135 Broadmoor Ln · Rotonda, FL 33947

$383,200

3 bd · 2.0 ba · 2,010 sqft · Land · 28 Days on market

Built 2026 8,798 sqft lot $16/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 +15.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• DSCR +4.7/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Exceptional Double lot ready for you to build your Dream Home or Investment Property. Just under a half acre in the Beautiful Community of Rotonda West. There currently 4-5 homes being built on the street and there are just a few lots left available on this street as the community continues to grow. You will have plenty of space to complete your home without being crowded by neighbors. Lot is Cleared so you can see your opportunity. Go take a look and send us an offer.

Key facts

• Open floor plan
• French glass doors
• Covered lanai

Tags

• OPEN FLOOR PLAN
• PLANK TILE FLOORING
• FRENCH GLASS DOORS
• COVERED LANAI
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Rotonda Association, annual fee $200 (monthly equivalent $16.67); HOA required; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; New construction (projected completion 2026-09-27); One level; South-facing
• Construction: Block and stucco construction; Shingle roof; Slab and stem wall foundation; Builder: Adams Homes of NW FL (Model 2010/B); Builder license CRC1330146; Under construction
• Exterior features: French doors; Hurricane shutters; Rain gutters; Irrigation system

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; In-wall pest control system; Open floor plan; Tray ceilings; Walk-in closets
• Laundry & utility: Inside laundry room

🏗️ 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 $383k.

Deal economics

• At list price, monthly cash flow is $72 ($867/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (20.2% below list).
• Recommended offer: $306k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 28 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).

Forward outlook

• In year one you build about $7k of equity ($3k loan paydown + $5k 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 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($377k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 $72k; list at $383k implies a 432% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,796 (20.2% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 10.4

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: 1.4%
• Equity multiple: 1.07×
• Total profit: $7,374
• Equity at exit: $135,828

10-year hold

• IRR: 4.3%
• Equity multiple: 1.51×
• Total profit: $54,959
• Equity at exit: $184,442

Cash invested: $107,296 (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: 10.4×

Monthly cashflow live

• Estimated rent: $3,058 high
• Mortgage (P&I): −$2,010
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$160
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$16
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $72

Break-even live

Break-even rent $2,967

Max offer price $383,200

Occupancy floor 93%

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: $95,800
• Closing costs: $11,496
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Broadmoor Rd Unit 1 Rotonda West, FL	3.0	2.0	2065	$3,500	$1.69	21d	1	0.19mi
123 Marker Rd Rotonda West, FL	3.0	2.0	2006	$2,400	$1.20	13d	1	0.37mi
155 Long Meadow Ln Rotonda West, FL	3.0	2.0	1598	$4,500	$2.82	21d	1	0.44mi
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	13d	1	0.61mi
127 White Marsh Ln Rotonda West, FL	3.0	2.0	2216	$2,700	$1.22	21d	1	0.65mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	21d	1	0.67mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	21d	1	0.70mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	21d	1	0.75mi
30 Pinehurst Pl Rotonda West, FL	3.0	3.0	2461	$3,900	$1.58	21d	1	0.82mi
118 Caddy Rd Rotonda West, FL	3.0	2.0	1828	$2,795	$1.53	21d	1	0.93mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	21d	1	0.95mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	21d	1	1.02mi
589 Rotonda Cir Rotonda West, FL	3.0	2.5	2190	$4,200	$1.92	21d	1	1.03mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	21d	1	1.03mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	21d	1	1.04mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	21d	1	1.08mi
613 Boundary Blvd Rotonda West, FL	3.0	2.0	2469	$2,900	$1.17	21d	1	1.13mi
686 Boundary Blvd Rotonda West, FL	3.0	2.5	2282	$2,800	$1.23	21d	1	1.14mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	21d	1	1.17mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	21d	1	1.17mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	21d	1	1.18mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	21d	1	1.21mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	21d	1	1.23mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	21d	1	1.26mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	21d	1	1.39mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	13d	1	1.42mi
45 Oakland Hills Ct Rotonda West, FL	4.0	2.0	1536	$2,700	$1.76	21d	1	1.45mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	21d	1	1.49mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 42 events

1. 2026-06-18
   days on market $383,200 Active 28 DOM
2. 2026-06-17
   days on market $383,200 Active 27 DOM
3. 2026-06-16
   days on market $383,200 Active 26 DOM
4. 2026-06-15
   days on market $383,200 Active 25 DOM
5. 2026-06-14
   days on market $383,200 Active 23 DOM
6. 2026-06-13
   days on market $383,200 Active 22 DOM
7. 2026-06-10
   days on market $383,200 Active 20 DOM
8. 2026-06-09
   days on market $383,200 Active 19 DOM
9. 2026-06-08
   days on market $383,200 Active 18 DOM
10. 2026-06-07
    days on market $383,200 Active 17 DOM
11. 2026-06-05
    days on market $383,200 Active 14 DOM
12. 2026-06-03
    days on market $383,200 Active 13 DOM
13. 2026-06-02
    days on market $383,200 Active 12 DOM
14. 2026-06-01
    days on market $383,200 Active 11 DOM
15. 2026-05-31
    days on market $383,200 Active 10 DOM
16. 2026-05-30
    days on market $383,200 Active 9 DOM
17. 2026-05-21
    listed $383,200 Active
18. 2024-09-17
    soldstatus $72,000
19. 2024-09-17
    soldstatus $90,000
20. 2024-04-01
    historical
21. 2023-09-26
    listed $169,500 Active
22. 2022-01-21
    soldstatus $85,000 Closed 473-char remark

    Show marketing remark (473 chars)

    Exceptional Double lot ready for you to build your Dream Home or Investment Property. Just under a half acre in the Beautiful Community of Rotonda West. There currently 4-5 homes being built on the street and there are just a few lots left available on this street as the community continues to grow. You will have plenty of space to complete your home without being crowded by neighbors. Lot is Cleared so you can see your opportunity. Go take a look and send us an offer.

23. 2022-01-21
    soldstatus $85,000

    Show marketing remark (473 chars)

    Exceptional Double lot ready for you to build your Dream Home or Investment Property. Just under a half acre in the Beautiful Community of Rotonda West. There currently 4-5 homes being built on the street and there are just a few lots left available on this street as the community continues to grow. You will have plenty of space to complete your home without being crowded by neighbors. Lot is Cleared so you can see your opportunity. Go take a look and send us an offer.

24. 2021-12-23
    status Pending 473-char remark

    Show marketing remark (473 chars)

    Exceptional Double lot ready for you to build your Dream Home or Investment Property. Just under a half acre in the Beautiful Community of Rotonda West. There currently 4-5 homes being built on the street and there are just a few lots left available on this street as the community continues to grow. You will have plenty of space to complete your home without being crowded by neighbors. Lot is Cleared so you can see your opportunity. Go take a look and send us an offer.

25. 2021-12-20
    listed $85,000 Active 473-char remark

    Show marketing remark (473 chars)

    Exceptional Double lot ready for you to build your Dream Home or Investment Property. Just under a half acre in the Beautiful Community of Rotonda West. There currently 4-5 homes being built on the street and there are just a few lots left available on this street as the community continues to grow. You will have plenty of space to complete your home without being crowded by neighbors. Lot is Cleared so you can see your opportunity. Go take a look and send us an offer.

26. 2021-01-05
    soldstatus $53,000
27. 2021-01-04
    soldstatus $53,000 Sold
28. 2020-12-05
    status Pending
29. 2020-11-22
    price $58,900
30. 2020-09-16
    price $59,800
31. 2020-09-15
    status Active
32. 2020-09-14
    historical
33. 2020-06-06
    price $59,900
34. 2020-03-13
    listed $60,000 Active
35. 2018-10-25
    soldstatus $36,000
36. 2005-12-21
    soldstatus $90,000
37. 2005-10-27
    listed $99,900
38. 2005-08-02
    soldstatus $65,000
39. 2003-09-15
    soldstatus $31,800
40. 2003-08-06
    soldstatus $31,800
41. 2002-04-30
    listed $11,000
42. 1996-04-25
    soldstatus $21,000

ⓘ 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: $1,102 · $92/mo
• Projected year-2 tax: $3,181 · $265/mo
• Expected delta: +$2,078/yr (+$173/mo · 188.5%)

ⓘ 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) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $36,696
• − Mortgage interest: −$21,465
• − Property taxes: −$1,102
• − Insurance: −$2,714
• − Repairs & maintenance: −$2,936
• − Management: −$2,936
• − HOA: −$192
• − Depreciation: −$11,148
• Taxable loss: −$5,796
• Est. tax savings @ 24.0%: +$1,391
• After-tax cash flow: $2,258/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
• 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

+1724.8% since first listed

26 events — show timeline

• 2026-05-21 Listed $383,200 Stellar MLS as Distributed by MLS Grid
• 2024-09-17 Sold (Public Records) $90,000 Public Records
• 2024-09-17 Sold (Public Records) $72,000 Public Records
• 2024-04-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-09-26 Listed $169,500 Stellar MLS as Distributed by MLS Grid
• 2022-01-21 Sold (Public Records) $85,000 Public Records
• 2022-01-21 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-20 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-05 Sold (Public Records) $53,000 Public Records
• 2021-01-04 Sold (MLS) $53,000 Stellar MLS as Distributed by MLS Grid
• 2020-12-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-11-22 Price Changed $58,900 Stellar MLS as Distributed by MLS Grid
• 2020-09-16 Price Changed $59,800 Stellar MLS as Distributed by MLS Grid
• 2020-09-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-09-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-06-06 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2020-03-13 Listed $60,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-25 Sold (Public Records) $36,000 Public Records
• 2005-12-21 Sold (Public Records) $90,000 Public Records
• 2005-10-27 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2005-08-02 Sold (Public Records) $65,000 Public Records
• 2003-09-15 Sold (Public Records) $31,800 Public Records
• 2003-08-06 Sold (Public Records) $31,800 Public Records
• 2002-04-30 Listed $11,000 Stellar MLS as Distributed by MLS Grid
• 1996-04-25 Sold (Public Records) $21,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,102 · -1.9% YoY. Source: county tax records.