4150 Cape Haze Dr · Rotonda, FL 33946

$549,000

3 bd · 3.0 ba · 2,206 sqft · SingleFamily public records · 62 Days on market

Built 2004 0.27 ac lot Est $814k · 33% under $23/mo HOA

---

Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Schools +4.6/10.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Short Sale. The virtual tour photographers were so impressed with this home, they captured over 1,000 photos. Click the virtual tour link to see why. Lush landscaping, a tropical pool setting, privacy, rustic trees, and a peek-a-boo view of the 18th hole create the ambiance of resort living in your own backyard. This is prestigious Windward, where picture-perfect homes are the norm. An aura of eloquence and style pervade the brilliant, exceptionally open floor plan. Generous upgrades include textured ceramic tile, soft lighting, solid state dimmer switches, ceiling fans with wall mounted controls, solar heater and heat pump. To fully appreciate theoutstanding characteristics of this gorgeous home, please click the virtual tour. Furniture and furnishings are available under a separate contract. "Listing price may not be sufficient to pay the total of all liens and costs of sale, and sale of Property at full listing price may require approval of seller's lender(s), and such approval may be conditioned upon the gross commission being reduced. "

Key facts

• Golf course vistas
• Recent build
• Lush landscaping

Tags

• LUSH LANDSCAPING
• TROPICAL POOL SETTING
• PARTIAL VIEW OF THE 18TH HOLE
• GOLF COURSE VISTAS
• EXPANSIVE CORAL CREEK WATERWAY
• RECENT BUILD

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: Grande Property association with annual fee of $284 (monthly equivalent $23.67); Association approval required; Association fee includes common area taxes; Association has vehicle restrictions; Deed restrictions; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Underground utilities
• Home design: Single family residence; One story; Faces east
• Construction: Stucco exterior; Tile roof; Slab and stem wall foundation; Built with irrigation equipment
• Exterior features: Covered rear porch; Screened porch; French doors; Sliding doors; Rain gutters; On golf course; Sidewalk

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Solid surface counters; Split bedroom layout; Programmable thermostat; Tray ceilings; Walk-in closets; Window treatments
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $549k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $488k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $496k (9.6% below list).
• Recommended offer: $488k (11.1% below list) — sets the bar for cash-flow.
• Cap rate 6.5% 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); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% 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 38% FRL vs 54% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 916 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $4k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($516k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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 $275k; list at $549k implies a 100% gain — meaningful room to come down on a strong offer.

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 $488,000 (11.1% 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 62 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 0.90% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $814,014
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4663 Arlington Dr	0.54mi	3/2.0	2,174 (-2%)	12mo	$750,000	$345	58
4652 Arlington Dr	0.50mi	3/3.0	2,355 (+7%)	19mo	$870,000	$369	50
2 Windward Ter	0.28mi	3/3.0	1,953 (-12%)	23mo	$390,000	$200	49
4 Coral Creek Cir	0.47mi	3/3.0	2,410 (+9%)	18mo	$1,024,000	$425	48

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

Projected returns pro-forma

-1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.45×
• Total profit: $-84,992
• Equity at exit: $109,088

10-year hold

• IRR: -6.5%
• Equity multiple: 0.49×
• Total profit: $-77,901
• Equity at exit: $95,585

Cash invested: $153,720 (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 33946

• Home prices YoY: -0.7%
• Active inventory: 916
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $4,965 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$710 /mo · $8,523/yr
• Insurance: −$229
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$23
• Vacancy / Maint / Mgmt: −$1,043
• Net cashflow: $-345

Break-even live

Break-even rent $5,402

Max offer price $488,000

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-190	+0% $-345	+5% $-501	+10% $-656
Rent	-10% $-738	-5% $-541	+0% $-345	+5% $-149	+10% $47
Rate	-1.0pp $-69	-0.5pp $-206	base $-345	+0.5pp $-488	+1.0pp $-632

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10045 Links Ln #203 Rotonda West, FL	2.0	2.0	1543	$1,450	$0.94	15d	1	0.22mi
11 Amberjack Ter Placida, FL	3.0	2.0	2209	$7,985	$3.61	22d	1	0.28mi
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	22d	1	0.32mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	22d	1	0.45mi
3923 Cape Haze Dr #302 Rotonda West, FL	3.0	3.0	2044	$3,100	$1.52	22d	1	0.48mi
11 Amberjack Ln Placida, FL	3.0	2.0	1786	$2,700	$1.51	15d	1	0.59mi
10345 Longshore Rd #29 Placida, FL	3.0	3.0	2416	$6,900	$2.86	22d	1	1.02mi
10446 Coquina Ct Placida, FL	3.0	2.0	1820	$4,500	$2.47	22d	1	1.08mi
550 Gaspar Dr Placida, FL	3.0	3.0	1803	$5,500	$3.05	22d	1	1.20mi
11000 Placida Rd #2201 Placida, FL	2.0	2.5	1973	$8,750	$4.43	22d	1	1.20mi
10425 Pilothouse Cir #131 Placida, FL	3.0	3.0	2390	$5,000	$2.09	22d	1	1.23mi
8936 Scallop Way Placida, FL	3.0	2.0	2158	$5,200	$2.41	22d	1	1.25mi
8400 Placida Rd Unit G202 Rental Placida, FL	2.0	2.5	1688	$2,500	$1.48	22d	1	1.34mi
8581 Amberjack Cir #301 Englewood, FL	4.0	3.0	2761	$6,500	$2.35	22d	1	1.43mi
8581 Amberjack Cir Unit 1 Englewood, FL	3.0	4.0	2761	$6,500	$2.35	22d	1	1.44mi
13045 Via Aurelia Placida, FL	3.0	2.0	1961	$8,200	$4.18	22d	1	1.48mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: landscapingpool

Listing history 37 events

1. 2026-06-22
   days on market $549,000 Active 62 DOM
2. 2026-06-18
   days on market $549,000 Active 59 DOM
3. 2026-06-17
   days on market $549,000 Active 58 DOM
4. 2026-06-16
   days on market $549,000 Active 57 DOM
5. 2026-06-15
   days on market $549,000 Active 56 DOM
6. 2026-06-14
   days on market $549,000 Active 54 DOM
7. 2026-06-13
   days on market $549,000 Active 53 DOM
8. 2026-06-10
   days on market $549,000 Active 51 DOM
9. 2026-06-09
   days on market $549,000 Active 50 DOM
10. 2026-06-08
    days on market $549,000 Active 49 DOM
11. 2026-06-07
    days on market $549,000 Active 48 DOM
12. 2026-06-05
    days on market $549,000 Active 45 DOM
13. 2026-06-03
    days on market $549,000 Active 44 DOM
14. 2026-06-02
    days on market $549,000 Active 43 DOM
15. 2026-06-01
    days on market $549,000 Active 42 DOM
16. 2026-05-31
    days on market $549,000 Active 41 DOM
17. 2026-05-30
    days on market $549,000 Active 40 DOM
18. 2026-04-20
    listed $549,000 Active
19. 2010-07-27
    soldstatus $275,000
20. 2010-07-23
    soldstatus $275,000 1067-char remark

    Show marketing remark (1067 chars)

    Short Sale. The virtual tour photographers were so impressed with this home, they captured over 1,000 photos. Click the virtual tour link to see why. Lush landscaping, a tropical pool setting, privacy, rustic trees, and a peek-a-boo view of the 18th hole create the ambiance of resort living in your own backyard. This is prestigious Windward, where picture-perfect homes are the norm. An aura of eloquence and style pervade the brilliant, exceptionally open floor plan. Generous upgrades include textured ceramic tile, soft lighting, solid state dimmer switches, ceiling fans with wall mounted controls, solar heater and heat pump. To fully appreciate theoutstanding characteristics of this gorgeous home, please click the virtual tour. Furniture and furnishings are available under a separate contract. "Listing price may not be sufficient to pay the total of all liens and costs of sale, and sale of Property at full listing price may require approval of seller's lender(s), and such approval may be conditioned upon the gross commission being reduced. "

21. 2009-11-10
    listed $289,000 1067-char remark

    Show marketing remark (1067 chars)

    Short Sale. The virtual tour photographers were so impressed with this home, they captured over 1,000 photos. Click the virtual tour link to see why. Lush landscaping, a tropical pool setting, privacy, rustic trees, and a peek-a-boo view of the 18th hole create the ambiance of resort living in your own backyard. This is prestigious Windward, where picture-perfect homes are the norm. An aura of eloquence and style pervade the brilliant, exceptionally open floor plan. Generous upgrades include textured ceramic tile, soft lighting, solid state dimmer switches, ceiling fans with wall mounted controls, solar heater and heat pump. To fully appreciate theoutstanding characteristics of this gorgeous home, please click the virtual tour. Furniture and furnishings are available under a separate contract. "Listing price may not be sufficient to pay the total of all liens and costs of sale, and sale of Property at full listing price may require approval of seller's lender(s), and such approval may be conditioned upon the gross commission being reduced. "

22. 2005-12-09
    soldstatus $445,000
23. 2005-12-06
    soldstatus $445,000 266-char remark

    Show marketing remark (266 chars)

    Lovely newly constructed home in wonderful Cape Haze Windward! Enjoy this well designed 3BR/2 1/2 BA home with all the upgrades. 10 minutes to 8 golf courses. 5 marinas within 20 minutes. 10 minutes s outh to Boca Grande. Caged pool. Greenbelt and golf course views.

24. 2005-12-06
    soldstatus $445,000

    Show marketing remark (266 chars)

    Lovely newly constructed home in wonderful Cape Haze Windward! Enjoy this well designed 3BR/2 1/2 BA home with all the upgrades. 10 minutes to 8 golf courses. 5 marinas within 20 minutes. 10 minutes s outh to Boca Grande. Caged pool. Greenbelt and golf course views.

25. 2005-08-11
    historical
26. 2005-08-09
    listed $459,900 266-char remark

    Show marketing remark (266 chars)

    Lovely newly constructed home in wonderful Cape Haze Windward! Enjoy this well designed 3BR/2 1/2 BA home with all the upgrades. 10 minutes to 8 golf courses. 5 marinas within 20 minutes. 10 minutes s outh to Boca Grande. Caged pool. Greenbelt and golf course views.

27. 2005-08-09
    listed $459,900

    Show marketing remark (266 chars)

    Lovely newly constructed home in wonderful Cape Haze Windward! Enjoy this well designed 3BR/2 1/2 BA home with all the upgrades. 10 minutes to 8 golf courses. 5 marinas within 20 minutes. 10 minutes s outh to Boca Grande. Caged pool. Greenbelt and golf course views.

28. 2005-06-11
    listed $459,900
29. 2004-12-08
    listed $449,000
30. 2004-12-08
    listed $449,000
31. 2004-10-27
    soldstatus $350,000
32. 2004-10-14
    soldstatus $360,000
33. 2003-12-12
    listed $429,999
34. 2003-11-07
    listed $429,999
35. 2003-07-01
    soldstatus $53,000
36. 2002-07-01
    soldstatus $127,100
37. 2002-07-01
    soldstatus $127,100

ⓘ 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: $8,523 · $710/mo
• Projected year-2 tax: $8,523 · $710/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 3/10 Moderate
• 🌡 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: $59,578
• − Mortgage interest: −$30,753
• − Property taxes: −$8,523
• − Insurance: −$7,864
• − Repairs & maintenance: −$4,766
• − Management: −$4,766
• − HOA: −$276
• − Depreciation: −$15,971
• Taxable loss: −$13,340
• Est. tax savings @ 24.0%: +$3,202
• After-tax cash flow: $-942/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
• City population: 10,490
• Population (ZIP): 2,745

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Asian 1% Two or more races 1%
• Common ancestry: Italian 3% Romanian 2% Russian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Russian/Polish/Slavic 5% Spanish 1% French/Haitian/Cajun 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: ▼ -1.90%
• Current HPI: 288.559
• Rent YoY: —
• Metro: —
• 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

+331.9% since first listed

20 events — show timeline

• 2026-04-20 Listed $549,000 Stellar MLS as Distributed by MLS Grid
• 2010-07-27 Sold (Public Records) $275,000 Public Records
• 2010-07-23 Sold (MLS) $275,000 Stellar MLS as Distributed by MLS Grid
• 2009-11-10 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2005-12-09 Sold (Public Records) $445,000 Public Records
• 2005-12-06 Sold (MLS) $445,000 Stellar MLS as Distributed by MLS Grid
• 2005-12-06 Sold (MLS) $445,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-08-09 Listed $459,900 Stellar MLS as Distributed by MLS Grid
• 2005-08-09 Listed $459,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-11 Listed $459,900 Stellar MLS as Distributed by MLS Grid
• 2004-12-08 Listed $449,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-08 Listed $449,000 Stellar MLS as Distributed by MLS Grid
• 2004-10-27 Sold (Public Records) $350,000 Public Records
• 2004-10-14 Sold (MLS) $360,000 Stellar MLS as Distributed by MLS Grid
• 2003-12-12 Listed $429,999 Stellar MLS as Distributed by MLS Grid
• 2003-11-07 Listed $429,999 Stellar MLS as Distributed by MLS Grid
• 2003-07-01 Sold (Public Records) $53,000 Public Records
• 2002-07-01 Sold (Public Records) $127,100 Public Records
• 2002-07-01 Sold (Public Records) $127,100 Public Records

Property tax history

+4.7%/yr

Latest (2025): $8,523 · +6.0% YoY. Source: county tax records.