None · Rotonda, FL 33947

$270,000

3 bd · 2.5 ba · 1,639 sqft · Land · 322 Days on market

Built 2025 7,966 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Under Construction. Welcome to this stunning new construction home located on a quiet cul-de-sac in desirable Rotonda West, Florida. Featuring 3 spacious bedrooms, 2.5 baths, and over 1,600 square feet of beautifully designed living space, this home offers luxurious finishes and thoughtful details throughout. Enjoy elegant porcelain tile flooring, sleek Carrara marble tile countertops, and a modern kitchen equipped with stainless steel appliances. Hurricane impact windows provide peace of mind, while the epoxy-coated garage floors and brick paver driveway add both style and durability. Perfectly situated just minutes from the Gulf of America's pristine beaches, as well as local shopping and

Key facts

• Quiet cul-de-sac
• Modern kitchen
• 7,966 sq ft lot

Tags

• NEW CONSTRUCTION HOME
• QUIET CUL-DE-SAC
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• HURRICANE IMPACT WINDOWS
• EPOXY-COATED GARAGE FLOORS

Property features AI

Finance

• Other: Lot approximately 0.18 acre; Living area reported by builder; Builder-reported building area; No unit number / not a multi-unit property
• HOA & community: Street lights in the community

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected
• Home design: Single family residence (pre-construction); New construction; One story; Southwest facing
• Construction: Brick construction; Shingle roof; Slab foundation; Projected completion in 2025
• Exterior features: Exterior lighting; Private mailbox; Rain gutters; Sliding doors; Asphalt road access

Interior

• Kitchen: Convection oven; Range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Cathedral ceilings; Open living room / dining room layout; ENERGY STAR qualified windows
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (10.1% below list).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Rents soft (-0.2%/yr); 863 active listings in the ZIP; 40 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 36% 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 $5k of equity ($2k loan paydown + $3k 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 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 322 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $270k implies a 744% gain — meaningful room to come down on a strong offer.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,600 (12.0% 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 322 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 9.3

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: -1.0%
• Equity multiple: 0.95×
• Total profit: $-3,936
• Equity at exit: $95,703

10-year hold

• IRR: 2.0%
• Equity multiple: 1.23×
• Total profit: $17,563
• Equity at exit: $129,956

Cash invested: $75,600 (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: 863
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,427 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$112
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-83

Break-even live

Break-even rent $2,533

Max offer price $255,271

Occupancy floor 98%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	14d	1	0.48mi
278 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	1138	$1,625	$1.43	21d	1	0.49mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	21d	1	0.51mi
8256 Shore Lake Dr Englewood, FL	3.0	3.0	2201	$2,500	$1.14	21d	1	0.67mi
188 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2086	$2,000	$0.96	21d	1	0.71mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	21d	1	0.79mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,232	$1.20	14d	1	0.81mi
4341 Placida Rd #6 Englewood, FL	2.0	2.0	1071	$1,450	$1.35	21d	1	0.85mi
4341 Placida Rd #5 Englewood, FL	2.0	2.0	1071	$1,350	$1.26	21d	1	0.85mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	21d	1	0.86mi
8146 Saint Kitts Cir Englewood, FL	3.0	2.0	1635	$2,400	$1.47	21d	1	0.89mi
8318 Waterscape Rd Englewood, FL	4.0	3.0	2027	$2,475	$1.22	21d	1	0.89mi
8318 Waterscape Rd Unit NA Englewood, FL	4.0	3.0	2032	$2,425	$1.19	21d	1	0.89mi
511 Sweetwater Dr Rotonda West, FL	4.0	2.5	2160	$2,200	$1.02	21d	1	0.90mi
8756 Coco Bay Blvd Englewood, FL	4.0	3.0	2027	$2,600	$1.28	21d	1	0.97mi
9203 Griggs Rd #204 Englewood, FL	3.0	2.5	2028	$3,500	$1.73	21d	1	1.01mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	21d	1	1.02mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	21d	1	1.03mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	21d	1	1.05mi
8644 Saint Kitts Cir Englewood, FL	3.0	3.0	1849	$2,095	$1.13	21d	1	1.09mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	21d	1	1.11mi
130 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2060	$2,000	$0.97	21d	1	1.11mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	21d	1	1.11mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	21d	1	1.11mi
8787 Saint Kitts Cir Englewood, FL	3.0	2.0	1422	$2,300	$1.62	14d	1	1.14mi
8716 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,500	$1.76	21d	1	1.15mi
8722 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,100	$1.48	21d	1	1.15mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	21d	1	1.16mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	21d	1	1.16mi
8613 Seasalt Loop Englewood, FL	3.0	2.0	1422	$3,650	$2.57	21d	1	1.18mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	21d	1	1.19mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	21d	1	1.24mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	14d	1	1.24mi
502 Sunset Rd N Rotonda West, FL	3.0	2.0	1636	$2,100	$1.28	21d	1	1.26mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	21d	1	1.26mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	14d	1	1.28mi
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	21d	1	1.28mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	21d	1	1.29mi
195 Rotonda Blvd W Unit A Rotonda West, FL	3.0	2.0	1162	$1,850	$1.59	21d	1	1.30mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	21d	1	1.31mi

Listing history 18 events

1. 2026-06-18
   days on market $270,000 Active 322 DOM
2. 2026-06-17
   days on market $270,000 Active 321 DOM
3. 2026-06-16
   days on market $270,000 Active 320 DOM
4. 2026-06-15
   days on market $270,000 Active 319 DOM
5. 2026-06-14
   days on market $270,000 Active 317 DOM
6. 2026-06-13
   days on market $270,000 Active 316 DOM
7. 2026-06-10
   days on market $270,000 Active 314 DOM
8. 2026-06-09
   days on market $270,000 Active 313 DOM
9. 2026-06-08
   days on market $270,000 Active 312 DOM
10. 2026-06-05
    days on market $270,000 Active 308 DOM
11. 2026-06-02
    days on market $270,000 Active 306 DOM
12. 2026-06-01
    days on market $270,000 Active 305 DOM
13. 2026-05-31
    days on market $270,000 Active 304 DOM
14. 2026-05-30
    days on market $270,000 Active 303 DOM
15. 2026-05-18
    price $270,000
16. 2025-07-31
    listed $380,000 Active
17. 2024-09-13
    soldstatus $32,000
18. 2023-11-20
    soldstatus $21,500

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $2,241 · $187/mo
• Expected delta: +$1,691/yr (+$141/mo · 307.8%)

ⓘ 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: $29,125
• − Mortgage interest: −$15,124
• − Property taxes: −$550
• − Insurance: −$6,469
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − Depreciation: −$7,855
• Taxable loss: −$5,532
• Est. tax savings @ 24.0%: +$1,328
• After-tax cash flow: $327/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

+1155.8% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Listed $380,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-13 Sold (Public Records) $32,000 Public Records
• 2023-11-20 Sold (Public Records) $21,500 Public Records

Property tax history

+9.0%/yr

Latest (2025): $550 · +1.6% YoY. Source: county tax records.