182 Boundary Blvd Unit B · Rotonda, FL 33947

$459,000

4 bd · 4.0 ba · 2,357 sqft · MultiFamily public records · 51 Days on market

Built 1985 0.68 ac lot $31/mo HOA · 1% of rent

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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 +14.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

WOW!!! What a great investment opportunity, weather you rent both sides or live in one and rent the other, can't go wrong with this kind of investment!! Fully furnished, very well maintained, NEW ROOF in 2020, NEW AC units in 2023, renovated kitchen and bathrooms!! Close to beautiful parks, nice restaurants and fantastic public beaches and golf courses!! Hurry to make the smartest decision of your life to own this duplex and invest in your future!!!

Key facts

• Close to parks
• Close to restaurants
• Renovated bathrooms

Tags

• NEW ROOF
• NEW AC UNITS
• RENOVATED KITCHEN
• RENOVATED BATHROOMS
• CLOSE TO PARKS
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Financial info: Property listed as residential income (duplex); Gross income: $44,000; Annual net income: $20,000; Pro forma rent for each 2-bedroom unit: $3,700
• HOA & community: HOA required (Association: Derrick Hedges); Annual association fee $380 (approximately $31.67/month); Pets allowed: cats and dogs

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Duplex (residential income property); Single-story buildings: 1 building on site; Zoned RMF15
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.68-acre lot
• Exterior features: Canal water view with freshwater canal access; Exterior lighting; Rain gutters; Sliding doors; Paved road access

Interior

• Bedrooms: 4 bedrooms total; Two 2-bedroom units (duplex configuration)
• Bathrooms: Units include 1 bathroom each
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $459k.

Deal economics

• At list price, monthly cash flow is $-362 ($-4k/yr) — negative. Per door: $-181/mo.
• To cash-flow at today's rent, offer at most $395k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $425k (7.4% below list).
• Recommended offer: $395k (13.9% below list) — sets the bar for cash-flow.
• Cap rate 6.5% 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: Vineland Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 579 students, 45% 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) — zoned schools average 38% FRL vs 54% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.2%/yr); 869 active listings in the ZIP; 20 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).
• At $4,249/mo this rent would consume 64% 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 $9k of equity ($3k loan paydown + $6k 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 4, 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 51 days — a 3% lower offer ($445k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $380k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $395,054 (13.9% 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 51 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 0.93% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 9.0

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: $-20,883
• Equity at exit: $162,696

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-1,156
• Equity at exit: $220,926

Cash invested: $128,520 (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: 18.0×

Monthly cashflow live

• Estimated rent: $4,249 high
• Mortgage (P&I): −$2,407
• Tax from tax record: −$663 /mo · $7,954/yr
• Insurance: −$191
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$31
• Vacancy / Maint / Mgmt: −$892
• Net cashflow: $-362

Break-even live

Break-even rent $4,707

Max offer price $395,054

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-232	+0% $-362	+5% $-492	+10% $-622
Rent	-10% $-698	-5% $-530	+0% $-362	+5% $-194	+10% $-26
Rate	-1.0pp $-131	-0.5pp $-245	base $-362	+0.5pp $-481	+1.0pp $-602

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,250
Total (2 units)			$4,249

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: $114,750
• Closing costs: $13,770
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	23d	1	0.44mi
18 Golfview Ct Rotonda West, FL	3.0	2.0	1686	$3,000	$1.78	23d	1	0.44mi
239 Annapolis Ln Rotonda West, FL	3.0	2.0	1747	$2,000	$1.14	23d	1	0.51mi
230 Annapolis Ln Rotonda West, FL	3.0	2.0	1768	$1,800	$1.02	23d	1	0.57mi
64 Golfview Rd Rotonda West, FL	4.0	2.0	1697	$1,795	$1.06	15d	1	0.59mi
118 Caddy Rd Rotonda West, FL	3.0	2.0	1828	$2,795	$1.53	23d	1	1.06mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	23d	1	1.20mi
80 Mariner Ln Rotonda West, FL	3.0	2.0	2052	$4,800	$2.34	23d	1	1.22mi
22 Mariner Ln Rotonda West, FL	3.0	2.0	2015	$4,200	$2.08	23d	1	1.24mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	23d	1	1.25mi
25 Fairway Rd Rotonda West, FL	3.0	2.0	2068	$2,375	$1.15	23d	1	1.27mi
8541 Amberjack Cir #203 Englewood, FL	3.0	2.0	2003	$5,910	$2.95	23d	1	1.29mi
511 Sweetwater Dr Rotonda West, FL	4.0	2.5	2160	$2,200	$1.02	23d	1	1.31mi
9203 Griggs Rd #204 Englewood, FL	3.0	2.5	2028	$3,500	$1.73	23d	1	1.32mi
8581 Amberjack Cir #301 Englewood, FL	4.0	3.0	2761	$6,500	$2.35	23d	1	1.35mi
8581 Amberjack Cir Unit 1 Englewood, FL	3.0	4.0	2761	$6,500	$2.35	23d	1	1.35mi
8256 Shore Lake Dr Englewood, FL	3.0	3.0	2201	$2,500	$1.14	23d	1	1.39mi
10600 Lemon Creek Loop #104 Englewood, FL	4.0	3.5	2628	$4,200	$1.60	15d	1	1.39mi
8272 Harborside Cir Englewood, FL	3.0	3.0	1590	$5,200	$3.27	23d	1	1.49mi
8146 Saint Kitts Cir Englewood, FL	3.0	2.0	1635	$2,400	$1.47	23d	1	1.50mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 23 events

1. 2026-06-22
   days on market $459,000 Active 51 DOM
2. 2026-06-18
   days on market $459,000 Active 48 DOM
3. 2026-06-17
   days on market $459,000 Active 47 DOM
4. 2026-06-16
   days on market $459,000 Active 46 DOM
5. 2026-06-15
   days on market $459,000 Active 45 DOM
6. 2026-06-14
   days on market $459,000 Active 43 DOM
7. 2026-06-13
   days on market $459,000 Active 42 DOM
8. 2026-06-10
   days on market $459,000 Active 40 DOM
9. 2026-06-09
   days on market $459,000 Active 39 DOM
10. 2026-06-08
    days on market $459,000 Active 38 DOM
11. 2026-06-07
    days on market $459,000 Active 37 DOM
12. 2026-06-05
    days on market $459,000 Active 34 DOM
13. 2026-06-03
    days on market $459,000 Active 33 DOM
14. 2026-06-02
    days on market $459,000 Active 32 DOM
15. 2026-06-01
    days on market $459,000 Active 31 DOM
16. 2026-05-31
    days on market $459,000 Active 30 DOM
17. 2026-05-30
    days on market $459,000 Active 29 DOM
18. 2026-05-17
    price $459,000
19. 2026-05-01
    listed $475,000 Active
20. 2022-04-12
    soldstatus $380,000
21. 2004-10-01
    soldstatus $219,000
22. 2002-07-02
    soldstatus $125,000
23. 1992-12-17
    soldstatus $82,500

ⓘ 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: $7,954 · $663/mo
• Projected year-2 tax: $7,954 · $663/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 AE · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $50,988
• − Mortgage interest: −$25,711
• − Property taxes: −$7,954
• − Insurance: −$7,414
• − Repairs & maintenance: −$4,079
• − Management: −$4,079
• − HOA: −$372
• − Depreciation: −$13,353
• Taxable loss: −$11,974
• Est. tax savings @ 24.0%: +$2,874
• After-tax cash flow: $-1,470/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

+456.4% since first listed

6 events — show timeline

• 2026-05-17 Price Changed $459,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $475,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-12 Sold (Public Records) $380,000 Public Records
• 2004-10-01 Sold (Public Records) $219,000 Public Records
• 2002-07-02 Sold (Public Records) $125,000 Public Records
• 1992-12-17 Sold (Public Records) $82,500 Public Records

Property tax history

+11.3%/yr

Latest (2025): $7,954 · -6.3% YoY. Source: county tax records.