3921 Cape Haze Dr #405 · Rotonda, FL 33947

$170,000

2 bd · 2.0 ba · 1,141 sqft · Condo public records · 108 Days on market

Built 2007 $743/mo HOA · 29% of rent ↓ 51% since listing

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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 +14.9/30.0
• 1% rule +10.0/10.0
• 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 MLS

No damage from Helene or Milton: Welcome to your dream home at Cape Haze Townhomes, where modern living meets coastal charm! Discover the perfect blend of comfort and convenience in this impeccably maintained 2-bedroom, 2-bathroom townhome. Step inside to discover an inviting open floor plan that seamlessly flows from the eat-in kitchen to the living area. The kitchen boasts elegant granite countertops and sleek stainless steel appliances, making it a delightful space for cooking and entertaining. Convenience is key with a stackable washer and dryer included and no carpet throughout the home, allowing for easy maintenance and a spotless interior that is truly move-in ready. The primary bedroom is a true sanctuary, featuring a private en-suite bathroom for added luxury. The second bedroom offers versatility, with the option to close it off for a private retreat complete with its own bathroom. The property features an oversized garage, providing ample space for all your toys, plus two additional parking spots in front for guests or family. Enjoy the enchanting Florida weather from your screened-in balcony or unwind on the downstairs lanai just off the garage. You'll also find an oversized closet in the garage, providing extra storage for your convenience. With beautiful beaches of Boca Grande less than 10 miles away and the renowned Tarpon Fishing Capital of the World at your doorstep, this location is a paradise for outdoor enthusiasts. Whether you're looking to relax on the beach or cast a line in the water, adventure is just minutes away. Don't miss this opportunity to make this beautiful townhome your own! Schedule a showing today and experience the Cape Haze Townhomes lifestyle.

Key facts

• Downstairs patio
• Screened lanai
• Eat-in kitchen

Tags

• SCREENED LANAI
• DOWNSTAIRS PATIO
• OVERSIZED GARAGE
• EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Monthly condo fee billed monthly
• Financial info: Total annual fees $8,916; Lease restrictions apply
• HOA & community: Has HOA (association: Patricia Davey); Monthly condo/HOA fee $743; HOA fees cover common area taxes, pool, insurance, structure and grounds maintenance, management, pest control, and trash; Association approval required; Community pool; Community mailbox; Pets allowed (with number limit); Turnkey/furnished option available

Exterior

• Parking: Driveway; Attached garage with garage door opener; Oversized garage; Guest parking; Ground-level parking; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Cable available; High-speed internet available; Sewer connected; Water connected
• Home design: Townhouse; Two stories; Second-floor unit; Faces south
• Construction: Vinyl siding; Metal roof; Slab foundation; Built as part of a multi-unit building (building number 3921)
• Exterior features: Covered patio; Screened porch; Patio; Porch; Balcony; Outdoor lighting; Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floorplan; Kitchen/family room combo; Living room/dining room combo; Stone counters; Thermostat; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer and dryer included; Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (39.2% below list).
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $103k (39.2% below list) — sets the bar for cash-flow.
• Cap rate 6.6% 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); 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) — zoned schools average 38% FRL vs 54% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.2%/yr); 869 active listings in the ZIP; 11 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 39% 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.
• By year 10, 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 108 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 29% of rent.
• 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 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,406 (39.2% 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 108 days. Have you received any prior offers? Is the seller open to a 39% 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: 1.53% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 5.5

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: -10.8%
• Equity multiple: 0.46×
• Total profit: $-25,544
• Equity at exit: $60,258

10-year hold

• IRR: -8.1%
• Equity multiple: 0.06×
• Total profit: $-44,765
• Equity at exit: $81,824

Cash invested: $47,600 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,598 high
• Mortgage (P&I): −$891
• Tax from tax record: −$297 /mo · $3,566/yr
• Insurance: −$71
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$743
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-377

Break-even live

Break-even rent $3,075

Max offer price $103,406

Occupancy floor —

Sensitivity live

Price	-10% $-281	-5% $-329	+0% $-377	+5% $-425	+10% $-473
Rent	-10% $-582	-5% $-480	+0% $-377	+5% $-274	+10% $-172
Rate	-1.0pp $-291	-0.5pp $-334	base $-377	+0.5pp $-421	+1.0pp $-466

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8411 Placida Rd #205 Placida, FL	2.0	2.0	903	$2,100	$2.33	23d	1	0.81mi
66 Boundary Blvd #280 Rotonda West, FL	1.0	1.0	850	$1,350	$1.59	15d	1	0.83mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	15d	1	1.04mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	15d	1	1.19mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	23d	1	1.19mi
6800 Placida Rd #283 Englewood, FL	2.0	2.0	1092	$1,500	$1.37	23d	1	1.28mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	23d	1	1.34mi
98 Caddy Rd Rotonda West, FL	2.0	2.0	1167	$4,000	$3.43	23d	1	1.43mi
146 Boundary Blvd Unit B101 Rotonda West, FL	2.0	2.0	815	$1,400	$1.72	23d	1	1.43mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	23d	1	1.48mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	23d	1	1.48mi

HOA detail condo

• Monthly dues: $743 · $8,916/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-22
   days on market $170,000 Active 108 DOM
2. 2026-06-18
   days on market $170,000 Active 105 DOM
3. 2026-06-17
   days on market $170,000 Active 104 DOM
4. 2026-06-16
   days on market $170,000 Active 103 DOM
5. 2026-06-15
   days on market $170,000 Active 102 DOM
6. 2026-06-14
   days on market $170,000 Active 100 DOM
7. 2026-06-13
   days on market $170,000 Active 99 DOM
8. 2026-06-10
   days on market $170,000 Active 97 DOM
9. 2026-06-09
   days on market $170,000 Active 96 DOM
10. 2026-06-08
    days on market $170,000 Active 95 DOM
11. 2026-06-07
    days on market $170,000 Active 94 DOM
12. 2026-06-05
    days on market $170,000 Active 91 DOM
13. 2026-06-03
    days on market $170,000 Active 90 DOM
14. 2026-06-02
    days on market $170,000 Active 89 DOM
15. 2026-06-01
    days on market $170,000 Active 88 DOM
16. 2026-05-31
    days on market $170,000 Active 87 DOM
17. 2026-05-30
    days on market $170,000 Active 86 DOM
18. 2026-04-20
    price $170,000
19. 2026-03-28
    price $179,900
20. 2026-03-09
    price $190,000
21. 2026-03-06
    listed $200,000 Active
22. 2024-10-28
    soldstatus $193,000
23. 2024-10-25
    soldstatus $193,000 Closed 1710-char remark

    Show marketing remark (1710 chars)

    No damage from Helene or Milton: Welcome to your dream home at Cape Haze Townhomes, where modern living meets coastal charm! Discover the perfect blend of comfort and convenience in this impeccably maintained 2-bedroom, 2-bathroom townhome. Step inside to discover an inviting open floor plan that seamlessly flows from the eat-in kitchen to the living area. The kitchen boasts elegant granite countertops and sleek stainless steel appliances, making it a delightful space for cooking and entertaining. Convenience is key with a stackable washer and dryer included and no carpet throughout the home, allowing for easy maintenance and a spotless interior that is truly move-in ready. The primary bedroom is a true sanctuary, featuring a private en-suite bathroom for added luxury. The second bedroom offers versatility, with the option to close it off for a private retreat complete with its own bathroom. The property features an oversized garage, providing ample space for all your toys, plus two additional parking spots in front for guests or family. Enjoy the enchanting Florida weather from your screened-in balcony or unwind on the downstairs lanai just off the garage. You'll also find an oversized closet in the garage, providing extra storage for your convenience. With beautiful beaches of Boca Grande less than 10 miles away and the renowned Tarpon Fishing Capital of the World at your doorstep, this location is a paradise for outdoor enthusiasts. Whether you're looking to relax on the beach or cast a line in the water, adventure is just minutes away. Don't miss this opportunity to make this beautiful townhome your own! Schedule a showing today and experience the Cape Haze Townhomes lifestyle.

24. 2024-09-25
    status Pending 1710-char remark

    Show marketing remark (1710 chars)

    No damage from Helene or Milton: Welcome to your dream home at Cape Haze Townhomes, where modern living meets coastal charm! Discover the perfect blend of comfort and convenience in this impeccably maintained 2-bedroom, 2-bathroom townhome. Step inside to discover an inviting open floor plan that seamlessly flows from the eat-in kitchen to the living area. The kitchen boasts elegant granite countertops and sleek stainless steel appliances, making it a delightful space for cooking and entertaining. Convenience is key with a stackable washer and dryer included and no carpet throughout the home, allowing for easy maintenance and a spotless interior that is truly move-in ready. The primary bedroom is a true sanctuary, featuring a private en-suite bathroom for added luxury. The second bedroom offers versatility, with the option to close it off for a private retreat complete with its own bathroom. The property features an oversized garage, providing ample space for all your toys, plus two additional parking spots in front for guests or family. Enjoy the enchanting Florida weather from your screened-in balcony or unwind on the downstairs lanai just off the garage. You'll also find an oversized closet in the garage, providing extra storage for your convenience. With beautiful beaches of Boca Grande less than 10 miles away and the renowned Tarpon Fishing Capital of the World at your doorstep, this location is a paradise for outdoor enthusiasts. Whether you're looking to relax on the beach or cast a line in the water, adventure is just minutes away. Don't miss this opportunity to make this beautiful townhome your own! Schedule a showing today and experience the Cape Haze Townhomes lifestyle.

25. 2024-09-19
    listed $220,000 Active 1710-char remark

    Show marketing remark (1710 chars)

    No damage from Helene or Milton: Welcome to your dream home at Cape Haze Townhomes, where modern living meets coastal charm! Discover the perfect blend of comfort and convenience in this impeccably maintained 2-bedroom, 2-bathroom townhome. Step inside to discover an inviting open floor plan that seamlessly flows from the eat-in kitchen to the living area. The kitchen boasts elegant granite countertops and sleek stainless steel appliances, making it a delightful space for cooking and entertaining. Convenience is key with a stackable washer and dryer included and no carpet throughout the home, allowing for easy maintenance and a spotless interior that is truly move-in ready. The primary bedroom is a true sanctuary, featuring a private en-suite bathroom for added luxury. The second bedroom offers versatility, with the option to close it off for a private retreat complete with its own bathroom. The property features an oversized garage, providing ample space for all your toys, plus two additional parking spots in front for guests or family. Enjoy the enchanting Florida weather from your screened-in balcony or unwind on the downstairs lanai just off the garage. You'll also find an oversized closet in the garage, providing extra storage for your convenience. With beautiful beaches of Boca Grande less than 10 miles away and the renowned Tarpon Fishing Capital of the World at your doorstep, this location is a paradise for outdoor enthusiasts. Whether you're looking to relax on the beach or cast a line in the water, adventure is just minutes away. Don't miss this opportunity to make this beautiful townhome your own! Schedule a showing today and experience the Cape Haze Townhomes lifestyle.

26. 2018-10-09
    soldstatus $156,000
27. 2018-10-05
    soldstatus $156,000 Sold 612-char remark

    Show marketing remark (612 chars)

    * * * Oversized Garage * * * Maintenance free living with room for your toys!! This is what you have been looking for. Low HOA fee's in a great location. This townhome features many upgrades. New appliances, wood flooring, granite counters in kitchen, crown molding throughout, 5 3/4 in baseboard, and extra cabinet space under the breakfast bar. Home has been modified to have 2 master suites. It truly is a unique property at The Townhomes of Cape Haze. The location is 2nd to none. Located minutes from grocery shopping, parks, gas station, restaurants, beaches, and golf. Put this on your must see list.

28. 2018-09-19
    status Pending 612-char remark

    Show marketing remark (612 chars)

    * * * Oversized Garage * * * Maintenance free living with room for your toys!! This is what you have been looking for. Low HOA fee's in a great location. This townhome features many upgrades. New appliances, wood flooring, granite counters in kitchen, crown molding throughout, 5 3/4 in baseboard, and extra cabinet space under the breakfast bar. Home has been modified to have 2 master suites. It truly is a unique property at The Townhomes of Cape Haze. The location is 2nd to none. Located minutes from grocery shopping, parks, gas station, restaurants, beaches, and golf. Put this on your must see list.

29. 2018-05-16
    price $168,900 612-char remark

    Show marketing remark (612 chars)

    * * * Oversized Garage * * * Maintenance free living with room for your toys!! This is what you have been looking for. Low HOA fee's in a great location. This townhome features many upgrades. New appliances, wood flooring, granite counters in kitchen, crown molding throughout, 5 3/4 in baseboard, and extra cabinet space under the breakfast bar. Home has been modified to have 2 master suites. It truly is a unique property at The Townhomes of Cape Haze. The location is 2nd to none. Located minutes from grocery shopping, parks, gas station, restaurants, beaches, and golf. Put this on your must see list.

30. 2018-01-26
    price $174,900 612-char remark

    Show marketing remark (612 chars)

    * * * Oversized Garage * * * Maintenance free living with room for your toys!! This is what you have been looking for. Low HOA fee's in a great location. This townhome features many upgrades. New appliances, wood flooring, granite counters in kitchen, crown molding throughout, 5 3/4 in baseboard, and extra cabinet space under the breakfast bar. Home has been modified to have 2 master suites. It truly is a unique property at The Townhomes of Cape Haze. The location is 2nd to none. Located minutes from grocery shopping, parks, gas station, restaurants, beaches, and golf. Put this on your must see list.

31. 2017-12-02
    status Active 612-char remark

    Show marketing remark (612 chars)

    * * * Oversized Garage * * * Maintenance free living with room for your toys!! This is what you have been looking for. Low HOA fee's in a great location. This townhome features many upgrades. New appliances, wood flooring, granite counters in kitchen, crown molding throughout, 5 3/4 in baseboard, and extra cabinet space under the breakfast bar. Home has been modified to have 2 master suites. It truly is a unique property at The Townhomes of Cape Haze. The location is 2nd to none. Located minutes from grocery shopping, parks, gas station, restaurants, beaches, and golf. Put this on your must see list.

32. 2017-11-20
    historical 612-char remark

    Show marketing remark (612 chars)

    * * * Oversized Garage * * * Maintenance free living with room for your toys!! This is what you have been looking for. Low HOA fee's in a great location. This townhome features many upgrades. New appliances, wood flooring, granite counters in kitchen, crown molding throughout, 5 3/4 in baseboard, and extra cabinet space under the breakfast bar. Home has been modified to have 2 master suites. It truly is a unique property at The Townhomes of Cape Haze. The location is 2nd to none. Located minutes from grocery shopping, parks, gas station, restaurants, beaches, and golf. Put this on your must see list.

33. 2017-08-24
    price $184,900 612-char remark

    Show marketing remark (612 chars)

    * * * Oversized Garage * * * Maintenance free living with room for your toys!! This is what you have been looking for. Low HOA fee's in a great location. This townhome features many upgrades. New appliances, wood flooring, granite counters in kitchen, crown molding throughout, 5 3/4 in baseboard, and extra cabinet space under the breakfast bar. Home has been modified to have 2 master suites. It truly is a unique property at The Townhomes of Cape Haze. The location is 2nd to none. Located minutes from grocery shopping, parks, gas station, restaurants, beaches, and golf. Put this on your must see list.

34. 2017-08-22
    status Active 612-char remark

    Show marketing remark (612 chars)

    * * * Oversized Garage * * * Maintenance free living with room for your toys!! This is what you have been looking for. Low HOA fee's in a great location. This townhome features many upgrades. New appliances, wood flooring, granite counters in kitchen, crown molding throughout, 5 3/4 in baseboard, and extra cabinet space under the breakfast bar. Home has been modified to have 2 master suites. It truly is a unique property at The Townhomes of Cape Haze. The location is 2nd to none. Located minutes from grocery shopping, parks, gas station, restaurants, beaches, and golf. Put this on your must see list.

35. 2017-08-21
    historical 612-char remark

    Show marketing remark (612 chars)

    * * * Oversized Garage * * * Maintenance free living with room for your toys!! This is what you have been looking for. Low HOA fee's in a great location. This townhome features many upgrades. New appliances, wood flooring, granite counters in kitchen, crown molding throughout, 5 3/4 in baseboard, and extra cabinet space under the breakfast bar. Home has been modified to have 2 master suites. It truly is a unique property at The Townhomes of Cape Haze. The location is 2nd to none. Located minutes from grocery shopping, parks, gas station, restaurants, beaches, and golf. Put this on your must see list.

36. 2017-02-21
    listed $179,900 Active 612-char remark

    Show marketing remark (612 chars)

    * * * Oversized Garage * * * Maintenance free living with room for your toys!! This is what you have been looking for. Low HOA fee's in a great location. This townhome features many upgrades. New appliances, wood flooring, granite counters in kitchen, crown molding throughout, 5 3/4 in baseboard, and extra cabinet space under the breakfast bar. Home has been modified to have 2 master suites. It truly is a unique property at The Townhomes of Cape Haze. The location is 2nd to none. Located minutes from grocery shopping, parks, gas station, restaurants, beaches, and golf. Put this on your must see list.

37. 2015-03-31
    soldstatus $127,000
38. 2015-03-26
    soldstatus $127,000 Sold
39. 2015-02-07
    status Pending
40. 2015-02-01
    historical Contingent - Financing
41. 2014-10-24
    listed $134,900 Active
42. 2010-01-29
    soldstatus $69,000
43. 2009-05-08
    listed $72,500
44. 2008-01-23
    soldstatus $2,700,000
45. 2007-10-10
    listed $350,000

ⓘ 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: $3,566 · $297/mo
• Projected year-2 tax: $3,566 · $297/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 4/10 Moderate
• 🌡 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: $31,171
• − Mortgage interest: −$9,523
• − Property taxes: −$3,566
• − Insurance: −$5,968
• − Repairs & maintenance: −$2,494
• − Management: −$2,494
• − HOA: −$8,916
• − Depreciation: −$4,945
• Taxable loss: −$6,735
• Est. tax savings @ 24.0%: +$1,616
• After-tax cash flow: $-2,907/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

-51.4% since first listed

28 events — show timeline

• 2026-04-20 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-28 Sold (Public Records) $193,000 Public Records
• 2024-10-25 Sold (MLS) $193,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-19 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-09 Sold (Public Records) $156,000 Public Records
• 2018-10-05 Sold (MLS) $156,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-05-16 Price Changed $168,900 Stellar MLS as Distributed by MLS Grid
• 2018-01-26 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2017-12-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-11-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-08-24 Price Changed $184,900 Stellar MLS as Distributed by MLS Grid
• 2017-08-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-08-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-02-21 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2015-03-31 Sold (Public Records) $127,000 Public Records
• 2015-03-26 Sold (MLS) $127,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-02-01 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-10-24 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2010-01-29 Sold (MLS) $69,000 Stellar MLS as Distributed by MLS Grid
• 2009-05-08 Listed $72,500 Stellar MLS as Distributed by MLS Grid
• 2008-01-23 Sold (Public Records) $2,700,000 Public Records
• 2007-10-10 Listed $350,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2025): $3,566 · +8.0% YoY. Source: county tax records.