3312 Blue Jay Ln · Rotonda, FL 34224

$89,900

2 bd · 2.0 ba · 1,372 sqft · Manufactured public records · 28 Days on market

Built 1981 7,848 sqft lot Est $125k · 28% under $16/mo HOA · 1% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWN THE LAND and this charming furnished two bedroom two bath one car carport home. Located in the ever popular adult community of Sandalhaven Estates. Kitchen has lots of cabinetry and counter tops. Appliances include: a newer Kenmore dishwasher, a GE stove, and aWhirlpool refrigerator. Dining room a has built-in hutch for displaying your best dinnerware. Living room and family room give you plenty of space to entertain. Each bedroom has carpeted flooring and walk-in closets. Master bath has new vinyl flooring and a new shower. Guest bath has a combination tub/shower. Unwind in the evenings with your favorite beverage on the large vinyl enclosed lanai that has new carpeted flooring. Sprinkler system on well. Spend the winter or stay all year long!

Key facts

• Incredible lot
• Screened in car port
• Newer floors

Tags

• INVESTMENT OPPORTUNITY
• NEWER FLOORS
• SCREENED IN CAR PORT
• INCREDIBLE LOT

Property features AI

Finance

• Other: Total annual fees $200
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Ken Miner) — annual fee $200 (monthly $16.67); association approval required; Senior community; Pets allowed with number limit

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Residential manufactured home (double wide); One level; Faces northeast
• Construction: Vinyl siding; Shingle roof; Stem wall foundation; Building area about 1,500 square feet; Living area about 1,372 square feet; Lot about 0.18 acres (72 x 109)
• Exterior features: Storage; Asphalt road access (public maintained)

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Walk-in closet(s); 7 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.1% 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 (-0.1%/yr); 734 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,388/mo this rent would consume 50% of the median local household income ($57k/yr) (locally 329% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $88,551 (1.5% 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. 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.
6. 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.
7. 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: 2.66% ✓
• Cap rate: 22.14%
• Cash-on-cash: 56.60%
• DSCR: 3.52
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $124,852
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3331 Goldfinch Ln	0.23mi	2/2.0	1,456 (+6%)	0mo	$133,000	$91	79

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.08×
• Total profit: $27,232
• Equity at exit: $13,404

10-year hold

• IRR: 32.5%
• Equity multiple: 3.40×
• Total profit: $60,459
• Equity at exit: $7,773

Cash invested: $25,172 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,388 high
• Mortgage (P&I): −$471
• Tax from tax record: −$175 /mo · $2,096/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$16
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $761

Break-even live

Break-even rent $1,425

Max offer price $89,900

Occupancy floor 63%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6800 Placida Rd #283 Englewood, FL	2.0	2.0	1092	$1,500	$1.37	21d	1	0.27mi
8272 Harborside Cir Englewood, FL	3.0	3.0	1590	$5,200	$3.27	21d	1	0.61mi
8234 Harborside Cir Englewood, FL	3.0	3.0	1735	$4,200	$2.42	21d	1	0.63mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,126	$1.10	13d	1	0.67mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	13d	1	0.71mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	21d	1	0.71mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	13d	1	0.78mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	21d	1	0.89mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	21d	1	0.95mi
260 Rotonda Blvd W Unit 2 Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	21d	1	1.04mi
284 Rotonda Blvd W Rotonda West, FL	2.0	2.0	897	$1,475	$1.64	21d	1	1.06mi
8400 Placida Rd Unit G202 Rental Placida, FL	2.0	2.5	1688	$2,500	$1.48	21d	1	1.10mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	21d	1	1.11mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	13d	1	1.14mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	21d	1	1.17mi
10446 Coquina Ct Placida, FL	3.0	2.0	1820	$4,500	$2.47	21d	1	1.19mi
210 Bocilla Dr Boca Grande, FL	3.0	1.5	1296	$9,858	$7.61	21d	1	1.28mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	21d	1	1.31mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	21d	1	1.31mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	21d	1	1.31mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	21d	1	1.34mi
4341 Placida Rd #6 Englewood, FL	2.0	2.0	1071	$1,450	$1.35	21d	1	1.44mi
4341 Placida Rd #5 Englewood, FL	2.0	2.0	1071	$1,350	$1.26	21d	1	1.44mi
8411 Placida Rd #205 Placida, FL	2.0	2.0	903	$2,100	$2.33	21d	1	1.44mi

HOA detail

• Monthly dues: $16 · $192/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-18
   days on market $89,900 Active 28 DOM
2. 2026-06-17
   days on market $89,900 Active 27 DOM
3. 2026-06-16
   days on market $89,900 Active 26 DOM
4. 2026-06-15
   days on market $89,900 Active 25 DOM
5. 2026-06-14
   days on market $89,900 Active 23 DOM
6. 2026-06-13
   days on market $89,900 Active 22 DOM
7. 2026-06-10
   days on market $89,900 Active 20 DOM
8. 2026-06-09
   days on market $89,900 Active 19 DOM
9. 2026-06-08
   days on market $89,900 Active 18 DOM
10. 2026-06-07
    days on market $89,900 Active 17 DOM
11. 2026-06-05
    days on market $89,900 Active 14 DOM
12. 2026-06-03
    days on market $89,900 Active 13 DOM
13. 2026-06-02
    days on market $89,900 Active 12 DOM
14. 2026-06-01
    days on market $89,900 Active 11 DOM
15. 2026-05-31
    days on market $89,900 Active 10 DOM
16. 2026-05-30
    days on market $89,900 Active 9 DOM
17. 2026-05-21
    price $89,900
18. 2026-05-21
    listed $99,900 Active
19. 2011-05-13
    soldstatus $71,700
20. 2011-04-29
    soldstatus $71,700 758-char remark

    Show marketing remark (758 chars)

    OWN THE LAND and this charming furnished two bedroom two bath one car carport home. Located in the ever popular adult community of Sandalhaven Estates. Kitchen has lots of cabinetry and counter tops. Appliances include: a newer Kenmore dishwasher, a GE stove, and aWhirlpool refrigerator. Dining room a has built-in hutch for displaying your best dinnerware. Living room and family room give you plenty of space to entertain. Each bedroom has carpeted flooring and walk-in closets. Master bath has new vinyl flooring and a new shower. Guest bath has a combination tub/shower. Unwind in the evenings with your favorite beverage on the large vinyl enclosed lanai that has new carpeted flooring. Sprinkler system on well. Spend the winter or stay all year long!

21. 2011-01-11
    listed $74,900 758-char remark

    Show marketing remark (758 chars)

    OWN THE LAND and this charming furnished two bedroom two bath one car carport home. Located in the ever popular adult community of Sandalhaven Estates. Kitchen has lots of cabinetry and counter tops. Appliances include: a newer Kenmore dishwasher, a GE stove, and aWhirlpool refrigerator. Dining room a has built-in hutch for displaying your best dinnerware. Living room and family room give you plenty of space to entertain. Each bedroom has carpeted flooring and walk-in closets. Master bath has new vinyl flooring and a new shower. Guest bath has a combination tub/shower. Unwind in the evenings with your favorite beverage on the large vinyl enclosed lanai that has new carpeted flooring. Sprinkler system on well. Spend the winter or stay all year long!

22. 2004-06-04
    soldstatus $91,500
23. 2002-07-05
    soldstatus $70,000
24. 1996-04-02
    soldstatus $55,500
25. 1984-05-01
    soldstatus $13,500

ⓘ 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: $2,096 · $175/mo
• Projected year-2 tax: $2,096 · $175/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $28,662
• − Mortgage interest: −$5,036
• − Property taxes: −$2,096
• − Insurance: −$5,568
• − Repairs & maintenance: −$2,293
• − Management: −$2,293
• − HOA: −$192
• − Depreciation: −$2,615
• Taxable income: $8,568
• Est. tax owed @ 24.0%: −$2,056
• After-tax cash flow: $7,073/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): 15,536
• Household income: $57,281
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 329.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Other Indo-European 2% 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: ▼ -75.76%
• Current HPI: 325.0345
• Rent YoY: ▼ -0.11%
• 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

+565.9% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2011-05-13 Sold (Public Records) $71,700 Public Records
• 2011-04-29 Sold (MLS) $71,700 Stellar MLS as Distributed by MLS Grid
• 2011-01-11 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2004-06-04 Sold (Public Records) $91,500 Public Records
• 2002-07-05 Sold (Public Records) $70,000 Public Records
• 1996-04-02 Sold (Public Records) $55,500 Public Records
• 1984-05-01 Sold (Public Records) $13,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,096 · +10.4% YoY. Source: county tax records.