75 Annapolis Ln · Rotonda, FL 33947

$262,000

3 bd · 2.0 ba · 1,455 sqft · SingleFamily public records · 754 Days on market

Built 1974 8,799 sqft lot Est $253k · at est. $15/mo HOA · 1% of rent

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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).

• Cash flow +18.9/30.0
• DSCR +6.0/10.0
• ARV discount +5.9/15.0
• Appreciation +5.6/10.0
• 1% rule +5.1/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Great house in Rotonda West! Almost 1500 sqft of a full renovated 2 bed 2 bath house, with new roof! new kitchen, new floor, painted inside and outside. Beautiful pool in a huge screened lanai. Huge open floorplan. Close to beaches, shopping, restaurant. Ready to move in!

Key facts

• Open floorplan
• Screened lanai
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• SCREENED LANAI
• OPEN FLOORPLAN
• CLOSE TO AMENITIES

Property features AI

Finance

• HOA & community: Rotonda West Association, Inc.; HOA required — $190 annually (about $15.83/month); Pets allowed

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence; One story; Faces east
• Construction: Block construction; Tile roof; Slab foundation; Built area about 1,900 square feet
• Exterior features: Other exterior features; Paved road access; Private fiberglass pool

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room and dining room combo; Other interior features
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (10.6% below list).
• Meets the 1% rule at list price ($3k rent vs $262k).
• Recommended offer: $231k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 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 (-0.2%/yr); 863 active listings in the ZIP; 30 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).
• This rent runs 40% 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 $5k of equity ($2k loan paydown + $3k 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 7, 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 754 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $73k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; 46% 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 $230,560 (12.0% 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 754 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.01% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $253,170
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Annapolis Ln	0.08mi	3/2.0	1,445 (-1%)	13mo	$284,000	$197	84
73 Caddy Rd	0.08mi	2/2.0 (-1)	1,482 (+2%)	14mo	$250,000	$169	77
180 Caddy Rd	0.45mi	2/2.0 (-1)	1,438 (-1%)	20mo	$199,500	$139	55
117 Caddy Rd	0.34mi	2/2.0 (-1)	1,559 (+7%)	20mo	$272,000	$174	50
192 Annapolis Ln	0.51mi	2/2.0 (-1)	1,270 (-13%)	1mo	$140,000	$110	49
47 Caddy Rd	0.21mi	2/2.0 (-1)	1,240 (-15%)	22mo	$335,000	$270	42
149 Caddy Rd	0.48mi	3/2.0	1,284 (-12%)	23mo	$290,000	$226	38
198 Annapolis Ln	0.52mi	3/2.0	1,649 (+13%)	21mo	$245,000	$149	36
159 Annapolis Ln	0.56mi	2/2.0 (-1)	1,298 (-11%)	18mo	$175,000	$135	36
193 Caddy Rd	0.52mi	3/2.0	1,270 (-13%)	23mo	$247,000	$194	36

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

Projected returns pro-forma

1.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.87×
• Total profit: $-9,359
• Equity at exit: $92,868

10-year hold

• IRR: 0.4%
• Equity multiple: 1.05×
• Total profit: $3,474
• Equity at exit: $126,106

Cash invested: $73,360 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,638 high
• Mortgage (P&I): −$1,374
• Tax from tax record: −$317 /mo · $3,806/yr
• Insurance: −$109
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$15
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-158

Break-even live

Break-even rent $2,838

Max offer price $234,120

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Caddy Rd Rotonda West, FL	2.0	2.0	1167	$4,000	$3.43	21d	1	0.20mi
45 Oakland Hills Ct Rotonda West, FL	4.0	2.0	1536	$2,700	$1.76	21d	1	0.26mi
118 Caddy Rd Rotonda West, FL	3.0	2.0	1828	$2,795	$1.53	21d	1	0.35mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	21d	1	0.39mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	21d	1	0.40mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	13d	1	0.41mi
195 Rotonda Blvd W Unit A Rotonda West, FL	3.0	2.0	1162	$1,850	$1.59	21d	1	0.56mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	21d	1	0.56mi
199 Rotonda Blvd W Unit C Rotonda West, FL	2.0	2.0	974	$1,475	$1.51	13d	1	0.57mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	21d	1	0.58mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	21d	1	0.59mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	21d	1	0.64mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	21d	1	0.68mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	13d	1	0.73mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	21d	1	0.78mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	13d	1	0.78mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	21d	1	0.85mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	21d	1	0.92mi
284 Rotonda Blvd W Rotonda West, FL	2.0	2.0	897	$1,475	$1.64	21d	1	0.95mi
260 Rotonda Blvd W Unit 2 Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	21d	1	0.98mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,232	$1.20	13d	1	1.05mi
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	21d	1	1.07mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	21d	1	1.11mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	13d	1	1.18mi
155 Long Meadow Ln Rotonda West, FL	3.0	2.0	1598	$4,500	$2.82	21d	1	1.27mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	21d	1	1.33mi
278 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	1138	$1,625	$1.43	21d	1	1.41mi
6800 Placida Rd #283 Englewood, FL	2.0	2.0	1092	$1,500	$1.37	21d	1	1.44mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	21d	1	1.46mi
10045 Links Ln #203 Rotonda West, FL	2.0	2.0	1543	$1,450	$0.94	13d	1	1.48mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: pool

Listing history 37 events

1. 2026-06-18
   days on market $262,000 Active 754 DOM
2. 2026-06-17
   days on market $262,000 Active 753 DOM
3. 2026-06-16
   days on market $262,000 Active 752 DOM
4. 2026-06-15
   days on market $262,000 Active 751 DOM
5. 2026-06-14
   days on market $262,000 Active 749 DOM
6. 2026-06-13
   days on market $262,000 Active 748 DOM
7. 2026-06-10
   days on market $262,000 Active 746 DOM
8. 2026-06-09
   days on market $262,000 Active 745 DOM
9. 2026-06-08
   days on market $262,000 Active 744 DOM
10. 2026-06-05
    days on market $262,000 Active 740 DOM
11. 2026-06-02
    days on market $262,000 Active 738 DOM
12. 2026-06-01
    days on market $262,000 Active 737 DOM
13. 2026-05-31
    days on market $262,000 Active 736 DOM
14. 2026-05-30
    days on market $262,000 Active 735 DOM
15. 2026-05-14
    price $262,000
16. 2025-09-05
    status Active
17. 2025-09-05
    price $275,000
18. 2025-08-31
    historical
19. 2025-05-22
    price $282,000
20. 2025-04-04
    status Active
21. 2025-03-31
    historical
22. 2025-02-11
    price $285,000
23. 2024-12-03
    price $289,000
24. 2024-11-04
    price $295,000
25. 2024-09-18
    price $298,000
26. 2024-08-30
    price $302,000
27. 2024-08-14
    price $295,000
28. 2024-07-06
    price $299,000
29. 2024-06-20
    price $319,000
30. 2024-06-05
    price $325,000
31. 2024-05-16
    listed $335,000 Active
32. 2024-04-12
    historical
33. 2024-02-27
    price $335,000
34. 2024-01-10
    price $345,000
35. 2023-12-12
    listed $359,000 Active
36. 2023-09-25
    soldstatus $180,000
37. 1994-05-27
    soldstatus $100,000

ⓘ 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: $3,806 · $317/mo
• Projected year-2 tax: $3,806 · $317/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: $31,656
• − Mortgage interest: −$14,676
• − Property taxes: −$3,806
• − Insurance: −$6,428
• − Repairs & maintenance: −$2,532
• − Management: −$2,532
• − HOA: −$180
• − Depreciation: −$7,622
• Taxable loss: −$6,122
• Est. tax savings @ 24.0%: +$1,469
• After-tax cash flow: $-425/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

+162.0% since first listed

23 events — show timeline

• 2026-05-14 Price Changed $262,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-05 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-22 Price Changed $282,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-11 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-03 Price Changed $289,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-04 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-18 Price Changed $298,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-30 Price Changed $302,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-14 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-06 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-20 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-05 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-16 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-27 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-10 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-12 Listed $359,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-25 Sold (Public Records) $180,000 Public Records
• 1994-05-27 Sold (Public Records) $100,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,806 · -2.9% YoY. Source: county tax records.