4 Leeward Dr · Rotonda, FL 33946

$389,000

2 bd · 2.0 ba · 1,810 sqft · SingleFamily public records · 347 Days on market

Built 1990 0.26 ac lot Est $362k · 7% over $24/mo HOA

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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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +7.7/10.0
• Schools +4.6/10.0
• ARV discount +4.1/15.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this lovely remodeled pool home in a fantastic large neighborhood in wonderful Cape Haze. Long Golf Course and 2 long sparkling lake views are surrounded by Green Fairways. Relax in your privately caged luxurious pool. The interior has been renovated to reflect the ultimate florida lifestyle. Open flow floorplan allows for access to designer kitchen, dining and great room. Oversized windows and sliders and Large Skylight in Living area allow for the fantastic views. Large Bedrooms and EnSuite Master give spacious living areas. Walk In closets in each Bedroom provide plenty of storage options. Indoor Laundry room with built in sink and cabinetry. New Roof 2022 with repair in August 2023, New Water Heater 2021, New washing machine 2022, New toilets 2023, Kitchen remodeled with newer Dishwasher, Range and Refrigerator, New Microwave 2021, Thermostat 2020, and disposal 2022. Oversized garage with more Storage and Attic space, rounds out to the perfect scenario for this lovely home. Close to Beaches, Boating, Boca Grande and Englewood. Ferry to Palm Island for a quick getaway. Boating and fishing life with miles of Golf Cart and Bike trails.

Key facts

• Designer kitchen
• Two sparkling lakes
• Sweeping views

Tags

• PRIVATE SCREENED IN POOL
• SWEEPING VIEWS
• LINKS GOLF COURSE
• TWO SPARKLING LAKES
• DESIGNER KITCHEN
• OPEN-CONCEPT FLOOR PLAN

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: HOA with annual fee (approximately $296 / $24.67 monthly); Association: Barbara Thomas; Association fee required; Community features include deed restrictions, golf, and golf carts allowed; Pets allowed

Exterior

• Parking: Attached 2-car garage (36 x 26) with garage door opener and workshop area; Driveway parking; Ground-level garage
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Underground utilities; Water connected; Sewer connected
• Home design: Single-family residence; One story; Facing southeast; Completed condition; Part of a planned unit development
• Construction: Concrete and stucco construction; Tile roof; Slab foundation; Built with gunite in-ground private pool (30 x 14) with outside bath access
• Exterior features: Covered patio/deck/porch with screened rear porch; Rear porch; Screen enclosure; Sliding doors; Private mailbox; Irrigation equipment; Mature landscaping with trees; Landscaped grounds; Near and on golf course; Greenbelt; Paved lot access; Sloped lot; Flood zone (flood insurance required)

Interior

• Kitchen: Built-in oven; Cooktop/Range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Kitchen/family room combo; Open floorplan; Split bedroom layout; Stone countertops; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments; Aluminum window frames; Exhaust fan
• Laundry & utility: Inside laundry room with washer and dryer hookups; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $389k).
• Recommended offer: $342k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% 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 38% FRL vs 54% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 916 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3k of loan paydown is wiped out by about $7k 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 347 days — a 12% lower offer ($342k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $101k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $342,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 347 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: 1.27% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.92%
• DSCR: 1.53
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $362,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Windward Ter	0.34mi	3/3.0 (+1)	1,953 (+8%)	23mo	$390,000	$200	43

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: -0.6%
• Equity multiple: 0.97×
• Total profit: $-2,752
• Equity at exit: $77,295

10-year hold

• IRR: 7.3%
• Equity multiple: 1.64×
• Total profit: $69,285
• Equity at exit: $67,728

Cash invested: $108,920 (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: 916
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $4,936 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$592 /mo · $7,104/yr
• Insurance: −$162
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$24
• Vacancy / Maint / Mgmt: −$1,037
• Net cashflow: $655

Break-even live

Break-even rent $4,107

Max offer price $389,000

Occupancy floor 82%

Sensitivity live

Price	-10% $875	-5% $765	+0% $655	+5% $545	+10% $435
Rent	-10% $265	-5% $460	+0% $655	+5% $850	+10% $1,045
Rate	-1.0pp $851	-0.5pp $754	base $655	+0.5pp $554	+1.0pp $452

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Amberjack Ter Placida, FL	3.0	2.0	2209	$7,985	$3.61	23d	1	0.19mi
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	23d	1	0.33mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	23d	1	0.34mi
10045 Links Ln #203 Rotonda West, FL	2.0	2.0	1543	$1,450	$0.94	15d	1	0.41mi
11 Amberjack Ln Placida, FL	3.0	2.0	1786	$2,700	$1.51	15d	1	0.56mi
3923 Cape Haze Dr #302 Rotonda West, FL	3.0	3.0	2044	$3,100	$1.52	23d	1	0.62mi
10345 Longshore Rd #29 Placida, FL	3.0	3.0	2416	$6,900	$2.86	23d	1	0.98mi
10446 Coquina Ct Placida, FL	3.0	2.0	1820	$4,500	$2.47	23d	1	1.02mi
550 Gaspar Dr Placida, FL	3.0	3.0	1803	$5,500	$3.05	23d	1	1.10mi
11000 Placida Rd #2201 Placida, FL	2.0	2.5	1973	$8,750	$4.43	23d	1	1.12mi
10425 Pilothouse Cir #131 Placida, FL	3.0	3.0	2390	$5,000	$2.09	23d	1	1.17mi
8936 Scallop Way Placida, FL	3.0	2.0	2158	$5,200	$2.41	23d	1	1.21mi
8400 Placida Rd Unit G202 Rental Placida, FL	2.0	2.5	1688	$2,500	$1.48	23d	1	1.28mi
13045 Via Aurelia Placida, FL	3.0	2.0	1961	$8,200	$4.18	23d	1	1.45mi

HOA detail

• Monthly dues: $24 · $288/yr
• Likely covers: waterpool

Listing history 29 events

1. 2026-06-16
   status $389,000 Pending 347 DOM
2. 2026-06-15
   days on market $389,000 Active 347 DOM
3. 2026-06-14
   days on market $389,000 Active 345 DOM
4. 2026-06-13
   days on market $389,000 Active 344 DOM
5. 2026-06-10
   days on market $389,000 Active 342 DOM
6. 2026-06-09
   days on market $389,000 Active 341 DOM
7. 2026-06-08
   days on market $389,000 Active 340 DOM
8. 2026-06-05
   days on market $389,000 Active 336 DOM
9. 2026-06-02
   days on market $389,000 Active 334 DOM
10. 2026-06-01
    days on market $389,000 Active 333 DOM
11. 2026-05-31
    days on market $389,000 Active 332 DOM
12. 2026-05-30
    pricedays on market $389,000 Active 331 DOM
13. 2026-03-24
    price $415,000
14. 2025-11-25
    price $445,000
15. 2025-07-03
    listed $490,000 Active
16. 2024-01-03
    soldstatus $485,000 Closed 1171-char remark

    Show marketing remark (1171 chars)

    Welcome home to this lovely remodeled pool home in a fantastic large neighborhood in wonderful Cape Haze. Long Golf Course and 2 long sparkling lake views are surrounded by Green Fairways. Relax in your privately caged luxurious pool. The interior has been renovated to reflect the ultimate florida lifestyle. Open flow floorplan allows for access to designer kitchen, dining and great room. Oversized windows and sliders and Large Skylight in Living area allow for the fantastic views. Large Bedrooms and EnSuite Master give spacious living areas. Walk In closets in each Bedroom provide plenty of storage options. Indoor Laundry room with built in sink and cabinetry. New Roof 2022 with repair in August 2023, New Water Heater 2021, New washing machine 2022, New toilets 2023, Kitchen remodeled with newer Dishwasher, Range and Refrigerator, New Microwave 2021, Thermostat 2020, and disposal 2022. Oversized garage with more Storage and Attic space, rounds out to the perfect scenario for this lovely home. Close to Beaches, Boating, Boca Grande and Englewood. Ferry to Palm Island for a quick getaway. Boating and fishing life with miles of Golf Cart and Bike trails.

17. 2024-01-03
    soldstatus $485,000

    Show marketing remark (1171 chars)

    Welcome home to this lovely remodeled pool home in a fantastic large neighborhood in wonderful Cape Haze. Long Golf Course and 2 long sparkling lake views are surrounded by Green Fairways. Relax in your privately caged luxurious pool. The interior has been renovated to reflect the ultimate florida lifestyle. Open flow floorplan allows for access to designer kitchen, dining and great room. Oversized windows and sliders and Large Skylight in Living area allow for the fantastic views. Large Bedrooms and EnSuite Master give spacious living areas. Walk In closets in each Bedroom provide plenty of storage options. Indoor Laundry room with built in sink and cabinetry. New Roof 2022 with repair in August 2023, New Water Heater 2021, New washing machine 2022, New toilets 2023, Kitchen remodeled with newer Dishwasher, Range and Refrigerator, New Microwave 2021, Thermostat 2020, and disposal 2022. Oversized garage with more Storage and Attic space, rounds out to the perfect scenario for this lovely home. Close to Beaches, Boating, Boca Grande and Englewood. Ferry to Palm Island for a quick getaway. Boating and fishing life with miles of Golf Cart and Bike trails.

18. 2023-09-25
    status Pending 1171-char remark

    Show marketing remark (1171 chars)

    Welcome home to this lovely remodeled pool home in a fantastic large neighborhood in wonderful Cape Haze. Long Golf Course and 2 long sparkling lake views are surrounded by Green Fairways. Relax in your privately caged luxurious pool. The interior has been renovated to reflect the ultimate florida lifestyle. Open flow floorplan allows for access to designer kitchen, dining and great room. Oversized windows and sliders and Large Skylight in Living area allow for the fantastic views. Large Bedrooms and EnSuite Master give spacious living areas. Walk In closets in each Bedroom provide plenty of storage options. Indoor Laundry room with built in sink and cabinetry. New Roof 2022 with repair in August 2023, New Water Heater 2021, New washing machine 2022, New toilets 2023, Kitchen remodeled with newer Dishwasher, Range and Refrigerator, New Microwave 2021, Thermostat 2020, and disposal 2022. Oversized garage with more Storage and Attic space, rounds out to the perfect scenario for this lovely home. Close to Beaches, Boating, Boca Grande and Englewood. Ferry to Palm Island for a quick getaway. Boating and fishing life with miles of Golf Cart and Bike trails.

19. 2023-09-06
    price $519,000 1171-char remark

    Show marketing remark (1171 chars)

    Welcome home to this lovely remodeled pool home in a fantastic large neighborhood in wonderful Cape Haze. Long Golf Course and 2 long sparkling lake views are surrounded by Green Fairways. Relax in your privately caged luxurious pool. The interior has been renovated to reflect the ultimate florida lifestyle. Open flow floorplan allows for access to designer kitchen, dining and great room. Oversized windows and sliders and Large Skylight in Living area allow for the fantastic views. Large Bedrooms and EnSuite Master give spacious living areas. Walk In closets in each Bedroom provide plenty of storage options. Indoor Laundry room with built in sink and cabinetry. New Roof 2022 with repair in August 2023, New Water Heater 2021, New washing machine 2022, New toilets 2023, Kitchen remodeled with newer Dishwasher, Range and Refrigerator, New Microwave 2021, Thermostat 2020, and disposal 2022. Oversized garage with more Storage and Attic space, rounds out to the perfect scenario for this lovely home. Close to Beaches, Boating, Boca Grande and Englewood. Ferry to Palm Island for a quick getaway. Boating and fishing life with miles of Golf Cart and Bike trails.

20. 2023-08-15
    listed $550,000 Active 1171-char remark

    Show marketing remark (1171 chars)

    Welcome home to this lovely remodeled pool home in a fantastic large neighborhood in wonderful Cape Haze. Long Golf Course and 2 long sparkling lake views are surrounded by Green Fairways. Relax in your privately caged luxurious pool. The interior has been renovated to reflect the ultimate florida lifestyle. Open flow floorplan allows for access to designer kitchen, dining and great room. Oversized windows and sliders and Large Skylight in Living area allow for the fantastic views. Large Bedrooms and EnSuite Master give spacious living areas. Walk In closets in each Bedroom provide plenty of storage options. Indoor Laundry room with built in sink and cabinetry. New Roof 2022 with repair in August 2023, New Water Heater 2021, New washing machine 2022, New toilets 2023, Kitchen remodeled with newer Dishwasher, Range and Refrigerator, New Microwave 2021, Thermostat 2020, and disposal 2022. Oversized garage with more Storage and Attic space, rounds out to the perfect scenario for this lovely home. Close to Beaches, Boating, Boca Grande and Englewood. Ferry to Palm Island for a quick getaway. Boating and fishing life with miles of Golf Cart and Bike trails.

21. 2015-03-09
    soldstatus $277,000
22. 2015-01-30
    soldstatus $277,000 Sold 1499-char remark

    Show marketing remark (1499 chars)

    This gorgeous home would make an ideal movie set. It’s a picture-perfect home in a picture-perfect neighborhood. The living area, hacienda-style lanai, and pool deck provide breathtaking views of 2 sparkling lakes surrounded by lush green fairways. The lakes provide non-stop wildlife shows that include eagles and osprey swooping down for fish. Beautiful tropical landscaping provides tranquility and privacy as it rustles under warm subtropical breezes. The interior has been extensively renovated creating the look and feel of a brand new home. Renovations include a unique, jaw-dropping designer kitchen, new flooring, a new master bath, and new appliances. The floor plan has also been modernized to create an open flow between the kitchen, formal dining area, and great room. Oversized windows and sliders bring the spectacular views inside while illuminating the interior with soft, natural lighting. Exterior features that will save you money year after year include accordion storm shutters, new appliances, a fortified pool cage, and a solar pool heater. The oversized 575 sf garage is big enough for cars, golf carts, scooters, and other toys. The designer kitchen features stone counter tops, solid wood cabinets, a large island, a built in desk, and pantry. Please CLICK the VIRTUAL TOUR for 300+ HD PHOTOS that convey the beauty and exceptional lifestyle that this gorgeous home and community area offer. Furniture is available separately. Plans available for adding 3rd bedroom.

23. 2015-01-11
    status Pending 1499-char remark

    Show marketing remark (1499 chars)

    This gorgeous home would make an ideal movie set. It’s a picture-perfect home in a picture-perfect neighborhood. The living area, hacienda-style lanai, and pool deck provide breathtaking views of 2 sparkling lakes surrounded by lush green fairways. The lakes provide non-stop wildlife shows that include eagles and osprey swooping down for fish. Beautiful tropical landscaping provides tranquility and privacy as it rustles under warm subtropical breezes. The interior has been extensively renovated creating the look and feel of a brand new home. Renovations include a unique, jaw-dropping designer kitchen, new flooring, a new master bath, and new appliances. The floor plan has also been modernized to create an open flow between the kitchen, formal dining area, and great room. Oversized windows and sliders bring the spectacular views inside while illuminating the interior with soft, natural lighting. Exterior features that will save you money year after year include accordion storm shutters, new appliances, a fortified pool cage, and a solar pool heater. The oversized 575 sf garage is big enough for cars, golf carts, scooters, and other toys. The designer kitchen features stone counter tops, solid wood cabinets, a large island, a built in desk, and pantry. Please CLICK the VIRTUAL TOUR for 300+ HD PHOTOS that convey the beauty and exceptional lifestyle that this gorgeous home and community area offer. Furniture is available separately. Plans available for adding 3rd bedroom.

24. 2014-12-05
    listed $299,000 Active 1499-char remark

    Show marketing remark (1499 chars)

    This gorgeous home would make an ideal movie set. It’s a picture-perfect home in a picture-perfect neighborhood. The living area, hacienda-style lanai, and pool deck provide breathtaking views of 2 sparkling lakes surrounded by lush green fairways. The lakes provide non-stop wildlife shows that include eagles and osprey swooping down for fish. Beautiful tropical landscaping provides tranquility and privacy as it rustles under warm subtropical breezes. The interior has been extensively renovated creating the look and feel of a brand new home. Renovations include a unique, jaw-dropping designer kitchen, new flooring, a new master bath, and new appliances. The floor plan has also been modernized to create an open flow between the kitchen, formal dining area, and great room. Oversized windows and sliders bring the spectacular views inside while illuminating the interior with soft, natural lighting. Exterior features that will save you money year after year include accordion storm shutters, new appliances, a fortified pool cage, and a solar pool heater. The oversized 575 sf garage is big enough for cars, golf carts, scooters, and other toys. The designer kitchen features stone counter tops, solid wood cabinets, a large island, a built in desk, and pantry. Please CLICK the VIRTUAL TOUR for 300+ HD PHOTOS that convey the beauty and exceptional lifestyle that this gorgeous home and community area offer. Furniture is available separately. Plans available for adding 3rd bedroom.

25. 2007-07-13
    soldstatus $299,900
26. 2007-06-28
    soldstatus $299,900
27. 2007-02-02
    listed $299,900
28. 1999-02-19
    soldstatus $152,000
29. 1990-01-01
    soldstatus $148,000

ⓘ 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: $7,104 · $592/mo
• Projected year-2 tax: $7,104 · $592/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 · 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: $59,237
• − Mortgage interest: −$21,790
• − Property taxes: −$7,104
• − Insurance: −$7,064
• − Repairs & maintenance: −$4,739
• − Management: −$4,739
• − HOA: −$288
• − Depreciation: −$11,316
• Taxable income: $2,197
• Est. tax owed @ 24.0%: −$527
• After-tax cash flow: $7,335/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

+180.4% since first listed

17 events — show timeline

• 2026-03-24 Price Changed $415,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-25 Price Changed $445,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-03 Listed $490,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-03 Sold (Public Records) $485,000 Public Records
• 2024-01-03 Sold (MLS) $485,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-09-06 Price Changed $519,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-15 Listed $550,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-09 Sold (Public Records) $277,000 Public Records
• 2015-01-30 Sold (MLS) $277,000 Stellar MLS as Distributed by MLS Grid
• 2015-01-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-12-05 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2007-07-13 Sold (Public Records) $299,900 Public Records
• 2007-06-28 Sold (MLS) $299,900 Stellar MLS as Distributed by MLS Grid
• 2007-02-02 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 1999-02-19 Sold (Public Records) $152,000 Public Records
• 1990-01-01 Sold (Public Records) $148,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $7,104 · -4.0% YoY. Source: county tax records.