231 Rotonda Blvd W Unit B2 · Rotonda, FL 33947

$166,900

2 bd · 2.0 ba · 1,107 sqft · Condo public records · 248 Days on market

Built 2004 $550/mo HOA · 24% of rent ↓ 17% 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 +15.1/30.0
• 1% rule +8.5/10.0
• 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

Great price - great floor plan - great location! (Price reflects approx. cost for new kitchen cabinetry/countertops and flooring. ) This middle unit condo features two bedrooms/two baths and a one car garage. Spacious living room has cathedral ceiling and ceiling fan, ensuring that feeling of light and brightness! The sliding glass doors open on to the glass enclosed lanai, and a view of the community pool. The kitchen area is plentiful, with an area for a small dinette table, plus there's a breakfast bar. Closet pantry gives you extra storage. Den/office/formal dining area is versatile - use your imagination as to how you would use this area! The Primary bedroom has a vaulted ceiling, ens

Key facts

• Community pool
• Glass enclosed lanai
• Laundry closet

Tags

• COMMUNITY POOL
• GLASS ENCLOSED LANAI
• CLOSET PANTRY
• LAUNDRY CLOSET
• SMALL CONDO COMPLEX

Property features AI

Finance

• Other: Homestead exemption present
• Financial info: Total monthly fees: $550; Total annual fees: $6,600; Lease restrictions apply
• HOA & community: Monthly condo fee: $550 (includes common area taxes, pool, insurance, structure maintenance, grounds maintenance, management, pest control); Association pool; Community mailbox; Street lights; Pets allowed (maximum ~30 lbs); Association approval required

Exterior

• Parking: Attached 1-car garage with garage door opener (10 x 21)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Attached condominium; One story; Faces south; Building B
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation
• Exterior features: Covered, enclosed rear porch; Screened porch; Sliding doors; Mature landscaping; Near golf course; Paved access; Cleared, level lot; Public maintained road

Interior

• Kitchen: Range; Microwave; Refrigerator; Disposal; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Eat-in kitchen; Window treatments; Den/Library/Office
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $167k.

Deal economics

• At list price, monthly cash flow is $-371 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (39.3% below list).
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $101k (39.3% below list) — sets the bar for cash-flow.
• 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; 22 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 34% 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 24% 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 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,336 (39.3% 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 248 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: 1.35% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 6.2

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: -10.5%
• Equity multiple: 0.48×
• Total profit: $-24,428
• Equity at exit: $59,159

10-year hold

• IRR: -7.5%
• Equity multiple: 0.13×
• Total profit: $-40,728
• Equity at exit: $80,332

Cash invested: $46,732 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,256 high
• Mortgage (P&I): −$875
• Tax from tax record: −$232 /mo · $2,781/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$550
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-371

Break-even live

Break-even rent $2,725

Max offer price $101,336

Occupancy floor —

Sensitivity live

Price	-10% $-277	-5% $-324	+0% $-371	+5% $-418	+10% $-466
Rent	-10% $-549	-5% $-460	+0% $-371	+5% $-282	+10% $-193
Rate	-1.0pp $-287	-0.5pp $-329	base $-371	+0.5pp $-414	+1.0pp $-458

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: $41,725
• Closing costs: $5,007
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	22d	1	0.21mi
199 Rotonda Blvd W Unit C Rotonda West, FL	2.0	2.0	974	$1,475	$1.51	14d	1	0.22mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	22d	1	0.25mi
195 Rotonda Blvd W Unit A Rotonda West, FL	3.0	2.0	1162	$1,850	$1.59	22d	1	0.26mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	22d	1	0.29mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	22d	1	0.39mi
284 Rotonda Blvd W Rotonda West, FL	2.0	2.0	897	$1,475	$1.64	22d	1	0.43mi
260 Rotonda Blvd W Unit 2 Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	22d	1	0.46mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	22d	1	0.51mi
98 Caddy Rd Rotonda West, FL	2.0	2.0	1167	$4,000	$3.43	22d	1	0.52mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	14d	1	0.60mi
146 Boundary Blvd Unit B101 Rotonda West, FL	2.0	2.0	815	$1,400	$1.72	22d	1	0.62mi
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	22d	1	0.63mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,126	$1.10	14d	1	0.73mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	14d	1	0.76mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	22d	1	0.76mi
278 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	1138	$1,625	$1.43	22d	1	0.78mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	22d	1	0.83mi
93 Boundary Blvd #303 Rotonda West, FL	2.0	2.0	1228	$2,800	$2.28	14d	1	0.84mi
66 Boundary Blvd #280 Rotonda West, FL	1.0	1.0	850	$1,350	$1.59	14d	1	0.93mi
309 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	960	$1,450	$1.51	22d	1	0.93mi
6800 Placida Rd #283 Englewood, FL	2.0	2.0	1092	$1,500	$1.37	22d	1	1.43mi

HOA detail condo

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

Listing history 17 events

1. 2026-06-18
   days on market $166,900 Active 248 DOM
2. 2026-06-17
   days on market $166,900 Active 247 DOM
3. 2026-06-16
   days on market $166,900 Active 246 DOM
4. 2026-06-15
   days on market $166,900 Active 245 DOM
5. 2026-06-14
   days on market $166,900 Active 243 DOM
6. 2026-06-13
   days on market $166,900 Active 242 DOM
7. 2026-06-10
   days on market $166,900 Active 240 DOM
8. 2026-06-09
   days on market $166,900 Active 239 DOM
9. 2026-06-08
   days on market $166,900 Active 238 DOM
10. 2026-06-05
    days on market $166,900 Active 234 DOM
11. 2026-06-02
    days on market $166,900 Active 232 DOM
12. 2026-06-01
    days on market $166,900 Active 231 DOM
13. 2026-05-31
    days on market $166,900 Active 230 DOM
14. 2026-05-30
    days on market $166,900 Active 229 DOM
15. 2026-04-06
    price $166,900
16. 2026-02-23
    price $179,900
17. 2025-10-13
    listed $199,900 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: $2,781 · $232/mo
• Projected year-2 tax: $2,781 · $232/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 AE · 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: $27,068
• − Mortgage interest: −$9,349
• − Property taxes: −$2,781
• − Insurance: −$5,953
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − HOA: −$6,600
• − Depreciation: −$4,855
• Taxable loss: −$6,802
• Est. tax savings @ 24.0%: +$1,632
• After-tax cash flow: $-2,821/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

-16.5% since first listed

3 events — show timeline

• 2026-04-06 Price Changed $166,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Listed $199,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.8%/yr

Latest (2025): $2,781 · +3.0% YoY. Source: county tax records.