415 Baytree Dr · Rotonda, FL 33947

$289,900

3 bd · 2.0 ba · 1,606 sqft · Land · 140 Days on market

Built 2026 9,813 sqft lot $22/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 +10.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Large corner facing lot with southeast exposure or choice to orient for differnet exposures. Easy drive to beaches, shopping , restaurants and Charlotte Sports Park, home of Rays Spring Training and Stone Crabs minor league baseball. THIS LOT IS IN A SCRUBJAY HAZARD ZONE ACCORDING TO THE COUNTY WEBSITE AT LISTING.

Key facts

• Spacious island
• Walk-in closet
• French doors

Tags

• OPEN KITCHEN
• WALK-IN PANTRY
• SPACIOUS ISLAND
• FRENCH DOORS
• LANAI
• WALK-IN CLOSET

Property features AI

Finance

• Other: Total acreage: 0.23 acres; Living area reported by builder: 1,606 sq ft (building area 2,227 sq ft); Lot size approximately 0.23 acres (912 m²)
• HOA & community: HOA managed by Precedent Hospitality Management; HOA required; $270 annually ($22.50 monthly); Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; One story; Southeast facing; Residential property, completed; Projected completion April 27, 2026
• Construction: Block and stucco construction; Shingle roof; Block foundation; Slab foundation; New construction (builder: Snyder Construction, model: Seabreeze 1, permit 20231278470); Built/finished by builder
• Exterior features: French doors; Hurricane shutters; Asphalt roadway

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Stone countertops; Walk-in closets
• Laundry & utility: Dedicated laundry room; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (18.4% below list).
• Recommended offer: $237k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 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; 31 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).
• This rent runs 35% 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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.

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

Recommended offer $236,523 (18.4% 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 140 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.82% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 10.2

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: -2.9%
• Equity multiple: 0.85×
• Total profit: $-12,083
• Equity at exit: $102,757

10-year hold

• IRR: 0.4%
• Equity multiple: 1.04×
• Total profit: $3,611
• Equity at exit: $139,535

Cash invested: $81,172 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,365 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$22
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-223

Break-even live

Break-even rent $2,648

Max offer price $257,581

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Wright Dr Rotonda West, FL	4.0	3.0	2092	$2,400	$1.15	20d	1	0.11mi
431 Albatross Rd Rotonda West, FL	2.0	2.0	1857	$4,800	$2.58	20d	1	0.19mi
8249 Dimstead St Port Charlotte, FL	3.0	2.0	1202	$1,675	$1.39	20d	1	0.53mi
8373 Agate St Unit 8375 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	20d	1	0.55mi
8479 Agate St Port Charlotte, FL	3.0	2.0	1379	$2,495	$1.81	20d	1	0.58mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	20d	1	0.60mi
8519 Agate St Unit 8521 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	20d	1	0.61mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	13d	1	0.74mi
13376 Yager Ln Port Charlotte, FL	3.0	2.0	2002	$3,500	$1.75	13d	1	0.76mi
9116 Agate St #9118 Port Charlotte, FL	3.0	2.0	1429	$1,750	$1.22	20d	1	0.85mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	20d	1	0.88mi
9163 Agate St Unit 9165 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	20d	1	0.90mi
9163 Agate St Unit 9163 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	20d	1	0.90mi
9156 Agate St Unit 9156 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	20d	1	0.91mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	20d	1	0.95mi
14073 Naylor Ave Port Charlotte, FL	3.0	2.0	1818	$2,250	$1.24	20d	1	0.95mi
9195 Agate St Port Charlotte, FL	3.0	2.0	1200	$1,650	$1.38	13d	1	0.95mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	13d	1	1.00mi
9251 Agate St Port Charlotte, FL	3.0	2.0	1237	$1,565	$1.27	20d	1	1.04mi
9108 Santa Lucia Dr Port Charlotte, FL	4.0	2.0	1917	$3,100	$1.62	13d	1	1.11mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	20d	1	1.11mi
9317 Agate St Unit 9317 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	20d	1	1.16mi
8362 Santa Cruz Dr Port Charlotte, FL	3.0	2.5	2016	$3,500	$1.74	20d	1	1.21mi
13180 Amaryllis Cir Port Charlotte, FL	3.0	2.0	1704	$2,950	$1.73	13d	1	1.28mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	20d	1	1.29mi
9400 Agate St Pt Charlotte, FL	3.0	2.0	1429	$1,795	$1.26	20d	1	1.32mi
14295 Overlook Ave Port Charlotte, FL	3.0	2.0	1450	$1,700	$1.17	20d	1	1.36mi
9425 Agate St Unit 9425 Port Charlotte, FL	3.0	2.0	1379	$1,700	$1.23	20d	1	1.37mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	20d	1	1.40mi
9550 Fiddlers Green Cir #105 Rotonda West, FL	2.0	2.0	1230	$2,900	$2.36	20d	1	1.41mi
7415 Beckley St Port Charlotte, FL	3.0	2.0	1405	$1,400	$1.00	20d	1	1.46mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 22 events

1. 2026-06-18
   days on market $289,900 Active 140 DOM
2. 2026-06-17
   days on market $289,900 Active 139 DOM
3. 2026-06-16
   days on market $289,900 Active 138 DOM
4. 2026-06-15
   days on market $289,900 Active 137 DOM
5. 2026-06-14
   days on market $289,900 Active 135 DOM
6. 2026-06-13
   days on market $289,900 Active 134 DOM
7. 2026-06-10
   days on market $289,900 Active 132 DOM
8. 2026-06-09
   days on market $289,900 Active 131 DOM
9. 2026-06-08
   days on market $289,900 Active 130 DOM
10. 2026-06-05
    days on market $289,900 Active 126 DOM
11. 2026-06-03
    days on market $289,900 Active 125 DOM
12. 2026-06-02
    days on market $289,900 Active 124 DOM
13. 2026-06-01
    days on market $289,900 Active 123 DOM
14. 2026-05-31
    days on market $289,900 Active 122 DOM
15. 2026-05-30
    days on market $289,900 Active 121 DOM
16. 2026-03-24
    price $289,900
17. 2026-01-29
    listed $294,900 Active
18. 2022-09-02
    soldstatus $276,000
19. 2021-11-29
    soldstatus $267,000
20. 2012-11-26
    soldstatus $85,800
21. 2012-08-31
    soldstatus $3,900 315-char remark

    Show marketing remark (315 chars)

    Large corner facing lot with southeast exposure or choice to orient for differnet exposures. Easy drive to beaches, shopping , restaurants and Charlotte Sports Park, home of Rays Spring Training and Stone Crabs minor league baseball. THIS LOT IS IN A SCRUBJAY HAZARD ZONE ACCORDING TO THE COUNTY WEBSITE AT LISTING.

22. 2012-06-06
    listed $3,500 315-char remark

    Show marketing remark (315 chars)

    Large corner facing lot with southeast exposure or choice to orient for differnet exposures. Easy drive to beaches, shopping , restaurants and Charlotte Sports Park, home of Rays Spring Training and Stone Crabs minor league baseball. THIS LOT IS IN A SCRUBJAY HAZARD ZONE ACCORDING TO THE COUNTY WEBSITE AT LISTING.

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,383
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$2,247
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − HOA: −$264
• − Depreciation: −$8,433
• Taxable loss: −$7,690
• Est. tax savings @ 24.0%: +$1,846
• After-tax cash flow: $-835/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

+8182.9% since first listed

7 events — show timeline

• 2026-03-24 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Listed $294,900 Stellar MLS as Distributed by MLS Grid
• 2022-09-02 Sold (Public Records) $276,000 Public Records
• 2021-11-29 Sold (Public Records) $267,000 Public Records
• 2012-11-26 Sold (Public Records) $85,800 Public Records
• 2012-08-31 Sold (MLS) $3,900 Stellar MLS as Distributed by MLS Grid
• 2012-06-06 Listed $3,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $536 · +0.9% YoY. Source: county tax records.