198 Arch Dr · Rotonda, FL 33947

$299,900

4 bd · 2.0 ba · 1,921 sqft · Land · 164 Days on market

Built 2025 7,500 sqft lot $12/mo HOA

---

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 +13.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Gorgeous, brand-new 4-bedroom, 2-bath, 2-car garage home offering 1,921 sq ft of thoughtfully designed living space, ideally located in a great neighborhood within Rotonda Lakes. The home welcomes you with a beautiful foyer entrance that opens into the kitchen, dining, and living areas, creating a bright and inviting open-concept layout. Inside, you’ll find soaring 9’4” ceilings, luxury vinyl plank flooring throughout, granite countertops, and stainless steel appliances, all designed with modern style and comfort in mind. The spacious primary suite features two walk-in closets and a well-appointed en-suite bathroom with dual vanities and a fully tiled walk-in shower. The a

Key facts

• Walk-in closets
• Foyer entrance
• En-suite bathroom

Tags

• FOYER ENTRANCE
• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSETS
• EN-SUITE BATHROOM

Property features AI

Finance

• Other: Total living area reported by builder: 1,921 square feet; Total building area reported by builder: 2,735 square feet; Lot size approximately 0.17 acres; Property zoning: RSF5
• HOA & community: HOA: Rotonda West Association, Inc.; HOA dues required — $150 annually ($12.50/month); Pets allowed

Exterior

• Parking: Attached 2-car garage (24x23)
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water connected
• Home design: Single family residence; Residential property; Completed condition; One story; Faces east
• Construction: Stucco construction; Shingle roof; Slab foundation; New construction; Built by CORNERSTONE-RCG DEVELOPMENTS GP
• Exterior features: Cleared lot; Paved; Asphalt road frontage; Public maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Open floorplan; Living room/dining room combo; Thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Indoor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-62 ($-750/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (11.8% below list).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• 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 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 $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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $54k; list at $300k implies a 455% 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 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,912 (12.0% 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 164 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• 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: -0.6%
• Equity multiple: 0.97×
• Total profit: $-2,346
• Equity at exit: $106,302

10-year hold

• IRR: 2.4%
• Equity multiple: 1.29×
• Total profit: $24,152
• Equity at exit: $144,348

Cash invested: $83,972 (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: $2,644 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$12
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-62

Break-even live

Break-even rent $2,723

Max offer price $290,858

Occupancy floor 97%

Sensitivity live

Price	-10% $145	-5% $41	+0% $-62	+5% $-166	+10% $-270
Rent	-10% $-271	-5% $-167	+0% $-62	+5% $42	+10% $146
Rate	-1.0pp $89	-0.5pp $14	base $-62	+0.5pp $-140	+1.0pp $-219

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	22d	1	0.18mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	14d	1	0.19mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	22d	1	0.52mi
174 Ingram Blvd Rotonda West, FL	5.0	2.5	2580	$3,100	$1.20	22d	1	0.53mi
203 Wright Dr Rotonda West, FL	4.0	3.0	2092	$2,400	$1.15	22d	1	0.55mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	22d	1	0.63mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	22d	1	0.91mi
686 Boundary Blvd Rotonda West, FL	3.0	2.5	2282	$2,800	$1.23	22d	1	0.92mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	22d	1	0.94mi
8373 Agate St Unit 8375 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	22d	1	1.15mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	14d	1	1.16mi
8479 Agate St Port Charlotte, FL	3.0	2.0	1379	$2,495	$1.81	22d	1	1.17mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	22d	1	1.19mi
8519 Agate St Unit 8521 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	22d	1	1.19mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	14d	1	1.20mi
12073 Henley Ave Port Charlotte, FL	3.0	2.0	1263	$1,795	$1.42	22d	1	1.27mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	22d	1	1.32mi
613 Boundary Blvd Rotonda West, FL	3.0	2.0	2469	$2,900	$1.17	22d	1	1.34mi
13376 Yager Ln Port Charlotte, FL	3.0	2.0	2002	$3,500	$1.75	14d	1	1.35mi
9116 Agate St #9118 Port Charlotte, FL	3.0	2.0	1429	$1,750	$1.22	22d	1	1.36mi
9163 Agate St Unit 9165 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	22d	1	1.39mi
9163 Agate St Unit 9163 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	22d	1	1.39mi
9156 Agate St Unit 9156 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	22d	1	1.41mi
589 Rotonda Cir Rotonda West, FL	3.0	2.5	2190	$4,200	$1.92	22d	1	1.41mi
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	14d	1	1.43mi
14073 Naylor Ave Port Charlotte, FL	3.0	2.0	1818	$2,250	$1.24	22d	1	1.43mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	22d	1	1.44mi
11383 Baggot Ave Englewood, FL	3.0	2.0	1535	$2,000	$1.30	22d	1	1.46mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	22d	1	1.46mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	22d	1	1.48mi
9251 Agate St Port Charlotte, FL	3.0	2.0	1237	$1,565	$1.27	22d	1	1.50mi

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 29 events

1. 2026-06-18
   days on market $299,900 Active 164 DOM
2. 2026-06-17
   days on market $299,900 Active 163 DOM
3. 2026-06-16
   days on market $299,900 Active 162 DOM
4. 2026-06-15
   days on market $299,900 Active 161 DOM
5. 2026-06-14
   days on market $299,900 Active 159 DOM
6. 2026-06-13
   days on market $299,900 Active 158 DOM
7. 2026-06-10
   days on market $299,900 Active 156 DOM
8. 2026-06-09
   days on market $299,900 Active 155 DOM
9. 2026-06-08
   days on market $299,900 Active 154 DOM
10. 2026-06-05
    days on market $299,900 Active 150 DOM
11. 2026-06-03
    days on market $299,900 Active 149 DOM
12. 2026-06-02
    days on market $299,900 Active 148 DOM
13. 2026-06-01
    days on market $299,900 Active 147 DOM
14. 2026-05-31
    days on market $299,900 Active 146 DOM
15. 2026-05-30
    days on market $299,900 Active 145 DOM
16. 2026-05-22
    price $299,900
17. 2026-01-08
    historical $2,295
18. 2026-01-05
    listed $309,900 Active
19. 2025-10-25
    listed $2,295
20. 2025-10-25
    historical $2,295
21. 2025-09-18
    listed $2,295
22. 2025-09-18
    historical $2,295
23. 2025-09-09
    price $329,900
24. 2025-08-26
    listed $2,295
25. 2025-08-05
    price $339,900
26. 2025-04-23
    price $349,900
27. 2025-04-16
    listed $374,900 Active
28. 2005-09-12
    soldstatus $54,000
29. 2004-04-05
    soldstatus $19,500

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $31,724
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$2,297
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − HOA: −$144
• − Depreciation: −$8,724
• Taxable loss: −$5,815
• Est. tax savings @ 24.0%: +$1,395
• After-tax cash flow: $646/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

+1437.9% since first listed

14 events — show timeline

• 2026-05-22 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Rental Removed $2,295 RentEngineListings
• 2026-01-05 Listed $309,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-25 Listed for Rent $2,295 RentEngineListings
• 2025-10-25 Rental Removed $2,295 TENANTTURNER2
• 2025-09-18 Listed for Rent $2,295 TENANTTURNER2
• 2025-09-18 Rental Removed $2,295 BUILDIUM
• 2025-09-09 Price Changed $329,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Listed for Rent $2,295 BUILDIUM
• 2025-08-05 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-23 Price Changed $349,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-16 Listed $374,900 Stellar MLS as Distributed by MLS Grid
• 2005-09-12 Sold (Public Records) $54,000 Public Records
• 2004-04-05 Sold (Public Records) $19,500 Public Records

Property tax history

+6.8%/yr

Latest (2025): $545 · +21.0% YoY. Source: county tax records.