482 Sunset Rd N · Rotonda, FL 33947

$365,000

4 bd · 2.5 ba · 1,923 sqft · Land · 189 Days on market

Built 2025 7,500 sqft lot $7/mo HOA

---

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 +8.7/30.0
• 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

Build your dream home on this gorgeous lot with county water & sewer and not in a Flood Zone. This lot is in the perfect location as it is close to local beaches, golf courses, restaurants, shopping and even a few minute drive to the lovely town of Boca Grande. Take a drive by and check out your future home site. There will be a sign on the property for easy clarification as to the location.

Key facts

• Public sewer
• Irrigation system
• Whole house gutters

Tags

• STONE VENEER EXTERIOR
• CRAFTED WOOD WINDOW SILLS
• WHOLE HOUSE GUTTERS
• IRRIGATION SYSTEM
• PUBLIC WATER
• PUBLIC SEWER

Property features AI

Finance

• Other: Home warranty included; Irrigation equipment installed
• HOA & community: Rotonda Heights HOA (annual fee $95 / $7.92 monthly equivalent); Association fees required; Pets allowed

Exterior

• Parking: Attached 2-car garage (21 x 20); Driveway parking at ground level
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected
• Home design: Single family residence; One story; New construction; East-facing
• Construction: Block construction; Shingle roof; Slab foundation; Completed condition; Built for current builder plan
• Exterior features: Covered front and rear porches; Lighting; Private mailbox; Rain gutters; Sliding doors; Sprinkler (metered); Mature landscaping with trees; Cleared, landscaped, level lot; Near golf course; Paved/asphalt driveway; Publicly maintained road

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Wine refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Solid surface counters; Solid wood cabinets; Split bedroom layout; Stone counters; Tray ceilings; Walk-in closets
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $365k.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (22.8% below list).
• Recommended offer: $282k (22.8% 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; 18 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 42% 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 $7k of equity ($3k loan paydown + $5k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $34k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $365k implies a 1453% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $281,609 (22.8% 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. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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 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: 5.29%
• Cash-on-cash: -3.58%
• 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: -3.2%
• Equity multiple: 0.84×
• Total profit: $-16,303
• Equity at exit: $129,377

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $3,232
• Equity at exit: $175,682

Cash invested: $102,200 (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: 863
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,816 high
• Mortgage (P&I): −$1,914
• Tax est. 1.5%: −$456 /mo · $5,475/yr
• Insurance: −$152
• HOA: −$7
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $-305

Break-even live

Break-even rent $3,202

Max offer price $320,906

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-179	+0% $-305	+5% $-431	+10% $-557
Rent	-10% $-527	-5% $-416	+0% $-305	+5% $-193	+10% $-82
Rate	-1.0pp $-121	-0.5pp $-212	base $-305	+0.5pp $-399	+1.0pp $-496

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Sunset Rd N Rotonda West, FL	3.0	2.0	1636	$2,100	$1.28	22d	1	0.13mi
511 Sweetwater Dr Rotonda West, FL	4.0	2.5	2160	$2,200	$1.02	22d	1	0.44mi
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	22d	1	0.54mi
7160 Carlsbad Ter Englewood, FL	3.0	2.0	2061	$4,500	$2.18	22d	1	0.73mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	22d	1	0.77mi
9400 New Martinsville Ave Englewood, FL	3.0	2.0	1879	$3,300	$1.76	22d	1	0.81mi
8256 Shore Lake Dr Englewood, FL	3.0	3.0	2201	$2,500	$1.14	22d	1	0.84mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	22d	1	0.85mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	22d	1	0.88mi
10123 Bay Ave Englewood, FL	3.0	2.0	2010	$2,150	$1.07	22d	1	0.93mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	22d	1	1.18mi
30 Pinehurst Pl Rotonda West, FL	3.0	3.0	2461	$3,900	$1.58	22d	1	1.22mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	22d	1	1.29mi
8535 Saint Kitts Cir Englewood, FL	4.0	3.0	2267	$2,675	$1.18	22d	1	1.29mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	22d	1	1.38mi
8318 Waterscape Rd Unit NA Englewood, FL	4.0	3.0	2032	$2,425	$1.19	22d	1	1.47mi
8318 Waterscape Rd Englewood, FL	4.0	3.0	2027	$2,475	$1.22	22d	1	1.47mi
6320 Brookridge St Englewood, FL	3.0	2.0	1445	$5,550	$3.84	22d	1	1.50mi

HOA detail

• Monthly dues: $7 · $84/yr
• Likely covers: watersewer

Listing history 26 events

1. 2026-06-03
   status $365,000 Pending 189 DOM
2. 2026-06-02
   days on market $365,000 Active 189 DOM
3. 2026-06-01
   days on market $365,000 Active 188 DOM
4. 2026-05-31
   days on market $365,000 Active 187 DOM
5. 2026-05-30
   days on market $365,000 Active 186 DOM
6. 2026-05-21
   price $365,000
7. 2026-04-21
   status Active
8. 2026-04-14
   status Pending
9. 2026-02-16
   price $370,000
10. 2026-01-12
    price $375,000
11. 2025-12-10
    price $379,000
12. 2025-11-17
    listed $399,000 Active
13. 2025-09-30
    historical
14. 2025-07-23
    price $390,000
15. 2025-05-28
    listed $425,000 Active
16. 2023-04-17
    soldstatus $23,500 Closed 400-char remark

    Show marketing remark (400 chars)

    Build your dream home on this gorgeous lot with county water & sewer and not in a Flood Zone. This lot is in the perfect location as it is close to local beaches, golf courses, restaurants, shopping and even a few minute drive to the lovely town of Boca Grande. Take a drive by and check out your future home site. There will be a sign on the property for easy clarification as to the location.

17. 2023-04-15
    soldstatus $23,500
18. 2023-03-13
    status Pending 400-char remark

    Show marketing remark (400 chars)

    Build your dream home on this gorgeous lot with county water & sewer and not in a Flood Zone. This lot is in the perfect location as it is close to local beaches, golf courses, restaurants, shopping and even a few minute drive to the lovely town of Boca Grande. Take a drive by and check out your future home site. There will be a sign on the property for easy clarification as to the location.

19. 2023-02-27
    listed $25,000 Active 400-char remark

    Show marketing remark (400 chars)

    Build your dream home on this gorgeous lot with county water & sewer and not in a Flood Zone. This lot is in the perfect location as it is close to local beaches, golf courses, restaurants, shopping and even a few minute drive to the lovely town of Boca Grande. Take a drive by and check out your future home site. There will be a sign on the property for easy clarification as to the location.

20. 2021-05-04
    soldstatus $12,500
21. 2021-05-01
    soldstatus $12,500 Closed
22. 2021-03-31
    status Pending
23. 2021-01-26
    status Pending
24. 2020-12-29
    listed $13,500 Active
25. 2012-09-04
    soldstatus $16,900
26. 2011-03-15
    listed $15,900

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 55% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $33,793
• − Mortgage interest: −$20,446
• − Property taxes: −$5,475
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,703
• − Management: −$2,703
• − HOA: −$84
• − Depreciation: −$10,618
• Taxable loss: −$10,062
• Est. tax savings @ 24.0%: +$2,415
• After-tax cash flow: $-1,242/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

+2195.6% since first listed

21 events — show timeline

• 2026-05-21 Price Changed $365,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $370,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $375,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $379,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Listed $399,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-23 Price Changed $390,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-28 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-17 Sold (MLS) $23,500 Stellar MLS as Distributed by MLS Grid
• 2023-04-15 Sold (Public Records) $23,500 Public Records
• 2023-03-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-27 Listed $25,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-04 Sold (Public Records) $12,500 Public Records
• 2021-05-01 Sold (MLS) $12,500 Stellar MLS as Distributed by MLS Grid
• 2021-03-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-12-29 Listed $13,500 Stellar MLS as Distributed by MLS Grid
• 2012-09-04 Sold (Public Records) $16,900 Public Records
• 2011-03-15 Listed $15,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2025): $544 · +1.6% YoY. Source: county tax records.