197 Baytree Dr · Rotonda, FL 33947

$294,900

3 bd · 2.0 ba · 1,700 sqft · Land · 33 Days on market

Built 2026 7,499 sqft lot $10/mo HOA

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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 +13.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Rotunda Lakes Deed Restricted Lot is available for your dream home. Close proximity to the beach, shopping, and restaurants.

Key facts

• Spacious island
• Open floor plan
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• SPACIOUS ISLAND
• DOORS LEADING TO LANAI
• WALK-IN CLOSET
• TILED SHOWER
• DUAL SINK VANITY

Property features AI

Finance

• Other: Lot about 0.17 acres (approximately 0 to less than 1/4 acre); Living area about 1,700 (builder provided); total building area about 2,325; Builder license CRC1326831; Unit is unfurnished
• HOA & community: HOA: Grande Properties; HOA required; HOA fee $120 annually ($10/month equivalent); Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; One story; Under construction (projected completion June 2026); Faces north
• Construction: Block and stucco construction; Shingle roof; New construction; Built by Snyder Construction (Model: Manatee 2); Slab foundation; Year built: Under construction (permit 20231176363)
• Exterior features: Hurricane shutters; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry inside

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

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 $-81 ($-972/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (12.7% below list).
• Recommended offer: $257k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 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; 30 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).
• 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 33 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $20k; list at $295k implies a 1374% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,398 (12.7% 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 33 days. Have you received any prior offers? Is the seller open to a 13% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• 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: -0.8%
• Equity multiple: 0.96×
• Total profit: $-3,477
• Equity at exit: $104,529

10-year hold

• IRR: 2.2%
• Equity multiple: 1.26×
• Total profit: $21,414
• 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: 9.5×

Monthly cashflow live

• Estimated rent: $2,574 high
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$369 /mo · $4,424/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$10
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-81

Break-even live

Break-even rent $2,677

Max offer price $283,180

Occupancy floor 98%

Sensitivity live

Price	-10% $123	-5% $21	+0% $-81	+5% $-183	+10% $-285
Rent	-10% $-284	-5% $-183	+0% $-81	+5% $21	+10% $122
Rate	-1.0pp $68	-0.5pp $-6	base $-81	+0.5pp $-157	+1.0pp $-235

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 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	14d	1	0.13mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	21d	1	0.16mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	21d	1	0.46mi
431 Albatross Rd Rotonda West, FL	2.0	2.0	1857	$4,800	$2.58	21d	1	0.49mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	21d	1	0.58mi
203 Wright Dr Rotonda West, FL	4.0	3.0	2092	$2,400	$1.15	21d	1	0.60mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	21d	1	0.89mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	21d	1	0.90mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	14d	1	1.11mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	21d	1	1.13mi
8249 Dimstead St Port Charlotte, FL	3.0	2.0	1202	$1,675	$1.39	21d	1	1.15mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	14d	1	1.20mi
8373 Agate St Unit 8375 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.20mi
8479 Agate St Port Charlotte, FL	3.0	2.0	1379	$2,495	$1.81	21d	1	1.22mi
8519 Agate St Unit 8521 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	21d	1	1.24mi
12073 Henley Ave Port Charlotte, FL	3.0	2.0	1263	$1,795	$1.42	21d	1	1.24mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	21d	1	1.29mi
589 Rotonda Cir Rotonda West, FL	3.0	2.5	2190	$4,200	$1.92	21d	1	1.35mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	21d	1	1.37mi
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	14d	1	1.39mi
9116 Agate St #9118 Port Charlotte, FL	3.0	2.0	1429	$1,750	$1.22	21d	1	1.40mi
13376 Yager Ln Port Charlotte, FL	3.0	2.0	2002	$3,500	$1.75	14d	1	1.40mi
9163 Agate St Unit 9163 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.42mi
9163 Agate St Unit 9165 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	21d	1	1.42mi
11383 Baggot Ave Englewood, FL	3.0	2.0	1535	$2,000	$1.30	21d	1	1.42mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	21d	1	1.42mi
9156 Agate St Unit 9156 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.44mi
9195 Agate St Port Charlotte, FL	3.0	2.0	1200	$1,650	$1.38	14d	1	1.45mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	21d	1	1.47mi
14073 Naylor Ave Port Charlotte, FL	3.0	2.0	1818	$2,250	$1.24	21d	1	1.50mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 8 events

1. 2026-05-08
   status Pending
2. 2026-03-31
   listed $294,900 Active
3. 2022-04-04
   soldstatus $20,000
4. 2022-04-01
   soldstatus $20,000 Closed 124-char remark

   Show marketing remark (124 chars)

   Rotunda Lakes Deed Restricted Lot is available for your dream home. Close proximity to the beach, shopping, and restaurants.

5. 2022-03-09
   status Pending 124-char remark

   Show marketing remark (124 chars)

   Rotunda Lakes Deed Restricted Lot is available for your dream home. Close proximity to the beach, shopping, and restaurants.

6. 2022-02-25
   listed $20,000 Active 124-char remark

   Show marketing remark (124 chars)

   Rotunda Lakes Deed Restricted Lot is available for your dream home. Close proximity to the beach, shopping, and restaurants.

7. 2003-02-13
   soldstatus $10,124
8. 2001-12-03
   soldstatus $7,500

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 98% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 21 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: $30,888
• − Mortgage interest: −$16,519
• − Property taxes: −$4,424
• − Insurance: −$2,272
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − HOA: −$120
• − Depreciation: −$8,579
• Taxable loss: −$5,968
• Est. tax savings @ 24.0%: +$1,432
• After-tax cash flow: $460/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

+3832.0% since first listed

8 events — show timeline

• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listed $294,900 Stellar MLS as Distributed by MLS Grid
• 2022-04-04 Sold (Public Records) $20,000 Public Records
• 2022-04-01 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-25 Listed $20,000 Stellar MLS as Distributed by MLS Grid
• 2003-02-13 Sold (Public Records) $10,124 Public Records
• 2001-12-03 Sold (Public Records) $7,500 Public Records

Property tax history

+6.8%/yr

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