122 Naomi Pl · Rotonda, FL 33947

$297,500

4 bd · 2.0 ba · 1,664 sqft · Land · 78 Days on market

Built 2025 7,640 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 +10.7/30.0
• 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 +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Build your dream home in the beautiful community of Rotonda Lakes. WATER METER AND SEWER IN PLACE, SAVING BUYER THOUSANDS OF DOLLARE IN UTILITY INSTALLATION FEES. Take a walk through the nature park on the path around the lake. All public roads have been recently paved. Cape Haze Pioneer Trail, a nearly 7 mile bike path is accessible in the community. Good location on quiet cul-de-sac road and close proximity to shopping, golf, beaches, and world class fishing on Boca Grande.

Key facts

• Golf courses
• Gulf beaches
• Shopping

Tags

• COMMUNITY OF ROTONDA WEST
• GOLF COURSES
• WALKING TRAILS
• GULF BEACHES
• SHOPPING
• DINING

Property features AI

Finance

• Other: Irrigation equipment installed; Pets not allowed
• Financial info: Total annual fees noted: $270; Lease restrictions: none indicated
• HOA & community: Has HOA (monthly HOA approximately $11.25; annual association fee $135; second annual association fee $135); Association names listed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water (connected); Public sewer; Electricity connected
• Home design: Single-family residence; One story; New construction; Completed condition
• Construction: Block and stucco construction; Shingle roof; Foundation: block, concrete perimeter, slab; Builder: B&M Construction Company LLC; Builder model: White Orched; Permit: 20240312086
• Exterior features: Rain gutters; Lakefront with approximately 20 feet of frontage; East-facing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Walk-in closets; Den/Library/Office (additional room); Total of 10 rooms
• Laundry & utility: Washer; Dryer; Laundry located inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $298k.

Deal economics

• At list price, monthly cash flow is $-570 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (17.7% below list).
• Recommended offer: $215k (27.7% below list) — sets the bar for cash-flow.
• 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: 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y 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 $25k; list at $298k implies a 1090% 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 $215,054 (27.7% 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 78 days. Have you received any prior offers? Is the seller open to a 28% 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: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 10.1

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: -8.1%
• Equity multiple: 0.59×
• Total profit: $-33,934
• Equity at exit: $105,451

10-year hold

• IRR: -4.2%
• Equity multiple: 0.49×
• Total profit: $-42,328
• Equity at exit: $143,193

Cash invested: $83,300 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,449 high
• Mortgage (P&I): −$1,560
• Tax est. 1.5%: −$372 /mo · $4,462/yr
• Insurance: −$124
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$22
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-570

Break-even live

Break-even rent $3,170

Max offer price $215,054

Occupancy floor —

Sensitivity live

Price	-10% $-364	-5% $-467	+0% $-570	+5% $-673	+10% $-775
Rent	-10% $-763	-5% $-667	+0% $-570	+5% $-473	+10% $-376
Rate	-1.0pp $-420	-0.5pp $-494	base $-570	+0.5pp $-647	+1.0pp $-725

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: $74,375
• Closing costs: $8,925
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	22d	1	0.37mi
203 Wright Dr Rotonda West, FL	4.0	3.0	2092	$2,400	$1.15	22d	1	0.40mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	22d	1	0.48mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	22d	1	0.55mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	14d	1	0.58mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	14d	1	0.63mi
8519 Agate St Unit 8521 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	22d	1	0.82mi
8479 Agate St Port Charlotte, FL	3.0	2.0	1379	$2,495	$1.81	22d	1	0.84mi
9163 Agate St Unit 9163 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	22d	1	0.84mi
9163 Agate St Unit 9165 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	22d	1	0.84mi
9116 Agate St #9118 Port Charlotte, FL	3.0	2.0	1429	$1,750	$1.22	22d	1	0.85mi
9195 Agate St Port Charlotte, FL	3.0	2.0	1200	$1,650	$1.38	14d	1	0.86mi
9156 Agate St Unit 9156 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	22d	1	0.87mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	22d	1	0.87mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	22d	1	0.89mi
9251 Agate St Port Charlotte, FL	3.0	2.0	1237	$1,565	$1.27	22d	1	0.92mi
8373 Agate St Unit 8375 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	22d	1	0.92mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	22d	1	0.94mi
8249 Dimstead St Port Charlotte, FL	3.0	2.0	1202	$1,675	$1.39	22d	1	0.99mi
13376 Yager Ln Port Charlotte, FL	3.0	2.0	2002	$3,500	$1.75	14d	1	0.99mi
9317 Agate St Unit 9317 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	22d	1	1.00mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	22d	1	1.14mi
13180 Amaryllis Cir Port Charlotte, FL	3.0	2.0	1704	$2,950	$1.73	14d	1	1.15mi
9400 Agate St Pt Charlotte, FL	3.0	2.0	1429	$1,795	$1.26	22d	1	1.16mi
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	14d	1	1.19mi
9425 Agate St Unit 9425 Port Charlotte, FL	3.0	2.0	1379	$1,700	$1.23	22d	1	1.19mi
9108 Santa Lucia Dr Port Charlotte, FL	4.0	2.0	1917	$3,100	$1.62	14d	1	1.33mi
10026 Cocoa Beach St Unit 10026 Port Charlotte, FL	3.0	2.0	1677	$1,650	$0.98	14d	1	1.39mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	22d	1	1.40mi
14073 Naylor Ave Port Charlotte, FL	3.0	2.0	1818	$2,250	$1.24	22d	1	1.44mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	22d	1	1.46mi

HOA detail

• Monthly dues: $22 · $264/yr
• Likely covers: watersewer

Listing history 42 events

1. 2026-06-18
   days on market $297,500 Active 78 DOM
2. 2026-06-17
   days on market $297,500 Active 77 DOM
3. 2026-06-16
   days on market $297,500 Active 76 DOM
4. 2026-06-15
   days on market $297,500 Active 75 DOM
5. 2026-06-14
   days on market $297,500 Active 73 DOM
6. 2026-06-13
   days on market $297,500 Active 72 DOM
7. 2026-06-10
   days on market $297,500 Active 70 DOM
8. 2026-06-09
   days on market $297,500 Active 69 DOM
9. 2026-06-08
   days on market $297,500 Active 68 DOM
10. 2026-06-07
    days on market $297,500 Active 67 DOM
11. 2026-06-05
    days on market $297,500 Active 64 DOM
12. 2026-06-03
    days on market $297,500 Active 63 DOM
13. 2026-06-02
    days on market $297,500 Active 62 DOM
14. 2026-06-01
    days on market $297,500 Active 61 DOM
15. 2026-05-31
    days on market $297,500 Active 60 DOM
16. 2026-05-30
    days on market $297,500 Active 59 DOM
17. 2026-05-22
    price $297,500
18. 2026-05-22
    price $2,975,000
19. 2026-04-10
    historical $2,300
20. 2026-04-01
    listed $300,000 Active
21. 2026-03-11
    listed $2,300
22. 2025-11-10
    historical
23. 2025-07-10
    price $335,000
24. 2025-05-26
    listed $350,000 Active
25. 2024-01-29
    soldstatus $25,000
26. 2024-01-22
    soldstatus $25,000 Closed 481-char remark

    Show marketing remark (481 chars)

    Build your dream home in the beautiful community of Rotonda Lakes. WATER METER AND SEWER IN PLACE, SAVING BUYER THOUSANDS OF DOLLARE IN UTILITY INSTALLATION FEES. Take a walk through the nature park on the path around the lake. All public roads have been recently paved. Cape Haze Pioneer Trail, a nearly 7 mile bike path is accessible in the community. Good location on quiet cul-de-sac road and close proximity to shopping, golf, beaches, and world class fishing on Boca Grande.

27. 2023-12-23
    status Pending 481-char remark

    Show marketing remark (481 chars)

    Build your dream home in the beautiful community of Rotonda Lakes. WATER METER AND SEWER IN PLACE, SAVING BUYER THOUSANDS OF DOLLARE IN UTILITY INSTALLATION FEES. Take a walk through the nature park on the path around the lake. All public roads have been recently paved. Cape Haze Pioneer Trail, a nearly 7 mile bike path is accessible in the community. Good location on quiet cul-de-sac road and close proximity to shopping, golf, beaches, and world class fishing on Boca Grande.

28. 2023-05-04
    listed $27,500 Active 481-char remark

    Show marketing remark (481 chars)

    Build your dream home in the beautiful community of Rotonda Lakes. WATER METER AND SEWER IN PLACE, SAVING BUYER THOUSANDS OF DOLLARE IN UTILITY INSTALLATION FEES. Take a walk through the nature park on the path around the lake. All public roads have been recently paved. Cape Haze Pioneer Trail, a nearly 7 mile bike path is accessible in the community. Good location on quiet cul-de-sac road and close proximity to shopping, golf, beaches, and world class fishing on Boca Grande.

29. 2023-05-01
    historical
30. 2022-02-08
    price $35,000
31. 2021-04-26
    status Active
32. 2021-04-19
    price $27,000
33. 2021-04-19
    status Active
34. 2021-04-08
    price $26,000
35. 2021-03-18
    status Active
36. 2021-03-15
    status Pending
37. 2016-06-13
    listed $15,000 Active
38. 2007-04-02
    soldstatus $378,000
39. 2007-03-21
    historical
40. 2007-03-06
    listed $48,960
41. 2005-04-01
    soldstatus $38,500
42. 2004-01-16
    soldstatus $235,000

ⓘ 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 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: $29,388
• − Mortgage interest: −$16,665
• − Property taxes: −$4,462
• − Insurance: −$6,606
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − HOA: −$264
• − Depreciation: −$8,655
• Taxable loss: −$11,965
• Est. tax savings @ 24.0%: +$2,872
• After-tax cash flow: $-3,965/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

+26.6% since first listed

26 events — show timeline

• 2026-05-22 Price Changed $297,500 Stellar MLS as Distributed by MLS Grid
• 2026-05-22 Price Changed $2,975,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Rental Removed $2,300 STELLARMLS
• 2026-04-01 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Listed for Rent $2,300 STELLARMLS
• 2025-11-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-26 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-29 Sold (Public Records) $25,000 Public Records
• 2024-01-22 Sold (MLS) $25,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-04 Listed $27,500 Stellar MLS as Distributed by MLS Grid
• 2023-05-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-02-08 Price Changed $35,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-04-19 Price Changed $27,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-04-08 Price Changed $26,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-03-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-06-13 Listed $15,000 Stellar MLS as Distributed by MLS Grid
• 2007-04-02 Sold (Public Records) $378,000 Public Records
• 2007-03-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-03-06 Listed $48,960 Stellar MLS as Distributed by MLS Grid
• 2005-04-01 Sold (Public Records) $38,500 Public Records
• 2004-01-16 Sold (Public Records) $235,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $545 · +21.0% YoY. Source: county tax records.