104 Mark Twain Ln · Rotonda, FL 33947

$299,000

3 bd · 2.0 ba · 1,805 sqft · SingleFamily public records · 359 Days on market

Built 1999 10,000 sqft lot Est $336k · 11% under $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 +15.0/30.0
• ARV discount +12.4/15.0
• Appreciation +5.6/10.0
• DSCR +4.6/10.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Charming Canal-Front Home with Space for a Pool and Recent Updates in Rotonda West Step into this refreshed 3-bedroom, 2-bath home in Rotonda West, a tranquil community known for its golf courses and waterways. With a split-bedroom layout and thoughtful updates, this home offers modern comfort and peace of mind. Highlights: Spacious Lot: Room to design your dream pool. New Roof (2023): Built to last. AC Unit (2021) & Water Heater (2023): Efficient and reliable. Re-piping (2018) & Garbage Disposal (2023): Upgraded systems for ease of living. The open kitchen with updated appliances and airy Great Room are perfect for entertaining, while the master suite provides a quiet retreat

Key facts

• Re-piping
• Canal-front home
• Water heater

Tags

• CANAL-FRONT HOME
• SPACE FOR A POOL
• NEW ROOF
• AC UNIT
• WATER HEATER
• RE-PIPING

Property features AI

Finance

• Other: Located near golf course; Lot is in a flood zone; Roads are paved and public maintained; Landscaped lot with trees (approx. 0.23 acre; lot dimensions approx. 80 x 125)
• Financial info: No lease restrictions reported
• HOA & community: HOA with annual fee ($190 per year; about $15.83/month); Association amenities include park and pickleball courts; Association: ROTONDA WEST HOA OFFICE; Deed restrictions; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage (approx. 20 x 22) with garage door opener; Driveway
• Security: Hurricane shutters
• Utilities: Public water; Public sewer; Electricity connected; Broadband/high-speed internet available; Cable available; Water connected; Sewer connected
• Home design: Single-family residence; One story; South-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Patio (screened); Hurricane shutters; Exterior lighting; Rain gutters; Sliding doors; Irrigation equipment; Canal frontage (freshwater) with water access and water view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room and dining room combo; Open floorplan; Split-bedroom layout; Thermostat; Vaulted ceilings; Walk-in closets; Great room; Inside utility room
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $29 ($343/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (5.0% below list).
• Recommended offer: $263k (12.0% 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; 33 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 359 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $168k; list at $299k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 359 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.95% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $335,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 Annapolis Ln	0.39mi	3/2.0	1,747 (-3%)	3mo	$130,000	$74	74
46 Bunker Ct	0.56mi	3/2.0	1,818 (+1%)	2mo	$339,000	$186	71
158 Mark Twain Ln	0.32mi	3/2.0	1,670 (-8%)	5mo	$359,000	$215	69
14 Bunker Ct	0.65mi	3/2.0	1,854 (+3%)	3mo	$345,000	$186	63
62 Mariner Ln	0.62mi	3/2.0	1,815 (+1%)	12mo	$289,800	$160	60
104 Caddy Rd	0.49mi	3/2.0	1,839 (+2%)	18mo	$175,000	$95	59
13 Bunker Pl	0.40mi	3/2.0	1,568 (-13%)	4mo	$359,900	$230	56
209 Mark Twain Ln	0.46mi	3/2.0	1,588 (-12%)	4mo	$306,100	$193	55
254 Mark Twain Ln	0.69mi	4/2.0 (+1)	1,874 (+4%)	2mo	$399,900	$213	55
137 Mariner Ln	0.47mi	3/2.0	2,027 (+12%)	4mo	$365,900	$181	54
21 S Golfview Rd	0.63mi	3/2.0	1,985 (+10%)	3mo	$339,900	$171	51
30 Bunker Ln	0.72mi	3/2.0	1,972 (+9%)	8mo	$409,000	$207	44

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $2,894
• Equity at exit: $105,983

10-year hold

• IRR: 3.4%
• Equity multiple: 1.41×
• Total profit: $33,957
• Equity at exit: $143,915

Cash invested: $83,720 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,841 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$441 /mo · $5,298/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$15
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $29

Break-even live

Break-even rent $2,804

Max offer price $299,000

Occupancy floor 94%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 33 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	0.13mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	21d	1	0.35mi
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	21d	1	0.39mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	21d	1	0.39mi
118 Caddy Rd Rotonda West, FL	3.0	2.0	1828	$2,795	$1.53	21d	1	0.43mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	21d	1	0.45mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	21d	1	0.45mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	21d	1	0.48mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	21d	1	0.55mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	21d	1	0.60mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	21d	1	0.63mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	21d	1	0.64mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	13d	1	0.65mi
45 Oakland Hills Ct Rotonda West, FL	4.0	2.0	1536	$2,700	$1.76	21d	1	0.75mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	21d	1	0.79mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	21d	1	0.85mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	21d	1	0.87mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	21d	1	0.87mi
188 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2086	$2,000	$0.96	21d	1	0.89mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	21d	1	0.92mi
130 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2060	$2,000	$0.97	21d	1	0.99mi
12 Broadmoor Rd Unit 1 Rotonda West, FL	3.0	2.0	2065	$3,500	$1.69	21d	1	1.01mi
155 Long Meadow Ln Rotonda West, FL	3.0	2.0	1598	$4,500	$2.82	21d	1	1.05mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,232	$1.20	13d	1	1.06mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	21d	1	1.07mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	13d	1	1.07mi
123 Marker Rd Rotonda West, FL	3.0	2.0	2006	$2,400	$1.20	13d	1	1.10mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	13d	1	1.12mi
127 White Marsh Ln Rotonda West, FL	3.0	2.0	2216	$2,700	$1.22	21d	1	1.15mi
30 Pinehurst Pl Rotonda West, FL	3.0	3.0	2461	$3,900	$1.58	21d	1	1.16mi
511 Sweetwater Dr Rotonda West, FL	4.0	2.5	2160	$2,200	$1.02	21d	1	1.26mi
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	13d	1	1.42mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	21d	1	1.48mi

HOA detail

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

Listing history 23 events

1. 2026-06-18
   days on market $299,000 Active 359 DOM
2. 2026-06-17
   days on market $299,000 Active 358 DOM
3. 2026-06-16
   days on market $299,000 Active 357 DOM
4. 2026-06-15
   days on market $299,000 Active 356 DOM
5. 2026-06-14
   days on market $299,000 Active 354 DOM
6. 2026-06-13
   days on market $299,000 Active 353 DOM
7. 2026-06-10
   days on market $299,000 Active 351 DOM
8. 2026-06-09
   days on market $299,000 Active 350 DOM
9. 2026-06-08
   days on market $299,000 Active 349 DOM
10. 2026-06-05
    days on market $299,000 Active 345 DOM
11. 2026-06-02
    days on market $299,000 Active 343 DOM
12. 2026-06-01
    days on market $299,000 Active 342 DOM
13. 2026-05-31
    days on market $299,000 Active 341 DOM
14. 2026-05-30
    days on market $299,000 Active 340 DOM
15. 2026-04-11
    price $299,000
16. 2025-06-24
    listed $349,500 Active
17. 2025-04-14
    historical
18. 2024-08-15
    listed $399,000 Active
19. 2024-07-30
    historical
20. 2024-01-21
    listed $399,000 Active
21. 2024-01-02
    historical
22. 2023-10-02
    listed $399,000 Active
23. 2004-05-13
    soldstatus $168,000

ⓘ 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: $5,298 · $441/mo
• Projected year-2 tax: $5,298 · $441/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $34,087
• − Mortgage interest: −$16,749
• − Property taxes: −$5,298
• − Insurance: −$2,292
• − Repairs & maintenance: −$2,727
• − Management: −$2,727
• − HOA: −$180
• − Depreciation: −$8,698
• Taxable loss: −$4,584
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $1,443/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

+78.0% since first listed

9 events — show timeline

• 2026-04-11 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-24 Listed $349,500 Stellar MLS as Distributed by MLS Grid
• 2025-04-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-15 Listed $399,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-01-21 Listed $399,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-02 Listed $399,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-13 Sold (Public Records) $168,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $5,298 · +1.2% YoY. Source: county tax records.