10311 Lands End Cir #13 · Rotonda, FL 33946

$519,000

3 bd · 3.0 ba · 2,294 sqft · SingleFamily public records · 140 Days on market

Built 2015 2,012 sqft lot Est $846k · 39% under $525/mo HOA · 9% of rent

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Why this score? — see what drove the B- 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.1/10.0
• Schools +4.6/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to resort-style living on Florida’s beautiful Cape Haze Peninsula, where location, lifestyle, and luxury come together in this stunning Bahamian-inspired townhome. If you’re searching for a maintenance-free home near Boca Grande and Manasota Key, with space for all your toys and access to world-class boating, fishing, and beaches—this is it. OFFERED FULLY FURNISHED and Perfectly oriented to the southwest, this home captures breathtaking sunsets that change nightly, creating a peaceful coastal backdrop you’ll never tire of. A rare four-car garage with a recently epoxied floor offers ample space for vehicles, golf carts, water toys, or a workshop—an excep

Key facts

• Four car garage
• Large water feature
• Versatile flex room

Tags

• FOUR CAR GARAGE
• PRIVATE IN UNIT ELEVATOR
• LEATHERED GRANITE COUNTERTOPS
• SPACIOUS LANAI
• LARGE WATER FEATURE
• VERSATILE FLEX ROOM

Property features AI

Finance

• Other: Furnished; Living area and building area recorded in public records
• Financial info: Lease restrictions apply
• HOA & community: Homeowners association with monthly fee of $525 (includes common area taxes, pool, reserves, grounds maintenance, private road, recreational facilities); Association approval required; Association recreation owned; clubhouse, fitness center, pool, tennis courts, community mailbox, sidewalks; Buyer approval required; Pets allowed (max ~100 lbs)

Exterior

• Parking: Attached garage; 4-car garage (18x42); Covered, deeded parking with garage door opener; Oversized and tandem parking; Golf cart parking; Ground-level access
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water connected; Sprinkler using recycled water; Irrigation equipment
• Home design: Residential townhouse; Two stories; North-facing
• Construction: Block and stucco construction; Metal roof; Slab foundation; Built as part of a multi-unit building (building number 13)
• Exterior features: Covered patio and rear porch; Screened porch; Exterior lighting; Sliding doors; Tennis courts (community); Mature landscaping with trees; Level, landscaped and private lot; Near golf course and marina; Paved asphalt road; private maintained road; Flood zone (flood insurance may be required)

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Crown molding; Elevator; High ceilings; Kitchen open to family room; Open floorplan; Solid surface and stone counters; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry room on upper level; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $519k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $519k).
• Recommended offer: $457k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 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: 915 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $4k of loan paydown is wiped out by about $10k 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 140 days — a 12% lower offer ($457k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $81k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $390k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $456,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $846,486
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
440 Spaniards Rd	0.23mi	3/3.0	2,251 (-2%)	22mo	$566,500	$252	68
510 Green Dolphin Dr S	0.35mi	3/2.0	2,134 (-7%)	14mo	$900,000	$422	57
4663 Arlington Dr	0.45mi	3/2.0	2,174 (-5%)	12mo	$750,000	$345	56
4652 Arlington Dr	0.54mi	3/3.0	2,355 (+3%)	19mo	$870,000	$369	55
4 Coral Creek Cir	0.51mi	3/3.0	2,410 (+5%)	18mo	$1,024,000	$425	53

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: -6.9%
• Equity multiple: 0.72×
• Total profit: $-40,397
• Equity at exit: $103,127

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $13,003
• Equity at exit: $90,362

Cash invested: $145,320 (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: 7.5×

Monthly cashflow live

• Estimated rent: $5,760 high
• Mortgage (P&I): −$2,722
• Tax from tax record: −$362 /mo · $4,348/yr
• Insurance: −$216
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$525
• Vacancy / Maint / Mgmt: −$1,210
• Net cashflow: $298

Break-even live

Break-even rent $5,382

Max offer price $519,000

Occupancy floor 90%

Sensitivity live

Price	-10% $592	-5% $445	+0% $298	+5% $152	+10% $5
Rent	-10% $-157	-5% $71	+0% $298	+5% $526	+10% $754
Rate	-1.0pp $560	-0.5pp $430	base $298	+0.5pp $164	+1.0pp $27

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: $129,750
• Closing costs: $15,570
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10345 Longshore Rd #29 Placida, FL	3.0	3.0	2416	$6,900	$2.86	22d	1	0.10mi
10425 Pilothouse Cir #131 Placida, FL	3.0	3.0	2390	$5,000	$2.09	22d	1	0.30mi
11000 Placida Rd #2201 Placida, FL	2.0	2.5	1973	$8,750	$4.43	22d	1	0.33mi
11 Amberjack Ln Placida, FL	3.0	2.0	1786	$2,700	$1.51	14d	1	0.34mi
550 Gaspar Dr Placida, FL	3.0	3.0	1803	$5,500	$3.05	22d	1	0.37mi
13045 Via Aurelia Placida, FL	3.0	2.0	1961	$8,200	$4.18	22d	1	0.56mi
11 Amberjack Ter Placida, FL	3.0	2.0	2209	$7,985	$3.61	22d	1	0.69mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	22d	1	1.18mi
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	22d	1	1.21mi
3923 Cape Haze Dr #302 Rotonda West, FL	3.0	3.0	2044	$3,100	$1.52	22d	1	1.39mi
13113 Gasparilla Rd #405 Placida, FL	3.0	2.0	1855	$3,150	$1.70	22d	1	1.46mi

HOA detail

• Monthly dues: $525 · $6,300/yr
• Likely covers: water

Listing history 34 events

1. 2026-06-18
   days on market $519,000 Active 140 DOM
2. 2026-06-17
   days on market $519,000 Active 139 DOM
3. 2026-06-16
   days on market $519,000 Active 138 DOM
4. 2026-06-15
   days on market $519,000 Active 137 DOM
5. 2026-06-14
   days on market $519,000 Active 135 DOM
6. 2026-06-13
   days on market $519,000 Active 134 DOM
7. 2026-06-10
   days on market $519,000 Active 132 DOM
8. 2026-06-09
   days on market $519,000 Active 131 DOM
9. 2026-06-08
   days on market $519,000 Active 130 DOM
10. 2026-06-05
    days on market $519,000 Active 126 DOM
11. 2026-06-03
    days on market $519,000 Active 125 DOM
12. 2026-06-02
    days on market $519,000 Active 124 DOM
13. 2026-06-01
    days on market $519,000 Active 123 DOM
14. 2026-05-31
    days on market $519,000 Active 122 DOM
15. 2026-05-30
    days on market $519,000 Active 121 DOM
16. 2026-05-11
    price $519,000
17. 2026-04-20
    price $539,000
18. 2026-03-26
    price $559,900
19. 2026-01-29
    listed $599,900 Active
20. 2025-07-15
    historical
21. 2025-03-22
    price $599,900
22. 2025-01-15
    price $629,900
23. 2024-10-28
    listed $649,900 Active
24. 2024-08-26
    historical
25. 2024-08-12
    price $688,400
26. 2024-04-03
    price $688,900
27. 2023-12-20
    listed $689,900 Active
28. 2021-03-29
    soldstatus $390,000
29. 2018-07-25
    soldstatus $350,000 Sold
30. 2018-07-25
    soldstatus $350,000
31. 2018-06-12
    status Pending
32. 2018-06-12
    listed $369,900 Active
33. 2013-01-07
    soldstatus $1,200,000
34. 2011-03-09
    soldstatus $2,600,000

ⓘ 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: $4,348 · $362/mo
• Projected year-2 tax: $4,348 · $362/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $69,118
• − Mortgage interest: −$29,072
• − Property taxes: −$4,348
• − Insurance: −$7,714
• − Repairs & maintenance: −$5,529
• − Management: −$5,529
• − HOA: −$6,300
• − Depreciation: −$15,098
• Taxable loss: −$4,472
• Est. tax savings @ 24.0%: +$1,073
• After-tax cash flow: $4,655/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

• 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

-80.0% since first listed

19 events — show timeline

• 2026-05-11 Price Changed $519,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $539,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $559,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Listed $599,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-22 Price Changed $599,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-15 Price Changed $629,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-28 Listed $649,900 Stellar MLS as Distributed by MLS Grid
• 2024-08-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-12 Price Changed $688,400 Stellar MLS as Distributed by MLS Grid
• 2024-04-03 Price Changed $688,900 Stellar MLS as Distributed by MLS Grid
• 2023-12-20 Listed $689,900 Stellar MLS as Distributed by MLS Grid
• 2021-03-29 Sold (Public Records) $390,000 Public Records
• 2018-07-25 Sold (Public Records) $350,000 Public Records
• 2018-07-25 Sold (MLS) $350,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-06-12 Listed $369,900 Stellar MLS as Distributed by MLS Grid
• 2013-01-07 Sold (Public Records) $1,200,000 Public Records
• 2011-03-09 Sold (Public Records) $2,600,000 Public Records

Property tax history

+21.2%/yr

Latest (2025): $4,348 · +2.9% YoY. Source: county tax records.