184 Wright Dr · Rotonda, FL 33947

$294,900

3 bd · 2.0 ba · 1,700 sqft · Land · 93 Days on market

Built 2026 7,500 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 +10.4/30.0
• 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

Beautiful Brand New Home!!!! The Manatee Model is a wonderful home design encompassing 3 bedrooms, 2 baths, and a 2 car garage across 1700 sq. ft. of living space. The open kitchen includes a walk-in pantry, spacious island, breakfast/dining area, and French Doors leading to the lanai. The master bedroom includes a walk-in closet, walk-in shower, and dual sink vanity. The remaining 2 bedrooms are located by a secondary bath which includes a shower. The home features cathedral ceilings, wood look tile throughout, granite countertops in the kitchen and bathrooms, recessed lighting, ceiling fans in every room, and stainless steel appliances. The home comes with hurricane/storm shutters. There

Key facts

• Spacious island
• French doors
• Walk in closet

Tags

• WALK IN PANTRY
• SPACIOUS ISLAND
• FRENCH DOORS
• WALK IN CLOSET
• WALK IN SHOWER
• DUAL SINK VANITY

Property features AI

Finance

• Other: Property type: Residential, Single Family Residence; Zoning: RSF5; Lot size approximately 0.17 acre (about 697 sq m); Living area reported as 1,700 sq ft; total building area 2,325 sq ft; Foundation materials include block; Permit number: 20231278481
• HOA & community: Has HOA (Precedent hospitality management); HOA fee $270 annually ($22.50 monthly equivalent); Association fee required; Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence; One level; New construction; Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Snyder Construction (Manatee 2 model); Projected completion April 15, 2026
• Exterior features: French doors; Hurricane shutters; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Open floor plan; Stone counters
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $295k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (18.3% below list).
• Recommended offer: $241k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% 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).
• Market conditions: Rents soft (-0.2%/yr); 869 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $295k implies a 1743% 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 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,991 (18.3% 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 93 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: 5.66%
• Cash-on-cash: -2.27%
• 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: $-12,012
• Equity at exit: $104,529

10-year hold

• IRR: 0.4%
• Equity multiple: 1.05×
• Total profit: $4,246
• Equity at exit: $141,941

Cash invested: $82,572 (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: 869
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,410 high
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$369 /mo · $4,424/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$22
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-223

Break-even live

Break-even rent $2,692

Max offer price $262,687

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-121	+0% $-223	+5% $-325	+10% $-426
Rent	-10% $-413	-5% $-318	+0% $-223	+5% $-127	+10% $-32
Rate	-1.0pp $-74	-0.5pp $-148	base $-223	+0.5pp $-299	+1.0pp $-377

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: $73,725
• Closing costs: $8,847
• 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	23d	1	0.05mi
431 Albatross Rd Rotonda West, FL	2.0	2.0	1857	$4,800	$2.58	23d	1	0.16mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	23d	1	0.48mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	15d	1	0.63mi
8249 Dimstead St Port Charlotte, FL	3.0	2.0	1202	$1,675	$1.39	23d	1	0.65mi
8373 Agate St Unit 8375 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	23d	1	0.66mi
8479 Agate St Port Charlotte, FL	3.0	2.0	1379	$2,495	$1.81	23d	1	0.67mi
8519 Agate St Unit 8521 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	23d	1	0.69mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	23d	1	0.78mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	23d	1	0.83mi
13376 Yager Ln Port Charlotte, FL	3.0	2.0	2002	$3,500	$1.75	15d	1	0.85mi
9116 Agate St #9118 Port Charlotte, FL	3.0	2.0	1429	$1,750	$1.22	23d	1	0.89mi
9163 Agate St Unit 9165 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	23d	1	0.93mi
9163 Agate St Unit 9163 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	23d	1	0.93mi
9156 Agate St Unit 9156 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	23d	1	0.94mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	15d	1	0.94mi
9195 Agate St Port Charlotte, FL	3.0	2.0	1200	$1,650	$1.38	15d	1	0.98mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	23d	1	1.00mi
9251 Agate St Port Charlotte, FL	3.0	2.0	1237	$1,565	$1.27	23d	1	1.06mi
14073 Naylor Ave Port Charlotte, FL	3.0	2.0	1818	$2,250	$1.24	23d	1	1.07mi
9317 Agate St Unit 9317 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	23d	1	1.17mi
9108 Santa Lucia Dr Port Charlotte, FL	4.0	2.0	1917	$3,100	$1.62	15d	1	1.20mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	23d	1	1.24mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	23d	1	1.30mi
13180 Amaryllis Cir Port Charlotte, FL	3.0	2.0	1704	$2,950	$1.73	15d	1	1.30mi
8362 Santa Cruz Dr Port Charlotte, FL	3.0	2.5	2016	$3,500	$1.74	23d	1	1.33mi
9400 Agate St Pt Charlotte, FL	3.0	2.0	1429	$1,795	$1.26	23d	1	1.34mi
9550 Fiddlers Green Cir #105 Rotonda West, FL	2.0	2.0	1230	$2,900	$2.36	23d	1	1.36mi
9425 Agate St Unit 9425 Port Charlotte, FL	3.0	2.0	1379	$1,700	$1.23	23d	1	1.37mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	23d	1	1.45mi
14295 Overlook Ave Port Charlotte, FL	3.0	2.0	1450	$1,700	$1.17	23d	1	1.48mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 5 events

1. 2026-05-19
   status Pending
2. 2026-03-24
   price $294,900
3. 2026-02-15
   listed $299,900 Active
4. 2022-07-08
   soldstatus $16,000
5. 1997-07-17
   soldstatus $4,100

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥107°F today · 20 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: $28,919
• − Mortgage interest: −$16,519
• − Property taxes: −$4,424
• − Insurance: −$2,272
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − HOA: −$264
• − Depreciation: −$8,579
• Taxable loss: −$7,766
• Est. tax savings @ 24.0%: +$1,864
• After-tax cash flow: $-808/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

+7092.7% since first listed

5 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $294,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-15 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2022-07-08 Sold (Public Records) $16,000 Public Records
• 1997-07-17 Sold (Public Records) $4,100 Public Records

Property tax history

+7.7%/yr

Latest (2025): $530 · +0.9% YoY. Source: county tax records.