200 Rotonda Blvd W Unit A4 · Rotonda, FL 33947

$144,900

2 bd · 2.0 ba · 1,146 sqft · Condo public records · 118 Days on market

Built 1988 $550/mo HOA · 26% 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 +15.0/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• DSCR +4.6/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

One or more photo(s) has been virtually staged. HUGE Price Reduction on this Spacious 3 BEDROOM 2 Bath Condo in ROTONDA WEST with Large Community Pool. This Second Floor, End-Unit Condo has a Private Stairway and is MOVE-IN Ready. NEW ROOF & IMPACT RESISTANT WINDOWS IN 2023. Public Water & Sewer. Best priced 3 BEDROOM condo in Rotonda West!! Located in The Chatham Condo Association, this 3 BEDROOM condo has an Open Floor plan with a Large Living Room, a Dining Area, and a Kitchen with Ample Cabinetry and a Tiled Backsplash. The Large Primary Bedroom has an Ensuite Bathroom with a Shower Stall, Make-up vanity & Large Linen/Storage Closet. PLUS there are TWO ADDITIONAL Nice-

Key facts

• Open floor plan
• Ample cabinetry
• Tiled backsplash

Tags

• PRIVATE STAIRWAY
• NEW ROOF
• IMPACT RESISTANT WINDOWS
• OPEN FLOOR PLAN
• AMPLE CABINETRY
• TILED BACKSPLASH

Property features AI

Finance

• Financial info: Total monthly fees $550; Total annual fees $6,600; Lease restrictions apply
• HOA & community: HOA with pool; Monthly condo fee $550 (includes pool, escrow reserves, structure maintenance, grounds maintenance); Association approval required; Community features: deed restrictions, golf, park, playground, pool, sidewalks, street lights; Pets allowed (max ~45 lbs)

Exterior

• Parking: Off-street open parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Broadband / high-speed internet available; Electricity connected; Fire hydrant on site; Water connected; Sewer connected
• Home design: Residential condominium; 2 stories; Faces west; Property completed and move-in ready
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as part of Building A
• Exterior features: Covered, screened porch/patio; Balcony; Outdoor lighting; Rain gutters; Sidewalk; Sliding doors; In-ground gunite pool with deck (34 x 16)

Interior

• Kitchen: Dishwasher; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full baths
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Split bedroom floorplan; Thermostat; Blinds and drapes
• Laundry & utility: Washer and dryer included; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-21 ($-256/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (2.6% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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; 21 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).
• This rent runs 32% 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 $3k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).
• 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 118 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 26% of rent.
• Climate carrying-cost: severe flood risk; 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 $131,859 (9.0% 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 118 days. Have you received any prior offers? Is the seller open to a 9% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 5.6

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: -1.3%
• Equity multiple: 0.93×
• Total profit: $-2,709
• Equity at exit: $51,361

10-year hold

• IRR: 0.6%
• Equity multiple: 1.07×
• Total profit: $2,845
• Equity at exit: $69,743

Cash invested: $40,572 (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: 863
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$760
• Tax from tax record: −$287 /mo · $3,446/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$550
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-21

Break-even live

Break-even rent $2,182

Max offer price $141,128

Occupancy floor 96%

Sensitivity live

Price	-10% $61	-5% $20	+0% $-21	+5% $-62	+10% $-103
Rent	-10% $-192	-5% $-106	+0% $-21	+5% $64	+10% $149
Rate	-1.0pp $52	-0.5pp $16	base $-21	+0.5pp $-59	+1.0pp $-97

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	21d	1	0.05mi
199 Rotonda Blvd W Unit C Rotonda West, FL	2.0	2.0	974	$1,475	$1.51	14d	1	0.06mi
195 Rotonda Blvd W Unit A Rotonda West, FL	3.0	2.0	1162	$1,850	$1.59	21d	1	0.10mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	21d	1	0.34mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	21d	1	0.46mi
98 Caddy Rd Rotonda West, FL	2.0	2.0	1167	$4,000	$3.43	21d	1	0.47mi
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	21d	1	0.48mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	21d	1	0.51mi
284 Rotonda Blvd W Rotonda West, FL	2.0	2.0	897	$1,475	$1.64	21d	1	0.61mi
260 Rotonda Blvd W Unit 2 Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	21d	1	0.64mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	21d	1	0.71mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	14d	1	0.75mi
146 Boundary Blvd Unit B101 Rotonda West, FL	2.0	2.0	815	$1,400	$1.72	21d	1	0.82mi
278 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	1138	$1,625	$1.43	21d	1	0.85mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	21d	1	0.90mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,126	$1.10	14d	1	0.92mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	21d	1	0.93mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	14d	1	0.93mi
309 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	960	$1,450	$1.51	21d	1	0.97mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	14d	1	0.99mi
66 Boundary Blvd #280 Rotonda West, FL	1.0	1.0	850	$1,350	$1.59	14d	1	1.06mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: watersewerpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $144,900 Active 118 DOM
2. 2026-06-17
   days on market $144,900 Active 117 DOM
3. 2026-06-16
   days on market $144,900 Active 116 DOM
4. 2026-06-15
   days on market $144,900 Active 115 DOM
5. 2026-06-14
   days on market $144,900 Active 113 DOM
6. 2026-06-13
   days on market $144,900 Active 112 DOM
7. 2026-06-10
   days on market $144,900 Active 110 DOM
8. 2026-06-09
   days on market $144,900 Active 109 DOM
9. 2026-06-08
   days on market $144,900 Active 108 DOM
10. 2026-06-07
    days on market $144,900 Active 107 DOM
11. 2026-06-05
    days on market $144,900 Active 104 DOM
12. 2026-06-03
    days on market $144,900 Active 103 DOM
13. 2026-06-02
    days on market $144,900 Active 102 DOM
14. 2026-06-01
    days on market $144,900 Active 101 DOM
15. 2026-05-31
    days on market $144,900 Active 100 DOM
16. 2026-05-30
    days on market $144,900 Active 99 DOM
17. 2026-03-26
    price $144,900
18. 2026-03-15
    price $154,900
19. 2026-02-21
    listed $174,900 Active
20. 2025-06-10
    historical $1,550
21. 2024-12-31
    historical
22. 2024-12-13
    listed $1,550
23. 2024-05-08
    price $150,000
24. 2024-02-19
    price $170,000
25. 2024-01-27
    listed $185,000 Active
26. 2022-11-08
    historical
27. 2022-11-07
    historical
28. 2022-11-06
    status Active
29. 2022-09-09
    price $200,000
30. 2022-08-24
    price $205,000
31. 2022-08-15
    status Active
32. 2022-07-21
    status Pending
33. 2022-07-02
    price $215,000
34. 2022-05-30
    status Active
35. 2022-05-23
    status Pending
36. 2022-05-08
    listed $225,000 Active
37. 2022-03-21
    soldstatus $110,000
38. 1989-07-01
    soldstatus $55,400

ⓘ 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: $3,446 · $287/mo
• Projected year-2 tax: $3,446 · $287/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 X (shaded) · 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: $25,861
• − Mortgage interest: −$8,117
• − Property taxes: −$3,446
• − Insurance: −$1,522
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − HOA: −$6,600
• − Depreciation: −$4,215
• Taxable loss: −$2,177
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $266/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

+161.6% since first listed

22 events — show timeline

• 2026-03-26 Price Changed $144,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-15 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-21 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-10 Rental Removed $1,550 STELLARMLS
• 2024-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-13 Listed for Rent $1,550 STELLARMLS
• 2024-05-08 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-19 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-27 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-08 Rental Removed — STELLARMLS
• 2022-11-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-11-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-09-09 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-24 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-07-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-02 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-08 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-21 Sold (Public Records) $110,000 Public Records
• 1989-07-01 Sold (Public Records) $55,400 Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,446 · +0.3% YoY. Source: county tax records.