106 Red Cedar Park · Rotonda, FL 33947

$310,000

3 bd · 2.0 ba · 1,601 sqft · Land public records · 132 Days on market

Built 2022 8,749 sqft lot $11/mo HOA

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Great Vacant Lot!

Key facts

• Tray ceiling
• Plank tile flooring
• Crown molding

Tags

• PLANK TILE FLOORING
• TRAY CEILING
• CROWN MOLDING
• SPLIT BEDROOM FLOOR PLAN
• BEADED BOARD CABINETS
• GRANITE COUNTERS

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Zoning: RSF5
• HOA & community: Has HOA with annual fee of $135 (monthly equivalent $11.25); Association requires fees; Association amenities include park; deed restrictions apply; Pets allowed

Exterior

• Parking: Attached 2-car garage (20 x 22) with garage door opener
• Security: Hurricane shutters
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water connected; Mini sewer
• Home design: Single family residence; One story; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as residential single-family
• Exterior features: Covered patio/porch; Front porch; Rear porch; Screened porch; Hurricane shutters; Rain gutters; Sliding doors; Paved road; Publicly maintained road; Lot approximately 0.2 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stone counters
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Crown molding; Kitchen open to family room; Open floor plan; Split bedroom layout; Stone countertops; Thermostat; Tray ceilings; Walk-in closets; Blinds
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $310k.

Deal economics

• At list price, monthly cash flow is $-589 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (33.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (16.9% below list).
• Recommended offer: $206k (33.6% 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• 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 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 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 $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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $40k (11%) 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.
• 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,914 (33.6% 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 132 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.83% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 10.0

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: -8.0%
• Equity multiple: 0.60×
• Total profit: $-35,136
• Equity at exit: $109,882

10-year hold

• IRR: -4.2%
• Equity multiple: 0.50×
• Total profit: $-43,782
• Equity at exit: $149,209

Cash invested: $86,800 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,576 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$432 /mo · $5,187/yr
• Insurance: −$129
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$11
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-589

Break-even live

Break-even rent $3,322

Max offer price $205,914

Occupancy floor —

Sensitivity live

Price	-10% $-414	-5% $-501	+0% $-589	+5% $-677	+10% $-765
Rent	-10% $-793	-5% $-691	+0% $-589	+5% $-487	+10% $-386
Rate	-1.0pp $-433	-0.5pp $-510	base $-589	+0.5pp $-670	+1.0pp $-751

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	21d	1	0.20mi
431 Albatross Rd Rotonda West, FL	2.0	2.0	1857	$4,800	$2.58	21d	1	0.27mi
135 David Blvd Rotonda West, FL	3.0	2.0	1880	$2,695	$1.43	14d	1	0.32mi
203 Wright Dr Rotonda West, FL	4.0	3.0	2092	$2,400	$1.15	21d	1	0.37mi
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	21d	1	0.65mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	21d	1	0.68mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	21d	1	0.82mi
8249 Dimstead St Port Charlotte, FL	3.0	2.0	1202	$1,675	$1.39	21d	1	0.93mi
8373 Agate St Unit 8375 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	0.97mi
8479 Agate St Port Charlotte, FL	3.0	2.0	1379	$2,495	$1.81	21d	1	0.99mi
8519 Agate St Unit 8521 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	21d	1	1.01mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	14d	1	1.07mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	21d	1	1.12mi
13376 Yager Ln Port Charlotte, FL	3.0	2.0	2002	$3,500	$1.75	14d	1	1.17mi
9116 Agate St #9118 Port Charlotte, FL	3.0	2.0	1429	$1,750	$1.22	21d	1	1.18mi
9163 Agate St Unit 9165 Port Charlotte, FL	3.0	2.0	1379	$1,697	$1.23	21d	1	1.21mi
9163 Agate St Unit 9163 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.21mi
9156 Agate St Unit 9156 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.23mi
9195 Agate St Port Charlotte, FL	3.0	2.0	1200	$1,650	$1.38	14d	1	1.25mi
48 Par View Ct Rotonda West, FL	3.0	2.0	2000	$3,500	$1.75	21d	1	1.27mi
14073 Naylor Ave Port Charlotte, FL	3.0	2.0	1818	$2,250	$1.24	21d	1	1.30mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	21d	1	1.32mi
9251 Agate St Port Charlotte, FL	3.0	2.0	1237	$1,565	$1.27	21d	1	1.32mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	14d	1	1.33mi
108 Crevalle Rd Rotonda West, FL	3.0	2.0	1946	$3,000	$1.54	21d	1	1.36mi
9317 Agate St Unit 9317 Port Charlotte, FL	3.0	2.0	1379	$1,747	$1.27	21d	1	1.43mi
72 Long Meadow Ln Rotonda West, FL	3.0	2.0	1945	$1,920	$0.99	14d	1	1.45mi
12073 Henley Ave Port Charlotte, FL	3.0	2.0	1263	$1,795	$1.42	21d	1	1.45mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	21d	1	1.45mi
9550 Fiddlers Green Cir #105 Rotonda West, FL	2.0	2.0	1230	$2,900	$2.36	21d	1	1.49mi

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 33 events

1. 2026-06-18
   days on market $310,000 Active 132 DOM
2. 2026-06-17
   days on market $310,000 Active 131 DOM
3. 2026-06-16
   days on market $310,000 Active 130 DOM
4. 2026-06-15
   days on market $310,000 Active 129 DOM
5. 2026-06-14
   days on market $310,000 Active 127 DOM
6. 2026-06-13
   days on market $310,000 Active 126 DOM
7. 2026-06-10
   days on market $310,000 Active 124 DOM
8. 2026-06-09
   days on market $310,000 Active 123 DOM
9. 2026-06-08
   days on market $310,000 Active 122 DOM
10. 2026-06-07
    days on market $310,000 Active 121 DOM
11. 2026-06-05
    days on market $310,000 Active 118 DOM
12. 2026-06-03
    days on market $310,000 Active 117 DOM
13. 2026-06-02
    days on market $310,000 Active 116 DOM
14. 2026-06-01
    days on market $310,000 Active 115 DOM
15. 2026-05-31
    days on market $310,000 Active 114 DOM
16. 2026-05-30
    days on market $310,000 Active 113 DOM
17. 2026-03-16
    price $319,000
18. 2026-02-28
    price $330,000
19. 2026-02-06
    listed $350,000 Active
20. 2022-07-15
    soldstatus $359,900
21. 2020-12-18
    soldstatus $13,000
22. 2018-11-23
    soldstatus $8,500 Sold 17-char remark

    Show marketing remark (17 chars)

    Great Vacant Lot!

23. 2018-10-26
    price $8,500 17-char remark

    Show marketing remark (17 chars)

    Great Vacant Lot!

24. 2018-10-26
    status Pending 17-char remark

    Show marketing remark (17 chars)

    Great Vacant Lot!

25. 2018-10-09
    listed $10,500 Active 17-char remark

    Show marketing remark (17 chars)

    Great Vacant Lot!

26. 2015-12-30
    soldstatus $17,200
27. 2015-12-29
    listed $9,600
28. 2015-10-15
    soldstatus $27,000
29. 2015-10-14
    soldstatus $6,500
30. 2014-12-03
    historical
31. 2014-06-14
    status Active
32. 2014-06-10
    historical
33. 2014-06-07
    listed $11,500 Active

ⓘ 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: $5,187 · $432/mo
• Projected year-2 tax: $5,187 · $432/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 · 27 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: $30,918
• − Mortgage interest: −$17,365
• − Property taxes: −$5,187
• − Insurance: −$6,668
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − HOA: −$132
• − Depreciation: −$9,018
• Taxable loss: −$12,400
• Est. tax savings @ 24.0%: +$2,976
• After-tax cash flow: $-4,095/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

+2673.9% since first listed

17 events — show timeline

• 2026-03-16 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Price Changed $330,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-15 Sold (Public Records) $359,900 Public Records
• 2020-12-18 Sold (Public Records) $13,000 Public Records
• 2018-11-23 Sold (MLS) $8,500 Stellar MLS as Distributed by MLS Grid
• 2018-10-26 Price Changed $8,500 Stellar MLS as Distributed by MLS Grid
• 2018-10-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-10-09 Listed $10,500 Stellar MLS as Distributed by MLS Grid
• 2015-12-30 Sold (Public Records) $17,200 Public Records
• 2015-12-29 Listed $9,600 Stellar MLS as Distributed by MLS Grid
• 2015-10-15 Sold (Public Records) $27,000 Public Records
• 2015-10-14 Sold (Public Records) $6,500 Public Records
• 2014-12-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-07 Listed $11,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+27.0%/yr

Latest (2025): $5,187 · -4.0% YoY. Source: county tax records.