3917 Cape Haze Dr #606 · Rotonda, FL 33947

$220,000

3 bd · 3.0 ba · 2,044 sqft · Condo public records · 236 Days on market

Built 2007 $735/mo HOA · 23% of rent ↓ 45% since listing

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Why this score? — see what drove the B- 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 +24.2/30.0
• 1% rule +9.5/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

LUXURY REDEFINED BRAND NEW FEEL WITH PRIVATE ELEVATOR! Experience the pinnacle of coastal living in this meticulously remodeled, three-story END UNIT TOWNHOUSE, redesigned to the standards of a 2026 BRAND NEW BUILD. Boasting over 2,900 sq. ft. under roof, this rare gem features a $60,000 PRIVATE ELEVATOR UPGRADE, providing effortless accessibility to all three levels. The interior radiates modern elegance with soaring high ceilings, brand-new designer flooring, and a sun-drenched OPEN CONCEPT GOURMET KITCHEN featuring premium Corian countertops. ELITE PRIVACY & RESILIENCY: Built for total peace of mind, this residence is a fortress of safety featuring a BRAND NEW METAL ROOF (2025), ne

Key facts

• Open floor plan
• Private elevator
• Screened in balcony

Tags

• REMODELED THREE-STORY END UNIT
• PRIVATE ELEVATOR
• SCREENED IN BALCONY
• HURRICANE RESISTANT WINDOWS
• UPGRADED LIGHTING FIXTURES
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Homestead status indicated; Irrigation equipment installed
• Financial info: Total annual fees $8,820 (monthly equivalent $735); No lease restrictions indicated
• HOA & community: HOA managed by Grande Property Management Company; Monthly HOA fee $535; HOA covers escrow reserves, insurance, grounds maintenance, pest control, pool, private road; Community amenities include clubhouse, pool, community mailbox, sidewalks, street lights; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Cable connected
• Home design: Townhouse; Residential property; Faces southwest; Three or more levels; Entry/building number 3917
• Construction: Block construction; Block foundation; Metal roof; Built as part of multi-unit building
• Exterior features: Balcony; Outdoor grill; Lighting; Rain gutters; Sidewalk; Sliding doors; Storage; Private mailbox

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator; Solid surface counters
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Elevator; High ceilings; Open floor plan; Solid surface counters; Walk-in closets
• Laundry & utility: Washer; Dryer; Indoor laundry with laundry closet on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $14 ($168/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 19 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).
• At $3,190/mo this rent would consume 48% of the median local household income ($80k/yr) (locally 91% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k 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 8, 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 236 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $65k (23%) 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; HOA is 23% 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 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 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. 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?
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. 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.
9. 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.
10. 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: 1.45% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 5.7

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: -0.3%
• Equity multiple: 0.98×
• Total profit: $-986
• Equity at exit: $77,980

10-year hold

• IRR: 1.6%
• Equity multiple: 1.19×
• Total profit: $11,492
• Equity at exit: $105,890

Cash invested: $61,600 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,190 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$92
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$735
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $14

Break-even live

Break-even rent $3,173

Max offer price $220,000

Occupancy floor 95%

Sensitivity live

Price	-10% $139	-5% $76	+0% $14	+5% $-48	+10% $-111
Rent	-10% $-238	-5% $-112	+0% $14	+5% $140	+10% $266
Rate	-1.0pp $125	-0.5pp $70	base $14	+0.5pp $-43	+1.0pp $-101

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3923 Cape Haze Dr #302 Rotonda West, FL	3.0	3.0	2044	$3,100	$1.52	21d	1	0.09mi
10045 Links Ln #203 Rotonda West, FL	2.0	2.0	1543	$1,450	$0.94	14d	1	0.39mi
2 Windward Ter Placida, FL	3.0	3.0	1953	$2,500	$1.28	21d	1	0.49mi
50 Barracuda Dr Placida, FL	3.0	2.0	2154	$3,000	$1.39	21d	1	0.74mi
11 Amberjack Ter Placida, FL	3.0	2.0	2209	$7,985	$3.61	21d	1	0.83mi
10446 Coquina Ct Placida, FL	3.0	2.0	1820	$4,500	$2.47	21d	1	1.04mi
45 Oakland Hills Ct Rotonda West, FL	4.0	2.0	1536	$2,700	$1.76	21d	1	1.08mi
11 Amberjack Ln Placida, FL	3.0	2.0	1786	$2,700	$1.51	14d	1	1.10mi
8936 Scallop Way Placida, FL	3.0	2.0	2158	$5,200	$2.41	21d	1	1.13mi
8581 Amberjack Cir #301 Englewood, FL	4.0	3.0	2761	$6,500	$2.35	21d	1	1.17mi
8581 Amberjack Cir Unit 1 Englewood, FL	3.0	4.0	2761	$6,500	$2.35	21d	1	1.17mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	14d	1	1.26mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	21d	1	1.28mi
8400 Placida Rd Unit G202 Rental Placida, FL	2.0	2.5	1688	$2,500	$1.48	21d	1	1.28mi
130 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2060	$2,000	$0.97	21d	1	1.28mi
8541 Amberjack Cir #203 Englewood, FL	3.0	2.0	2003	$5,910	$2.95	21d	1	1.28mi
10600 Lemon Creek Loop #104 Englewood, FL	4.0	3.5	2628	$4,200	$1.60	14d	1	1.35mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	21d	1	1.41mi
118 Caddy Rd Rotonda West, FL	3.0	2.0	1828	$2,795	$1.53	21d	1	1.48mi

HOA detail condo

• Monthly dues: $735 · $8,820/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-04-16
   price $220,000
2. 2026-03-15
   price $230,000
3. 2026-03-03
   price $250,000
4. 2026-02-19
   price $260,000
5. 2026-02-06
   price $267,000
6. 2026-01-12
   price $275,000
7. 2025-11-23
   price $280,000
8. 2025-11-17
   price $282,000
9. 2025-11-10
   price $283,000
10. 2025-11-02
    price $284,000
11. 2025-10-03
    listed $285,000 Active
12. 2024-02-01
    historical
13. 2022-11-30
    listed $400,000 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: $1,192 · $99/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$634/yr (+$53/mo · 53.1%)

ⓘ 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 5 d/yr ≥107°F today · 20 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: $38,283
• − Mortgage interest: −$12,323
• − Property taxes: −$1,192
• − Insurance: −$6,218
• − Repairs & maintenance: −$3,063
• − Management: −$3,063
• − HOA: −$8,820
• − Depreciation: −$6,400
• Taxable loss: −$2,797
• Est. tax savings @ 24.0%: +$671
• After-tax cash flow: $839/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

-45.0% since first listed

13 events — show timeline

• 2026-04-16 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-15 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $267,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-23 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Price Changed $282,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Price Changed $283,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-02 Price Changed $284,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-03 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-11-30 Listed $400,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2025): $1,192 · +17.4% YoY. Source: county tax records.