135 Hardee Way · Rotonda, FL 33947

$326,000

4 bd · 2.0 ba · 1,755 sqft · Land · 421 Days on market

Built 2025 9,282 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 +11.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Beautiful buildable lot with public utilities in the highly sought after community of Rotonda Heights. A peaceful, planned community situated near the beautiful Gulf of Mexico in southwest Florida. It is located midway between Sarasota and Fort Myers. Rotonda Heights contains 1900 home sites with many homes completed and is experiencing rapid growth. There are five amazing golf courses nearby operated by Rotonda Golf and Country Club and open to the public year-round. Many exotic and beautiful birds and other wildlife call Rotonda Heights their home. Nearby recreation facilities, beaches, theaters, sporting events, world class fishing, shopping and fine restaurants are available Call today to discuss your many builder options.

Key facts

• City water access
• Spacious kitchen
• Covered lanai

Tags

• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• COVERED LANAI
• LANDSCAPED LOT
• IRRIGATION SYSTEM
• CITY WATER ACCESS

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Homeowners association required; $200 annually (about $16.67/month); Association name: Barbara Thomas; Community amenities include park, playground and tennis courts; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One level; New construction (completed); Faces northwest
• Construction: Block and stucco construction; Shingle roof; Block, slab and stem wall foundation; Built by Adams Homes of NW Florida Inc; Builder model: 1755/B; Projected completion: October 7, 2025
• Exterior features: Enclosed rear porch; French doors; Exterior lighting; Rain gutters; Irrigation equipment; Landscaped lot; Greenbelt

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: High ceilings; Open floorplan; Tray ceilings; In-wall pest system; Walk-in closets; Great Room
• Laundry & utility: Laundry room with inside washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $326k.

Deal economics

• At list price, monthly cash flow is $-550 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (16.7% below list).
• Recommended offer: $246k (24.4% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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; 32 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 $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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 421 days — a 12% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $326k implies a 738% 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 $246,444 (24.4% 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 421 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 10.0

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: -7.1%
• Equity multiple: 0.64×
• Total profit: $-32,561
• Equity at exit: $115,553

10-year hold

• IRR: -3.4%
• Equity multiple: 0.60×
• Total profit: $-36,729
• Equity at exit: $156,910

Cash invested: $91,280 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,716 high
• Mortgage (P&I): −$1,710
• Tax est. 1.5%: −$408 /mo · $4,890/yr
• Insurance: −$136
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$16
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-550

Break-even live

Break-even rent $3,412

Max offer price $246,444

Occupancy floor —

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: $81,500
• Closing costs: $9,780
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	20d	1	0.52mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	20d	1	0.54mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,232	$1.20	13d	1	0.64mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	20d	1	0.71mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	20d	1	0.78mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	20d	1	0.80mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	20d	1	0.84mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	20d	1	0.85mi
511 Sweetwater Dr Rotonda West, FL	4.0	2.5	2160	$2,200	$1.02	20d	1	0.86mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	20d	1	0.89mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	20d	1	0.92mi
8256 Shore Lake Dr Englewood, FL	3.0	3.0	2201	$2,500	$1.14	20d	1	0.93mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	20d	1	0.96mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	13d	1	0.98mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	20d	1	0.98mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	13d	1	1.03mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	20d	1	1.03mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	20d	1	1.05mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	20d	1	1.06mi
8535 Saint Kitts Cir Englewood, FL	4.0	3.0	2267	$2,675	$1.18	20d	1	1.18mi
45 Oakland Hills Ct Rotonda West, FL	4.0	2.0	1536	$2,700	$1.76	20d	1	1.19mi
8146 Saint Kitts Cir Englewood, FL	3.0	2.0	1635	$2,400	$1.47	20d	1	1.22mi
8318 Waterscape Rd Englewood, FL	4.0	3.0	2027	$2,475	$1.22	20d	1	1.23mi
8318 Waterscape Rd Unit NA Englewood, FL	4.0	3.0	2032	$2,425	$1.19	20d	1	1.23mi
9203 Griggs Rd #204 Englewood, FL	3.0	2.5	2028	$3,500	$1.73	20d	1	1.26mi
502 Sunset Rd N Rotonda West, FL	3.0	2.0	1636	$2,100	$1.28	20d	1	1.27mi
118 Caddy Rd Rotonda West, FL	3.0	2.0	1828	$2,795	$1.53	20d	1	1.29mi
8756 Coco Bay Blvd Englewood, FL	4.0	3.0	2027	$2,600	$1.28	20d	1	1.31mi
8644 Saint Kitts Cir Englewood, FL	3.0	3.0	1849	$2,095	$1.13	20d	1	1.42mi
8787 Saint Kitts Cir Englewood, FL	3.0	2.0	1422	$2,300	$1.62	13d	1	1.48mi
8716 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,500	$1.76	20d	1	1.48mi
8722 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,100	$1.48	20d	1	1.49mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 31 events

1. 2026-06-14
   statusdays on market $326,000 Pending 421 DOM
2. 2026-06-13
   days on market $326,000 Active 420 DOM
3. 2026-06-10
   days on market $326,000 Active 418 DOM
4. 2026-06-09
   days on market $326,000 Active 417 DOM
5. 2026-06-08
   days on market $326,000 Active 416 DOM
6. 2026-06-05
   days on market $326,000 Active 412 DOM
7. 2026-06-02
   days on market $326,000 Active 410 DOM
8. 2026-06-01
   days on market $326,000 Active 409 DOM
9. 2026-05-31
   days on market $326,000 Active 408 DOM
10. 2026-05-30
    days on market $326,000 Active 407 DOM
11. 2026-04-20
    price $326,000
12. 2026-04-03
    price $321,000
13. 2026-02-11
    price $330,300
14. 2026-02-02
    price $351,250
15. 2025-12-03
    price $341,250
16. 2025-11-25
    price $351,250
17. 2025-10-18
    price $353,750
18. 2025-04-18
    listed $361,250 Active
19. 2023-11-03
    soldstatus $38,900 Closed 737-char remark

    Show marketing remark (737 chars)

    Beautiful buildable lot with public utilities in the highly sought after community of Rotonda Heights. A peaceful, planned community situated near the beautiful Gulf of Mexico in southwest Florida. It is located midway between Sarasota and Fort Myers. Rotonda Heights contains 1900 home sites with many homes completed and is experiencing rapid growth. There are five amazing golf courses nearby operated by Rotonda Golf and Country Club and open to the public year-round. Many exotic and beautiful birds and other wildlife call Rotonda Heights their home. Nearby recreation facilities, beaches, theaters, sporting events, world class fishing, shopping and fine restaurants are available Call today to discuss your many builder options.

20. 2023-11-03
    soldstatus $38,900

    Show marketing remark (737 chars)

    Beautiful buildable lot with public utilities in the highly sought after community of Rotonda Heights. A peaceful, planned community situated near the beautiful Gulf of Mexico in southwest Florida. It is located midway between Sarasota and Fort Myers. Rotonda Heights contains 1900 home sites with many homes completed and is experiencing rapid growth. There are five amazing golf courses nearby operated by Rotonda Golf and Country Club and open to the public year-round. Many exotic and beautiful birds and other wildlife call Rotonda Heights their home. Nearby recreation facilities, beaches, theaters, sporting events, world class fishing, shopping and fine restaurants are available Call today to discuss your many builder options.

21. 2023-09-19
    status Pending 737-char remark

    Show marketing remark (737 chars)

    Beautiful buildable lot with public utilities in the highly sought after community of Rotonda Heights. A peaceful, planned community situated near the beautiful Gulf of Mexico in southwest Florida. It is located midway between Sarasota and Fort Myers. Rotonda Heights contains 1900 home sites with many homes completed and is experiencing rapid growth. There are five amazing golf courses nearby operated by Rotonda Golf and Country Club and open to the public year-round. Many exotic and beautiful birds and other wildlife call Rotonda Heights their home. Nearby recreation facilities, beaches, theaters, sporting events, world class fishing, shopping and fine restaurants are available Call today to discuss your many builder options.

22. 2023-01-06
    listed $39,900 Active 737-char remark

    Show marketing remark (737 chars)

    Beautiful buildable lot with public utilities in the highly sought after community of Rotonda Heights. A peaceful, planned community situated near the beautiful Gulf of Mexico in southwest Florida. It is located midway between Sarasota and Fort Myers. Rotonda Heights contains 1900 home sites with many homes completed and is experiencing rapid growth. There are five amazing golf courses nearby operated by Rotonda Golf and Country Club and open to the public year-round. Many exotic and beautiful birds and other wildlife call Rotonda Heights their home. Nearby recreation facilities, beaches, theaters, sporting events, world class fishing, shopping and fine restaurants are available Call today to discuss your many builder options.

23. 2022-01-31
    soldstatus $22,000 Closed 108-char remark

    Show marketing remark (108 chars)

    Rotonda Heights Lot. Water and Sewer! Great location just a short drive to Englewood Beach and Boca Grande.

24. 2022-01-31
    soldstatus $22,000

    Show marketing remark (108 chars)

    Rotonda Heights Lot. Water and Sewer! Great location just a short drive to Englewood Beach and Boca Grande.

25. 2022-01-14
    status Pending 108-char remark

    Show marketing remark (108 chars)

    Rotonda Heights Lot. Water and Sewer! Great location just a short drive to Englewood Beach and Boca Grande.

26. 2022-01-13
    listed $24,500 Active 108-char remark

    Show marketing remark (108 chars)

    Rotonda Heights Lot. Water and Sewer! Great location just a short drive to Englewood Beach and Boca Grande.

27. 2019-12-13
    historical
28. 2019-04-25
    listed $10,500 Active
29. 2018-11-30
    historical
30. 2018-05-14
    listed $12,000 Active
31. 2005-09-21
    listed $79,900

ⓘ 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 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: $32,592
• − Mortgage interest: −$18,261
• − Property taxes: −$4,890
• − Insurance: −$6,748
• − Repairs & maintenance: −$2,607
• − Management: −$2,607
• − HOA: −$192
• − Depreciation: −$9,484
• Taxable loss: −$12,198
• Est. tax savings @ 24.0%: +$2,927
• After-tax cash flow: $-3,670/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

+308.0% since first listed

21 events — show timeline

• 2026-04-20 Price Changed $326,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $321,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $330,300 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $351,250 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Price Changed $341,250 Stellar MLS as Distributed by MLS Grid
• 2025-11-25 Price Changed $351,250 Stellar MLS as Distributed by MLS Grid
• 2025-10-18 Price Changed $353,750 Stellar MLS as Distributed by MLS Grid
• 2025-04-18 Listed $361,250 Stellar MLS as Distributed by MLS Grid
• 2023-11-03 Sold (Public Records) $38,900 Public Records
• 2023-11-03 Sold (MLS) $38,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-06 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2022-01-31 Sold (Public Records) $22,000 Public Records
• 2022-01-31 Sold (MLS) $22,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-13 Listed $24,500 Stellar MLS as Distributed by MLS Grid
• 2019-12-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-04-25 Listed $10,500 Stellar MLS as Distributed by MLS Grid
• 2018-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-05-14 Listed $12,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-21 Listed $79,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2025): $549 · +1.6% YoY. Source: county tax records.