port Charlotte, FL	3.0	2.0	1704	$2,950	$1.73	13d	1	1.50mi

HOA detail

• Monthly dues: $22 · $264/yr
• Likely covers: watersewer

Listing history 30 events

1. 2026-06-18
   days on market $294,900 Active 73 DOM
2. 2026-06-17
   days on market $294,900 Active 72 DOM
3. 2026-06-16
   days on market $294,900 Active 71 DOM
4. 2026-06-15
   days on market $294,900 Active 70 DOM
5. 2026-06-14
   days on market $294,900 Active 68 DOM
6. 2026-06-13
   days on market $294,900 Active 67 DOM
7. 2026-06-10
   days on market $294,900 Active 65 DOM
8. 2026-06-09
   days on market $294,900 Active 64 DOM
9. 2026-06-08
   days on market $294,900 Active 63 DOM
10. 2026-06-07
    days on market $294,900 Active 62 DOM
11. 2026-06-05
    days on market $294,900 Active 59 DOM
12. 2026-06-03
    days on market $294,900 Active 58 DOM
13. 2026-06-02
    days on market $294,900 Active 57 DOM
14. 2026-06-01
    days on market $294,900 Active 56 DOM
15. 2026-05-31
    days on market $294,900 Active 55 DOM
16. 2026-05-30
    days on market $294,900 Active 54 DOM
17. 2026-04-06
    listed $294,900 Active
18. 2022-04-12
    soldstatus $22,000
19. 2022-04-07
    soldstatus $22,000 Closed 356-char remark

    Show marketing remark (356 chars)

    Come build your dream home on this fantastic lot in the desirable area of Rotonda Lakes. Great quiet neighborhood within only minutes to beaches, shopping, and GREAT schools. With public water/sewer, deed restrictions, paved streets and a mandatory homeowners association, this lot won't last long. Call me today for more details on this one of a kind deal

20. 2022-03-14
    status Pending 356-char remark

    Show marketing remark (356 chars)

    Come build your dream home on this fantastic lot in the desirable area of Rotonda Lakes. Great quiet neighborhood within only minutes to beaches, shopping, and GREAT schools. With public water/sewer, deed restrictions, paved streets and a mandatory homeowners association, this lot won't last long. Call me today for more details on this one of a kind deal

21. 2022-03-10
    status Active 356-char remark

    Show marketing remark (356 chars)

    Come build your dream home on this fantastic lot in the desirable area of Rotonda Lakes. Great quiet neighborhood within only minutes to beaches, shopping, and GREAT schools. With public water/sewer, deed restrictions, paved streets and a mandatory homeowners association, this lot won't last long. Call me today for more details on this one of a kind deal

22. 2022-02-17
    status Pending 356-char remark

    Show marketing remark (356 chars)

    Come build your dream home on this fantastic lot in the desirable area of Rotonda Lakes. Great quiet neighborhood within only minutes to beaches, shopping, and GREAT schools. With public water/sewer, deed restrictions, paved streets and a mandatory homeowners association, this lot won't last long. Call me today for more details on this one of a kind deal

23. 2022-01-26
    price $23,000 356-char remark

    Show marketing remark (356 chars)

    Come build your dream home on this fantastic lot in the desirable area of Rotonda Lakes. Great quiet neighborhood within only minutes to beaches, shopping, and GREAT schools. With public water/sewer, deed restrictions, paved streets and a mandatory homeowners association, this lot won't last long. Call me today for more details on this one of a kind deal

24. 2021-07-21
    listed $24,900 Active 356-char remark

    Show marketing remark (356 chars)

    Come build your dream home on this fantastic lot in the desirable area of Rotonda Lakes. Great quiet neighborhood within only minutes to beaches, shopping, and GREAT schools. With public water/sewer, deed restrictions, paved streets and a mandatory homeowners association, this lot won't last long. Call me today for more details on this one of a kind deal

25. 2009-12-25
    soldstatus $10,000 356-char remark

    Show marketing remark (356 chars)

    Come buid your dream home on this fantastic lot in the desirable area of Rotonda Lakes. Great quiet neighborhood within only minutes to beaches, shopping, and GREAT schools. With public water/sewer, deed restrictions, paved streets and a mandatory homeowners association, this lot won't last long. Call me today for more details on this one of a kind deal.

26. 2009-12-22
    soldstatus $5,500
27. 2008-05-14
    listed $14,900 356-char remark

    Show marketing remark (356 chars)

    Come buid your dream home on this fantastic lot in the desirable area of Rotonda Lakes. Great quiet neighborhood within only minutes to beaches, shopping, and GREAT schools. With public water/sewer, deed restrictions, paved streets and a mandatory homeowners association, this lot won't last long. Call me today for more details on this one of a kind deal.

28. 2005-12-28
    listed $38,500
29. 2005-12-28
    listed $19,900
30. 2005-12-28
    listed $19,900

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $31,438
• − Mortgage interest: −$16,519
• − Property taxes: −$4,424
• − Insurance: −$6,593
• − Repairs & maintenance: −$2,515
• − Management: −$2,515
• − HOA: −$264
• − Depreciation: −$8,579
• Taxable loss: −$9,970
• Est. tax savings @ 24.0%: +$2,393
• After-tax cash flow: $-2,609/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

+666.0% since first listed

14 events — show timeline

• 2026-04-06 Listed $294,900 Stellar MLS as Distributed by MLS Grid
• 2022-04-12 Sold (Public Records) $22,000 Public Records
• 2022-04-07 Sold (MLS) $22,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-02-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-26 Price Changed $23,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-21 Listed $24,900 Stellar MLS as Distributed by MLS Grid
• 2009-12-25 Sold (MLS) $10,000 Stellar MLS as Distributed by MLS Grid
• 2009-12-22 Sold (Public Records) $5,500 Public Records
• 2008-05-14 Listed $14,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-28 Listed $19,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-28 Listed $19,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-28 Listed $38,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2025): $545 · +0.8% YoY. Source: county tax records.