347 Boundary Blvd #103 · Rotonda, FL 33947

$229,900

2 bd · 2.0 ba · 1,209 sqft · Condo public records · 40 Days on market

Built 2005 $285/mo HOA · 14% of rent ↓ 2% since listing

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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 +8.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Ground floor end unit with wooded and water views. This villa comes TURNKEY FURNISHED. The villa offers tall vaulted ceilings, an open floor plan and a one car attached garage . The unit smells fresh as you walk in with newer carpet and paint through out. The furniture has all been purchased with in the last year, some of the items are only a month old. Furniture was all purchased new and has been lightly used as the owners are seasonal. This corner unit has a fresh water lake to the West and is visible from both bed rooms. The covered and screened in lanai looks out over mature palm and shady oak trees with an abundance of wild life to view. Enjoy the heated pool in the winter time only a few steps away. If you are looking for a move in property, don't pass this one by.

Key facts

• Pavered patio
• Community pool
• Walk-in closet

Tags

• GOLF COURSES
• GULF BEACHES
• COMMUNITY POOL
• WALK-IN CLOSET
• COVERED ENCLOSED PATIO
• PAVERED PATIO

Property features AI

Finance

• Other: Unit is furnished; Home is homesteaded
• Financial info: Total monthly condo fee: $285; Total annual HOA/association fees: $3,420; Lease restrictions apply
• HOA & community: HOA present (monthly condo fee $285); Monthly maintenance/condo fees include common area taxes, pool, escrow reserves, structure maintenance, grounds maintenance, and pest control; Community features include deed restrictions and a pool; Pets allowed (max weight 20 lbs)

Exterior

• Parking: Attached garage (1-car, approx. 12x22)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Underground utilities; Broadband/high-speed internet available
• Home design: Residential condominium; Single-story (one level); Faces southwest; Living area approximately 1,209 sq ft
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built as part of a larger building
• Exterior features: Covered patio/porch; Front porch; Rear porch; Screened porch; Rain gutters; Sliding doors; Trees and landscaping; Paved road access; Lakefront with water access and lake views (40 feet frontage)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Concrete; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floorplan; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments
• Laundry & utility: Inside laundry room with washer and dryer; Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (12.6% below list).
• Recommended offer: $181k (21.4% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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; 18 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).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $3k 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 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $148k; list at $230k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $180,596 (21.4% 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 40 days. Have you received any prior offers? Is the seller open to a 21% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 9.5

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: -5.0%
• Equity multiple: 0.75×
• Total profit: $-16,339
• Equity at exit: $81,490

10-year hold

• IRR: -1.6%
• Equity multiple: 0.81×
• Total profit: $-12,368
• Equity at exit: $110,655

Cash invested: $64,372 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$213 /mo · $2,561/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$285
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-279

Break-even live

Break-even rent $2,362

Max offer price $180,596

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-214	+0% $-279	+5% $-344	+10% $-409
Rent	-10% $-438	-5% $-358	+0% $-279	+5% $-200	+10% $-120
Rate	-1.0pp $-163	-0.5pp $-221	base $-279	+0.5pp $-339	+1.0pp $-399

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	960	$1,450	$1.51	21d	1	0.32mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	21d	1	0.47mi
278 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	1138	$1,625	$1.43	21d	1	0.53mi
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	21d	1	0.79mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	14d	1	0.91mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	21d	1	1.05mi
284 Rotonda Blvd W Rotonda West, FL	2.0	2.0	897	$1,475	$1.64	21d	1	1.07mi
260 Rotonda Blvd W Unit 2 Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	21d	1	1.07mi
199 Rotonda Blvd W Unit C Rotonda West, FL	2.0	2.0	974	$1,475	$1.51	14d	1	1.16mi
195 Rotonda Blvd W Unit A Rotonda West, FL	3.0	2.0	1162	$1,850	$1.59	21d	1	1.18mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	21d	1	1.25mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	21d	1	1.34mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	21d	1	1.36mi
9372 San Bernandino Ave Englewood, FL	2.0	2.0	1020	$4,666	$4.57	21d	1	1.41mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	21d	1	1.42mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,126	$1.10	14d	1	1.42mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	21d	1	1.49mi
146 Boundary Blvd Unit B101 Rotonda West, FL	2.0	2.0	815	$1,400	$1.72	21d	1	1.50mi

HOA detail condo

• Monthly dues: $285 · $3,420/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-02
   status Pending
2. 2026-04-15
   price $229,900
3. 2026-03-23
   listed $237,500 Active
4. 2017-04-24
   soldstatus $148,000 Sold 781-char remark

   Show marketing remark (781 chars)

   Ground floor end unit with wooded and water views. This villa comes TURNKEY FURNISHED. The villa offers tall vaulted ceilings, an open floor plan and a one car attached garage . The unit smells fresh as you walk in with newer carpet and paint through out. The furniture has all been purchased with in the last year, some of the items are only a month old. Furniture was all purchased new and has been lightly used as the owners are seasonal. This corner unit has a fresh water lake to the West and is visible from both bed rooms. The covered and screened in lanai looks out over mature palm and shady oak trees with an abundance of wild life to view. Enjoy the heated pool in the winter time only a few steps away. If you are looking for a move in property, don't pass this one by.

5. 2017-03-17
   status Pending 781-char remark

   Show marketing remark (781 chars)

   Ground floor end unit with wooded and water views. This villa comes TURNKEY FURNISHED. The villa offers tall vaulted ceilings, an open floor plan and a one car attached garage . The unit smells fresh as you walk in with newer carpet and paint through out. The furniture has all been purchased with in the last year, some of the items are only a month old. Furniture was all purchased new and has been lightly used as the owners are seasonal. This corner unit has a fresh water lake to the West and is visible from both bed rooms. The covered and screened in lanai looks out over mature palm and shady oak trees with an abundance of wild life to view. Enjoy the heated pool in the winter time only a few steps away. If you are looking for a move in property, don't pass this one by.

6. 2017-03-11
   listed $154,000 Active 781-char remark

   Show marketing remark (781 chars)

   Ground floor end unit with wooded and water views. This villa comes TURNKEY FURNISHED. The villa offers tall vaulted ceilings, an open floor plan and a one car attached garage . The unit smells fresh as you walk in with newer carpet and paint through out. The furniture has all been purchased with in the last year, some of the items are only a month old. Furniture was all purchased new and has been lightly used as the owners are seasonal. This corner unit has a fresh water lake to the West and is visible from both bed rooms. The covered and screened in lanai looks out over mature palm and shady oak trees with an abundance of wild life to view. Enjoy the heated pool in the winter time only a few steps away. If you are looking for a move in property, don't pass this one by.

7. 2016-02-04
   soldstatus $130,000
8. 2016-01-15
   soldstatus $130,000 Sold 464-char remark

   Show marketing remark (464 chars)

   Two bed room two bath with a one car garage. End unit with lake on one side and park like view out the rear with large oak trees and other mature shaded trees. Beautiful view out the screen in lanai. Enjoy swimming in the community pool or watching the birds and fish in the pond directly behind this end unit. Unit is furthest away from the street. Condo has been completely painted inside with new carpets installed. This unit is move in ready and is a must see.

9. 2015-11-18
   status Pending 464-char remark

   Show marketing remark (464 chars)

   Two bed room two bath with a one car garage. End unit with lake on one side and park like view out the rear with large oak trees and other mature shaded trees. Beautiful view out the screen in lanai. Enjoy swimming in the community pool or watching the birds and fish in the pond directly behind this end unit. Unit is furthest away from the street. Condo has been completely painted inside with new carpets installed. This unit is move in ready and is a must see.

10. 2015-11-10
    historical Active with Contract 464-char remark

    Show marketing remark (464 chars)

    Two bed room two bath with a one car garage. End unit with lake on one side and park like view out the rear with large oak trees and other mature shaded trees. Beautiful view out the screen in lanai. Enjoy swimming in the community pool or watching the birds and fish in the pond directly behind this end unit. Unit is furthest away from the street. Condo has been completely painted inside with new carpets installed. This unit is move in ready and is a must see.

11. 2015-09-03
    listed $134,900 Active 464-char remark

    Show marketing remark (464 chars)

    Two bed room two bath with a one car garage. End unit with lake on one side and park like view out the rear with large oak trees and other mature shaded trees. Beautiful view out the screen in lanai. Enjoy swimming in the community pool or watching the birds and fish in the pond directly behind this end unit. Unit is furthest away from the street. Condo has been completely painted inside with new carpets installed. This unit is move in ready and is a must see.

12. 2005-06-13
    soldstatus $235,000

ⓘ 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: $2,561 · $213/mo
• Projected year-2 tax: $2,561 · $213/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 7/10 Severe FEMA zone X (shaded) · 75% 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: $24,109
• − Mortgage interest: −$12,878
• − Property taxes: −$2,561
• − Insurance: −$1,947
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − HOA: −$3,420
• − Depreciation: −$6,688
• Taxable loss: −$7,242
• Est. tax savings @ 24.0%: +$1,738
• After-tax cash flow: $-1,611/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

-2.2% since first listed

12 events — show timeline

• 2026-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Listed $237,500 Stellar MLS as Distributed by MLS Grid
• 2017-04-24 Sold (MLS) $148,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-03-11 Listed $154,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-04 Sold (Public Records) $130,000 Public Records
• 2016-01-15 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2015-11-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-11-10 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-09-03 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-13 Sold (Public Records) $235,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,561 · +3.1% YoY. Source: county tax records.