100 Abbott Ct · Rotonda, FL 33947

$319,990

3 bd · 2.0 ba · 1,588 sqft · Land · 301 Days on market

Built 2025 9,865 sqft lot $7/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 +8.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.4/5.0

Listing remarks MLS

Great Corner Lot To Build Your Dream Home! Nice location of Rotonda West. Newer home directly across the street. Priced to sell.

Key facts

• Boca grande beach
• Gulf beaches
• Corner unit

Tags

• ROTONDA WEST COMMUNITY
• GULF BEACHES
• BOCA GRANDE BEACH
• TOP-RATED SCHOOLS
• IMPACT WINDOWS
• CORNER UNIT

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approx. 0.23 acres); Number of rooms: 10
• HOA & community: HOA managed by Legacy Property Management; HOA fee $95 annually (approx. $7.92/month); Irrigation with reclaimed water; Street lights; Pets allowed

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Septic tank; Cable available; Electricity connected; Water connected
• Home design: Single-family residence; One story; Completed condition; Faces south
• Construction: Block construction; Shingle roof; Concrete perimeter foundation; New construction
• Exterior features: French doors; Sliding doors; Private mailbox; Rain gutters; Cleared lot; Asphalt road access; Publicly maintained road; Irrigation equipment

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $320k.

Deal economics

• At list price, monthly cash flow is $-342 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (23.2% below list).
• Recommended offer: $246k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 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).

Forward outlook

• In year one you build about $6k 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 6, 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 301 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $70k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $320k implies a 1424% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $245,878 (23.2% 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 301 days. Have you received any prior offers? Is the seller open to a 23% 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. 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. 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?
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 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: 0.77% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 10.8

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: -4.2%
• Equity multiple: 0.79×
• Total profit: $-19,015
• Equity at exit: $113,423

10-year hold

• IRR: -0.7%
• Equity multiple: 0.92×
• Total profit: $-7,169
• Equity at exit: $154,017

Cash invested: $89,597 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,459 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$7
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-342

Break-even live

Break-even rent $2,892

Max offer price $270,444

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-232	+0% $-342	+5% $-453	+10% $-564
Rent	-10% $-537	-5% $-440	+0% $-342	+5% $-245	+10% $-148
Rate	-1.0pp $-181	-0.5pp $-261	base $-342	+0.5pp $-425	+1.0pp $-510

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: $79,998
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
278 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	1138	$1,625	$1.43	22d	1	0.54mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	22d	1	0.55mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	14d	1	0.57mi
8256 Shore Lake Dr Englewood, FL	3.0	3.0	2201	$2,500	$1.14	22d	1	0.59mi
4341 Placida Rd #6 Englewood, FL	2.0	2.0	1071	$1,450	$1.35	22d	1	0.79mi
4341 Placida Rd #5 Englewood, FL	2.0	2.0	1071	$1,350	$1.26	22d	1	0.79mi
188 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2086	$2,000	$0.96	22d	1	0.80mi
8318 Waterscape Rd Englewood, FL	4.0	3.0	2027	$2,475	$1.22	22d	1	0.81mi
8318 Waterscape Rd Unit NA Englewood, FL	4.0	3.0	2032	$2,425	$1.19	22d	1	0.81mi
8146 Saint Kitts Cir Englewood, FL	3.0	2.0	1635	$2,400	$1.47	22d	1	0.81mi
173 Rotonda Cir Rotonda West, FL	3.0	2.0	1350	$3,200	$2.37	22d	1	0.88mi
8756 Coco Bay Blvd Englewood, FL	4.0	3.0	2027	$2,600	$1.28	22d	1	0.89mi
511 Sweetwater Dr Rotonda West, FL	4.0	2.5	2160	$2,200	$1.02	22d	1	0.90mi
100 Rotonda Lakes Cir Rotonda West, FL	1.0–3.0	1.0–2.0	1024	$1,232	$1.20	14d	1	0.90mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	22d	1	0.94mi
9203 Griggs Rd #204 Englewood, FL	3.0	2.5	2028	$3,500	$1.73	22d	1	0.98mi
8644 Saint Kitts Cir Englewood, FL	3.0	3.0	1849	$2,095	$1.13	22d	1	1.00mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	22d	1	1.05mi
8787 Saint Kitts Cir Englewood, FL	3.0	2.0	1422	$2,300	$1.62	14d	1	1.06mi
8716 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,500	$1.76	22d	1	1.06mi
8722 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,100	$1.48	22d	1	1.06mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	22d	1	1.09mi
8613 Seasalt Loop Englewood, FL	3.0	2.0	1422	$3,650	$2.57	22d	1	1.10mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	22d	1	1.14mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	22d	1	1.15mi
130 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	2060	$2,000	$0.97	22d	1	1.20mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	22d	1	1.20mi
37 Oakland Hills Pl Rotonda West, FL	3.0	2.0	1321	$4,000	$3.03	22d	1	1.20mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	22d	1	1.20mi
502 Sunset Rd N Rotonda West, FL	3.0	2.0	1636	$2,100	$1.28	22d	1	1.23mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	22d	1	1.25mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	22d	1	1.27mi
113 Boundary Blvd Unit B 1 Rotonda West, FL	3.0	2.0	1325	$1,695	$1.28	22d	1	1.33mi
113 Boundary Blvd #2 Rotonda West, FL	3.0	2.0	1323	$1,625	$1.23	14d	1	1.33mi
1950 Nebraska Ave Englewood, FL	2.0	2.0	1325	$3,536	$2.67	22d	1	1.33mi
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	22d	1	1.35mi
65 Oakland Hills Pl Rotonda West, FL	2.0	2.0	1444	$4,500	$3.12	22d	1	1.35mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	22d	1	1.36mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	14d	1	1.37mi
60 Golfview Rd Rotonda West, FL	3.0	2.0	1336	$5,550	$4.15	22d	1	1.38mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 32 events

1. 2026-06-18
   days on market $319,990 Active 301 DOM
2. 2026-06-17
   days on market $319,990 Active 300 DOM
3. 2026-06-16
   days on market $319,990 Active 299 DOM
4. 2026-06-15
   days on market $319,990 Active 298 DOM
5. 2026-06-14
   days on market $319,990 Active 296 DOM
6. 2026-06-13
   days on market $319,990 Active 295 DOM
7. 2026-06-10
   days on market $319,990 Active 293 DOM
8. 2026-06-09
   days on market $319,990 Active 292 DOM
9. 2026-06-08
   days on market $319,990 Active 291 DOM
10. 2026-06-05
    days on market $319,990 Active 287 DOM
11. 2026-06-02
    days on market $319,990 Active 285 DOM
12. 2026-06-01
    days on market $319,990 Active 284 DOM
13. 2026-05-31
    days on market $319,990 Active 283 DOM
14. 2026-05-30
    days on market $319,990 Active 282 DOM
15. 2026-05-22
    price $319,990
16. 2026-03-11
    price $335,990
17. 2026-01-13
    price $350,000
18. 2025-12-01
    price $370,000
19. 2025-12-01
    status Active
20. 2025-11-25
    status Pending
21. 2025-08-15
    listed $390,000 Active
22. 2023-08-02
    soldstatus $21,000
23. 2023-08-01
    soldstatus $21,000 Closed 128-char remark

    Show marketing remark (128 chars)

    Great Corner Lot To Build Your Dream Home! Nice location of Rotonda West. Newer home directly across the street. Priced to sell.

24. 2023-07-10
    status Pending 128-char remark

    Show marketing remark (128 chars)

    Great Corner Lot To Build Your Dream Home! Nice location of Rotonda West. Newer home directly across the street. Priced to sell.

25. 2023-05-19
    status Active 128-char remark

    Show marketing remark (128 chars)

    Great Corner Lot To Build Your Dream Home! Nice location of Rotonda West. Newer home directly across the street. Priced to sell.

26. 2023-04-28
    historical 128-char remark

    Show marketing remark (128 chars)

    Great Corner Lot To Build Your Dream Home! Nice location of Rotonda West. Newer home directly across the street. Priced to sell.

27. 2023-01-10
    listed $27,000 Active 128-char remark

    Show marketing remark (128 chars)

    Great Corner Lot To Build Your Dream Home! Nice location of Rotonda West. Newer home directly across the street. Priced to sell.

28. 2021-08-12
    soldstatus $20,000
29. 2021-07-19
    soldstatus $20,000 Closed 202-char remark

    Show marketing remark (202 chars)

    ROTONDA HEIGHTS - An excellent location for a buildable water/sewer CORNER lot, in a Deed Restricted Golfing community, with great access to boating, fishing, marinas, beaches, restaurants and shopping.

30. 2021-06-18
    status Pending 202-char remark

    Show marketing remark (202 chars)

    ROTONDA HEIGHTS - An excellent location for a buildable water/sewer CORNER lot, in a Deed Restricted Golfing community, with great access to boating, fishing, marinas, beaches, restaurants and shopping.

31. 2021-06-15
    listed $17,900 Active 202-char remark

    Show marketing remark (202 chars)

    ROTONDA HEIGHTS - An excellent location for a buildable water/sewer CORNER lot, in a Deed Restricted Golfing community, with great access to boating, fishing, marinas, beaches, restaurants and shopping.

32. 2007-11-16
    listed $19,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 81% 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: $29,505
• − Mortgage interest: −$17,924
• − Property taxes: −$4,800
• − Insurance: −$2,397
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − HOA: −$84
• − Depreciation: −$9,309
• Taxable loss: −$9,730
• Est. tax savings @ 24.0%: +$2,335
• After-tax cash flow: $-1,774/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

+1584.2% since first listed

18 events — show timeline

• 2026-05-22 Price Changed $319,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $335,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Price Changed $370,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-15 Listed $390,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-02 Sold (Public Records) $21,000 Public Records
• 2023-08-01 Sold (MLS) $21,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-04-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-01-10 Listed $27,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-12 Sold (Public Records) $20,000 Public Records
• 2021-07-19 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-15 Listed $17,900 Stellar MLS as Distributed by MLS Grid
• 2007-11-16 Listed $19,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.0%/yr

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