331 Bocilla Dr · Rotonda, FL 33946

$799,999

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 244 Days on market

Built 1980 10,800 sqft lot

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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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.8/10.0
• Schools +4.6/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Best Value for a waterfront home currently for sale on Palm Island. This home is situated facing west over Bocilla Lagoon a 375 foot waterway with access to the ICW and Gulf of Mexico to enjoy the beautiful Florida sunset skies. Land is always valuable, especially on a barrier island. This home is on a 80-foot-wide waterfront lot and includes the adjacent vacant 80-foot-wide waterfront lot which gives you a total of 160 feet of waterfrontage. The land is equivalent to 1/2 acre combined. The home faces the waterfront and vacant lot which gives you privacy and open space. It's a 2-bedroom, 2 baths home with vaulted ceilings, a great room with fireplace and offering pocket sliding doors to your waterfront spacious lanai. There is plenty of room for a pool and there is a dock and plenty of room for boat lifts. Make this home your piece of paradise on Palm Island.

Key facts

• Boat lift
• Open deck
• Irrigation well

Tags

• PRIVATE DOCK
• BOAT LIFT
• IRRIGATION WELL
• HURRICANE SHUTTERS
• OPEN DECK
• OUTDOOR SHOWER

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Zoning: BBI; Lot roughly 0.25 acres (approx. 80 x 135); Directions: South on McCall to Right on Placida to Right on Panama Blvd to Car Ferry Landing
• HOA & community: No association

Exterior

• Parking: Covered parking; Golf cart parking; Ground-level parking; Guest parking; Basement parking
• Utilities: Public water; Septic tank; Broadband/high-speed internet available; Cable available; Electricity connected; Phone available; Underground utilities; Water connected; Fire hydrant nearby
• Home design: Single family residence; One story; East-facing; On waterfront (Lagoon) with full bay/harbor view and water access; 80 feet of lagoon frontage
• Construction: Frame construction with wood siding; Metal roof; Stilt / on piling foundation; Built living area and building area reported
• Exterior features: Balcony; Outdoor grill; Outdoor shower; Sliding doors; Storage; Rain gutters; Gray water system; Hurricane shutters; Chain link and vinyl fencing

Interior

• Kitchen: Built-in oven; Convection oven; Cooktop; Dishwasher; Range; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ductless heating; Exhaust fan; Central air conditioning; Mini-split units; Attic fan
• Interior features: Ceiling fans; Open floorplan with living/dining combo; Thermostat; Window treatments
• Laundry & utility: Washer hookup; Dryer hookup; Electric dryer hookup; Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $800k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/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 $783k (2.2% below list).
• Recommended offer: $704k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: schools D, amenities F, commute F.
• 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.
• Market conditions: 915 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $6k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• 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 244 days — a 12% lower offer ($704k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $195k (20%) 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 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $703,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.69×
• Total profit: $-70,418
• Equity at exit: $158,962

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $1,197
• Equity at exit: $139,286

Cash invested: $224,000 (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 33946

• Home prices YoY: -0.7%
• Active inventory: 915
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $7,825 medium
• Mortgage (P&I): −$4,195
• Tax from tax record: −$887 /mo · $10,649/yr
• Insurance: −$333
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,643
• Net cashflow: $339

Break-even live

Break-even rent $7,396

Max offer price $799,999

Occupancy floor 91%

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Bocilla Dr Boca Grande, FL	3.0	1.5	1296	$9,858	$7.61	21d	1	0.16mi
8411 Placida Rd #205 Placida, FL	2.0	2.0	903	$2,100	$2.33	21d	1	0.75mi
6800 Placida Rd #283 Englewood, FL	2.0	2.0	1092	$1,500	$1.37	21d	1	1.22mi

Listing history 33 events

1. 2026-06-18
   days on market $799,999 Active 244 DOM
2. 2026-06-17
   days on market $799,999 Active 243 DOM
3. 2026-06-16
   days on market $799,999 Active 242 DOM
4. 2026-06-14
   days on market $799,999 Active 240 DOM
5. 2026-06-13
   days on market $799,999 Active 239 DOM
6. 2026-06-10
   days on market $799,999 Active 237 DOM
7. 2026-06-09
   days on market $799,999 Active 236 DOM
8. 2026-06-09
   price $799,999 Active 235 DOM
9. 2026-06-08
   days on market $849,900 Active 235 DOM
10. 2026-06-05
    days on market $849,900 Active 231 DOM
11. 2026-06-02
    days on market $849,900 Active 229 DOM
12. 2026-06-01
    days on market $849,900 Active 228 DOM
13. 2026-05-31
    days on market $849,900 Active 227 DOM
14. 2026-05-30
    days on market $849,900 Active 226 DOM
15. 2026-05-13
    price $849,900
16. 2026-03-18
    price $899,900
17. 2025-12-10
    price $949,900
18. 2025-10-16
    listed $995,000 Active
19. 2025-09-05
    historical
20. 2025-08-04
    price $999,999
21. 2025-07-15
    price $1,090,000
22. 2025-04-10
    price $1,190,000
23. 2025-02-06
    listed $1,249,000 Active
24. 2021-07-14
    soldstatus $715,000 Closed 871-char remark

    Show marketing remark (871 chars)

    Best Value for a waterfront home currently for sale on Palm Island. This home is situated facing west over Bocilla Lagoon a 375 foot waterway with access to the ICW and Gulf of Mexico to enjoy the beautiful Florida sunset skies. Land is always valuable, especially on a barrier island. This home is on a 80-foot-wide waterfront lot and includes the adjacent vacant 80-foot-wide waterfront lot which gives you a total of 160 feet of waterfrontage. The land is equivalent to 1/2 acre combined. The home faces the waterfront and vacant lot which gives you privacy and open space. It's a 2-bedroom, 2 baths home with vaulted ceilings, a great room with fireplace and offering pocket sliding doors to your waterfront spacious lanai. There is plenty of room for a pool and there is a dock and plenty of room for boat lifts. Make this home your piece of paradise on Palm Island.

25. 2021-07-14
    soldstatus $715,000

    Show marketing remark (871 chars)

    Best Value for a waterfront home currently for sale on Palm Island. This home is situated facing west over Bocilla Lagoon a 375 foot waterway with access to the ICW and Gulf of Mexico to enjoy the beautiful Florida sunset skies. Land is always valuable, especially on a barrier island. This home is on a 80-foot-wide waterfront lot and includes the adjacent vacant 80-foot-wide waterfront lot which gives you a total of 160 feet of waterfrontage. The land is equivalent to 1/2 acre combined. The home faces the waterfront and vacant lot which gives you privacy and open space. It's a 2-bedroom, 2 baths home with vaulted ceilings, a great room with fireplace and offering pocket sliding doors to your waterfront spacious lanai. There is plenty of room for a pool and there is a dock and plenty of room for boat lifts. Make this home your piece of paradise on Palm Island.

26. 2021-04-27
    status Pending 871-char remark

    Show marketing remark (871 chars)

    Best Value for a waterfront home currently for sale on Palm Island. This home is situated facing west over Bocilla Lagoon a 375 foot waterway with access to the ICW and Gulf of Mexico to enjoy the beautiful Florida sunset skies. Land is always valuable, especially on a barrier island. This home is on a 80-foot-wide waterfront lot and includes the adjacent vacant 80-foot-wide waterfront lot which gives you a total of 160 feet of waterfrontage. The land is equivalent to 1/2 acre combined. The home faces the waterfront and vacant lot which gives you privacy and open space. It's a 2-bedroom, 2 baths home with vaulted ceilings, a great room with fireplace and offering pocket sliding doors to your waterfront spacious lanai. There is plenty of room for a pool and there is a dock and plenty of room for boat lifts. Make this home your piece of paradise on Palm Island.

27. 2021-04-07
    status Active 871-char remark

    Show marketing remark (871 chars)

    Best Value for a waterfront home currently for sale on Palm Island. This home is situated facing west over Bocilla Lagoon a 375 foot waterway with access to the ICW and Gulf of Mexico to enjoy the beautiful Florida sunset skies. Land is always valuable, especially on a barrier island. This home is on a 80-foot-wide waterfront lot and includes the adjacent vacant 80-foot-wide waterfront lot which gives you a total of 160 feet of waterfrontage. The land is equivalent to 1/2 acre combined. The home faces the waterfront and vacant lot which gives you privacy and open space. It's a 2-bedroom, 2 baths home with vaulted ceilings, a great room with fireplace and offering pocket sliding doors to your waterfront spacious lanai. There is plenty of room for a pool and there is a dock and plenty of room for boat lifts. Make this home your piece of paradise on Palm Island.

28. 2021-04-07
    price $879,000 871-char remark

    Show marketing remark (871 chars)

    Best Value for a waterfront home currently for sale on Palm Island. This home is situated facing west over Bocilla Lagoon a 375 foot waterway with access to the ICW and Gulf of Mexico to enjoy the beautiful Florida sunset skies. Land is always valuable, especially on a barrier island. This home is on a 80-foot-wide waterfront lot and includes the adjacent vacant 80-foot-wide waterfront lot which gives you a total of 160 feet of waterfrontage. The land is equivalent to 1/2 acre combined. The home faces the waterfront and vacant lot which gives you privacy and open space. It's a 2-bedroom, 2 baths home with vaulted ceilings, a great room with fireplace and offering pocket sliding doors to your waterfront spacious lanai. There is plenty of room for a pool and there is a dock and plenty of room for boat lifts. Make this home your piece of paradise on Palm Island.

29. 2021-03-23
    status Pending 871-char remark

    Show marketing remark (871 chars)

    Best Value for a waterfront home currently for sale on Palm Island. This home is situated facing west over Bocilla Lagoon a 375 foot waterway with access to the ICW and Gulf of Mexico to enjoy the beautiful Florida sunset skies. Land is always valuable, especially on a barrier island. This home is on a 80-foot-wide waterfront lot and includes the adjacent vacant 80-foot-wide waterfront lot which gives you a total of 160 feet of waterfrontage. The land is equivalent to 1/2 acre combined. The home faces the waterfront and vacant lot which gives you privacy and open space. It's a 2-bedroom, 2 baths home with vaulted ceilings, a great room with fireplace and offering pocket sliding doors to your waterfront spacious lanai. There is plenty of room for a pool and there is a dock and plenty of room for boat lifts. Make this home your piece of paradise on Palm Island.

30. 2021-03-22
    status Pending 871-char remark

    Show marketing remark (871 chars)

    Best Value for a waterfront home currently for sale on Palm Island. This home is situated facing west over Bocilla Lagoon a 375 foot waterway with access to the ICW and Gulf of Mexico to enjoy the beautiful Florida sunset skies. Land is always valuable, especially on a barrier island. This home is on a 80-foot-wide waterfront lot and includes the adjacent vacant 80-foot-wide waterfront lot which gives you a total of 160 feet of waterfrontage. The land is equivalent to 1/2 acre combined. The home faces the waterfront and vacant lot which gives you privacy and open space. It's a 2-bedroom, 2 baths home with vaulted ceilings, a great room with fireplace and offering pocket sliding doors to your waterfront spacious lanai. There is plenty of room for a pool and there is a dock and plenty of room for boat lifts. Make this home your piece of paradise on Palm Island.

31. 2021-03-19
    listed $870,000 Active 871-char remark

    Show marketing remark (871 chars)

    Best Value for a waterfront home currently for sale on Palm Island. This home is situated facing west over Bocilla Lagoon a 375 foot waterway with access to the ICW and Gulf of Mexico to enjoy the beautiful Florida sunset skies. Land is always valuable, especially on a barrier island. This home is on a 80-foot-wide waterfront lot and includes the adjacent vacant 80-foot-wide waterfront lot which gives you a total of 160 feet of waterfrontage. The land is equivalent to 1/2 acre combined. The home faces the waterfront and vacant lot which gives you privacy and open space. It's a 2-bedroom, 2 baths home with vaulted ceilings, a great room with fireplace and offering pocket sliding doors to your waterfront spacious lanai. There is plenty of room for a pool and there is a dock and plenty of room for boat lifts. Make this home your piece of paradise on Palm Island.

32. 2006-02-27
    soldstatus $450,000
33. 2004-06-02
    soldstatus $480,000

ⓘ 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: $10,649 · $887/mo
• Projected year-2 tax: $10,649 · $887/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 23 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: $93,901
• − Mortgage interest: −$44,812
• − Property taxes: −$10,649
• − Insurance: −$9,118
• − Repairs & maintenance: −$7,512
• − Management: −$7,512
• − Depreciation: −$23,273
• Taxable loss: −$8,976
• Est. tax savings @ 24.0%: +$2,154
• After-tax cash flow: $6,225/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

• City population: 10,490
• Population (ZIP): 2,745

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Asian 1% Two or more races 1%
• Common ancestry: Italian 3% Romanian 2% Russian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Russian/Polish/Slavic 5% Spanish 1% French/Haitian/Cajun 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: ▼ -1.90%
• Current HPI: 288.559
• Rent YoY: —
• Metro: —
• 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

+77.1% since first listed

19 events — show timeline

• 2026-05-13 Price Changed $849,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $899,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $949,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Listed $995,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Price Changed $999,999 Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Price Changed $1,090,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-10 Price Changed $1,190,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-06 Listed $1,249,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-14 Sold (Public Records) $715,000 Public Records
• 2021-07-14 Sold (MLS) $715,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-04-07 Price Changed $879,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-19 Listed $870,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-27 Sold (Public Records) $450,000 Public Records
• 2004-06-02 Sold (Public Records) $480,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $10,649 · -8.2% YoY. Source: county tax records.