256 Caddy Rd · Rotonda, FL 33947

$329,000

3 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 81 Days on market

Built 1973 9,600 sqft lot Est $337k · at est. $15/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 +14.2/30.0
• ARV discount +8.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• DSCR +4.3/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Short Sale. Diamond in the rough! Spacious 4 bedroom split plan pool home with a golf course view. Kitchen opens to dining & family rooms. Incomplete renovation left 3 bedrooms needing carpet & the pool needing a new pump but do not pass this one up, it could be a beauty. "Listing price may not be sufficient to pay the total of all liens and costs of sale, and sale of Property at full listing price may require approval of seller's lender(s), and such approval may be conditioned upon the gross commission being reduced. "

Key facts

• Split floor plan
• Formal living room
• Granite countertops

Tags

• SPLIT FLOOR PLAN
• FORMAL LIVING ROOM
• WELL DESIGNED KITCHEN
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• FULLY ENCLOSED FLORIDA ROOM

Property features AI

Finance

• Other: No lease restrictions reported
• HOA & community: HOA required (Rotonda West HOA) — $190 annually ($15.83/month); Community clubhouse; Park and playground; Tennis courts; Pickleball courts; Deed restrictions; Pets allowed

Exterior

• Parking: Attached oversized garage (2 car) with garage door opener; Driveway
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Underground utilities available; Cable available; High-speed internet/BB availability
• Home design: Single-family residence; One story; North-facing; Homestead property
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built with living area and additional building area
• Exterior features: Covered patio; Rear porch; Screened porch; Porch; Patio; French doors; Exterior lighting; Rain gutters; Private pool with gunite construction and screen enclosure; Mature landscaping with trees

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stone and solid surface counters; Solid wood cabinets; Eat-in kitchen
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Solid surface counters; Solid wood cabinets; Split-bedroom layout; Stone counters; Thermostat; Tray ceilings; Window treatments; Storm windows
• Laundry & utility: Washer; Dryer; Laundry area located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (16.3% below list).
• Recommended offer: $263k (20.1% below list) — sets the bar for cash-flow.
• Cap rate 6.5% 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: Rents soft (-0.2%/yr); 863 active listings in the ZIP; 27 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 $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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $329k implies a 339% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,937 (20.1% 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 81 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.84% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $336,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Rotonda Cir	0.17mi	3/2.0	1,741 (-4%)	7mo	$315,000	$181	79
239 Annapolis Ln	0.34mi	3/2.0	1,747 (-4%)	3mo	$130,000	$74	75
14 Bunker Ct	0.45mi	3/2.0	1,854 (+2%)	3mo	$345,000	$186	73
46 Bunker Ct	0.54mi	3/2.0	1,818 (-0%)	2mo	$339,000	$186	73
21 S Golfview Rd	0.49mi	3/2.0	1,985 (+9%)	3mo	$339,900	$171	59
9064 Evelyn Rd	0.60mi	4/2.0 (+1)	1,914 (+5%)	3mo	$355,000	$185	56
13 Bunker Pl	0.54mi	3/2.0	1,568 (-14%)	4mo	$359,900	$230	49
9081 Bantry Bay Blvd	0.66mi	3/2.0	1,646 (-10%)	10mo	$350,000	$213	45
10 Oakland Hills Ct	0.64mi	3/2.0	1,725 (-5%)	22mo	$295,000	$171	43
50 Caddy Rd	0.69mi	3/2.0	1,687 (-7%)	20mo	$380,000	$225	39
9064 Bantry Bay Blvd	0.67mi	3/2.5	2,029 (+12%)	12mo	$373,000	$184	38
198 Annapolis Ln	0.62mi	3/2.0	1,649 (-9%)	21mo	$245,000	$149	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: -4.6%
• Equity multiple: 0.77×
• Total profit: $-21,483
• Equity at exit: $116,616

10-year hold

• IRR: -1.2%
• Equity multiple: 0.86×
• Total profit: $-12,899
• Equity at exit: $158,354

Cash invested: $92,120 (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: $2,754 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$246 /mo · $2,950/yr
• Insurance: −$137
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$15
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-374

Break-even live

Break-even rent $3,228

Max offer price $262,937

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	21d	1	0.13mi
188 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2086	$2,000	$0.96	21d	1	0.21mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	21d	1	0.24mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	21d	1	0.29mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,232	$1.20	13d	1	0.33mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	21d	1	0.34mi
130 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2060	$2,000	$0.97	21d	1	0.34mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	21d	1	0.35mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	21d	1	0.39mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	13d	1	0.40mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	21d	1	0.41mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	21d	1	0.44mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	13d	1	0.47mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	21d	1	0.47mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	13d	1	0.60mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	21d	1	0.60mi
45 Oakland Hills Ct Rotonda West, FL	4.0	2.0	1536	$2,700	$1.76	21d	1	0.61mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	21d	1	0.83mi
118 Caddy Rd Rotonda West, FL	3.0	2.0	1828	$2,795	$1.53	21d	1	0.86mi
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	21d	1	0.98mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	21d	1	1.13mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	21d	1	1.17mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	21d	1	1.19mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	21d	1	1.22mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	21d	1	1.24mi
8541 Amberjack Cir #203 Englewood, FL	3.0	2.0	2003	$5,910	$2.95	21d	1	1.34mi
511 Sweetwater Dr Rotonda West, FL	4.0	2.5	2160	$2,200	$1.02	21d	1	1.36mi

HOA detail

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

Listing history 13 events

1. 2026-05-30
   status $329,000 Pending 81 DOM
2. 2026-05-25
   price $329,000
3. 2026-05-07
   price $334,000
4. 2026-03-19
   price $339,000
5. 2026-03-09
   listed $349,000 Active
6. 2010-07-23
   soldstatus $75,000 549-char remark

   Show marketing remark (549 chars)

   Short Sale. Diamond in the rough! Spacious 4 bedroom split plan pool home with a golf course view. Kitchen opens to dining & family rooms. Incomplete renovation left 3 bedrooms needing carpet & the pool needing a new pump but do not pass this one up, it could be a beauty. "Listing price may not be sufficient to pay the total of all liens and costs of sale, and sale of Property at full listing price may require approval of seller's lender(s), and such approval may be conditioned upon the gross commission being reduced. "

7. 2010-07-23
   soldstatus $75,000

   Show marketing remark (549 chars)

   Short Sale. Diamond in the rough! Spacious 4 bedroom split plan pool home with a golf course view. Kitchen opens to dining & family rooms. Incomplete renovation left 3 bedrooms needing carpet & the pool needing a new pump but do not pass this one up, it could be a beauty. "Listing price may not be sufficient to pay the total of all liens and costs of sale, and sale of Property at full listing price may require approval of seller's lender(s), and such approval may be conditioned upon the gross commission being reduced. "

8. 2009-10-27
   listed $89,000 549-char remark

   Show marketing remark (549 chars)

   Short Sale. Diamond in the rough! Spacious 4 bedroom split plan pool home with a golf course view. Kitchen opens to dining & family rooms. Incomplete renovation left 3 bedrooms needing carpet & the pool needing a new pump but do not pass this one up, it could be a beauty. "Listing price may not be sufficient to pay the total of all liens and costs of sale, and sale of Property at full listing price may require approval of seller's lender(s), and such approval may be conditioned upon the gross commission being reduced. "

9. 2005-10-04
   soldstatus $120,200
10. 2005-10-04
    soldstatus $120,200
11. 2005-09-30
    soldstatus $240,400 420-char remark

    Show marketing remark (420 chars)

    Diamond in the rough! Spacious 4 bedroom split plan on the 16th green. Kitchen open to dining & family rooms. The master suite has its own private lanai. In addition, there is a L shaped lanai running the length of the rear. Tropical plants provide for privacy with a view. The pool surface has been redone & the cage rescreened. Roof approximately 3 years old. Don't pass this one up. It could be a beauty!

12. 2005-05-24
    listed $250,000 420-char remark

    Show marketing remark (420 chars)

    Diamond in the rough! Spacious 4 bedroom split plan on the 16th green. Kitchen open to dining & family rooms. The master suite has its own private lanai. In addition, there is a L shaped lanai running the length of the rear. Tropical plants provide for privacy with a view. The pool surface has been redone & the cage rescreened. Roof approximately 3 years old. Don't pass this one up. It could be a beauty!

13. 1986-05-01
    soldstatus $85,000

ⓘ 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: $2,950 · $246/mo
• Projected year-2 tax: $2,950 · $246/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 2/10 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: $33,050
• − Mortgage interest: −$18,429
• − Property taxes: −$2,950
• − Insurance: −$6,764
• − Repairs & maintenance: −$2,644
• − Management: −$2,644
• − HOA: −$180
• − Depreciation: −$9,571
• Taxable loss: −$10,131
• Est. tax savings @ 24.0%: +$2,432
• After-tax cash flow: $-2,056/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

+287.1% since first listed

12 events — show timeline

• 2026-05-25 Price Changed $329,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $334,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $339,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listed $349,000 Stellar MLS as Distributed by MLS Grid
• 2010-07-23 Sold (Public Records) $75,000 Public Records
• 2010-07-23 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2009-10-27 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2005-10-04 Sold (Public Records) $120,200 Public Records
• 2005-10-04 Sold (Public Records) $120,200 Public Records
• 2005-09-30 Sold (MLS) $240,400 Stellar MLS as Distributed by MLS Grid
• 2005-05-24 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 1986-05-01 Sold (Public Records) $85,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,950 · +2.9% YoY. Source: county tax records.