277 Albatross Rd · Rotonda, FL 33947

$340,000

3 bd · 2.0 ba · 1,284 sqft · SingleFamily public records · 13 Days on market

Built 2010 7,799 sqft lot Est $351k · at est. $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 +9.8/30.0
• ARV discount +8.9/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Enjoy the Florida lifestyle in this turn-key home. Owned by non-smokers with no pets, the property is immaculate. This well-maintained home includes storm shutters, a garage door privacy screen and screened-in lanai. The split floor plan features three bedrooms, two full baths and a great room with vaulted ceiling, tubular skylight and bamboo floors. There is access to the lanai from the dining area, great room and master. The backyard has cleared space for a pool or outdoor activites and trees for privacy. The area is pure Florida living - easy access to beaches, rivers, harbors, waterside dining, outdoor activites, two spring-training baseball stadiums, and much more.

Key facts

• Tubular skylight
• Gardener's dream
• Screened-in lanai

Tags

• BAMBOO FLOORS
• CATHEDRAL CEILING
• TUBULAR SKYLIGHT
• SCREENED-IN LANAI
• GARDENER'S DREAM
• PLENTY OF GOLF COURSES

Property features AI

Finance

• Other: Zoning: RSF5
• HOA & community: HOA required (Condominiun Associates); Annual association fee of $135 (monthly equivalent $11.25); Pets allowed (cats and dogs); Partially furnished

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available; Public utilities
• Home design: Single family residence; One story; Faces north; Homestead property
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 0.18 acre lot
• Exterior features: Hurricane shutters; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Bamboo; Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Split bedroom floor plan; Thermostat; Tray ceilings; Walk-in closets; Window treatments; Skylight
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-287 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (23.8% below list).
• Recommended offer: $259k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% 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); 869 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• In year one you build about $7k 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 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $285k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,217 (23.8% 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. 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. 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. 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?
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: 0.76% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $350,532
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Linda Lee Dr	0.35mi	3/2.0	1,260 (-2%)	14mo	$335,000	$266	69
11275 Seabreeze Ave	0.74mi	3/2.0	1,123 (-12%)	14mo	$307,000	$273	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.84×
• Total profit: $-15,282
• Equity at exit: $120,515

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $2,999
• Equity at exit: $163,649

Cash invested: $95,200 (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: 869
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,592 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$332 /mo · $3,987/yr
• Insurance: −$142
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$11
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-287

Break-even live

Break-even rent $2,955

Max offer price $289,376

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-190	+0% $-287	+5% $-383	+10% $-479
Rent	-10% $-491	-5% $-389	+0% $-287	+5% $-184	+10% $-82
Rate	-1.0pp $-115	-0.5pp $-200	base $-287	+0.5pp $-375	+1.0pp $-464

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Jade St Rotonda West, FL	3.0	2.0	1564	$1,869	$1.20	23d	1	0.25mi
12114 Clarendon Ave Port Charlotte, FL	3.0	2.0	1270	$2,400	$1.89	23d	1	0.34mi
12091 Crossgate Ave Port Charlotte, FL	2.0	1.0	896	$1,650	$1.84	15d	1	0.43mi
358 Albatross Rd Rotonda West, FL	4.0	2.0	1664	$2,100	$1.26	23d	1	0.49mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	23d	1	0.67mi
289 Antis Dr Rotonda West, FL	3.0	2.0	1648	$2,150	$1.30	23d	1	0.77mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	23d	1	0.84mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	15d	1	0.84mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	23d	1	0.92mi
431 Albatross Rd Rotonda West, FL	2.0	2.0	1857	$4,800	$2.58	23d	1	0.94mi
72 Long Meadow Ct Rotonda West, FL	3.0	2.0	1570	$5,200	$3.31	23d	1	0.98mi
108 Boxwood Ln Rotonda West, FL	3.0	2.0	1647	$1,775	$1.08	15d	1	1.12mi
7234 Maguire Ln Englewood, FL	2.0	2.0	964	$2,800	$2.90	23d	1	1.16mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	23d	1	1.22mi
11268 Oceanspray Blvd Englewood, FL	3.0	2.0	1702	$6,750	$3.97	23d	1	1.32mi
12073 Henley Ave Port Charlotte, FL	3.0	2.0	1263	$1,795	$1.42	23d	1	1.33mi
11383 Baggot Ave Englewood, FL	3.0	2.0	1535	$2,000	$1.30	23d	1	1.35mi
260 Rotonda Blvd E Unit B Rotonda West, FL	3.0	2.0	1047	$1,500	$1.43	23d	1	1.36mi
155 Long Meadow Ln Rotonda West, FL	3.0	2.0	1598	$4,500	$2.82	23d	1	1.45mi
9550 Fiddlers Green Cir #105 Rotonda West, FL	2.0	2.0	1230	$2,900	$2.36	23d	1	1.45mi
11452 Oceanspray Blvd Englewood, FL	2.0	2.0	1000	$1,550	$1.55	23d	1	1.48mi
11255 Pendleton Ave Unit B Englewood, FL	2.0	2.0	920	$1,400	$1.52	23d	1	1.49mi
6967 Crown Dr Unit B Englewood, FL	2.0	2.0	1272	$1,800	$1.42	23d	1	1.49mi

HOA detail

• Monthly dues: $11 · $132/yr
• Likely covers: waterpool

Listing history 10 events

1. 2026-06-22
   days on market $340,000 Active 13 DOM
2. 2026-06-18
   days on market $340,000 Active 10 DOM
3. 2026-06-17
   days on market $340,000 Active 9 DOM
4. 2026-06-16
   days on market $340,000 Active 8 DOM
5. 2026-06-15
   days on market $340,000 Active 7 DOM
6. 2026-06-14
   days on market $340,000 Active 5 DOM
7. 2026-06-13
   days on market $340,000 Active 4 DOM
8. 2026-06-10
   days on market $340,000 Active 2 DOM
9. 2026-06-09
   remarks 542-char remark
10. 2026-06-09
    listed $340,000 Active 1 DOM

ⓘ 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: $3,987 · $332/mo
• Projected year-2 tax: $3,987 · $332/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 X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $31,106
• − Mortgage interest: −$19,045
• − Property taxes: −$3,987
• − Insurance: −$2,498
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − HOA: −$132
• − Depreciation: −$9,891
• Taxable loss: −$9,424
• Est. tax savings @ 24.0%: +$2,262
• After-tax cash flow: $-1,177/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

+1960.6% since first listed

10 events — show timeline

• 2026-06-08 Listed $340,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-13 Sold (Public Records) $285,000 Public Records
• 2021-07-02 Sold (MLS) $285,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-26 Price Changed $290,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-14 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2013-11-12 Sold (Public Records) $142,600 Public Records
• 2013-10-18 Sold (MLS) $142,600 Stellar MLS as Distributed by MLS Grid
• 2013-10-01 Listed $142,500 Stellar MLS as Distributed by MLS Grid
• 2003-09-30 Sold (Public Records) $16,500 Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,987 · +2.7% YoY. Source: county tax records.