529 Sunset Rd N · Rotonda, FL 33947

$299,000

3 bd · 2.0 ba · 1,487 sqft · SingleFamily public records · 116 Days on market

Built 2017 8,125 sqft lot Est $348k · 14% under $8/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).

• ARV discount +13.8/15.0
• Cash flow +9.9/30.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Double lot Located in Rotonda Heights. Price is per lot. Both lots must be sold together.

Key facts

• New landscaping
• Hurricane shutters
• 8,125 sq ft lot

Tags

• CUSTOM BUILT BLOCK HOME
• ENERGY EFFICIENT WINDOWS
• HURRICANE SHUTTERS
• NEW LANDSCAPING
• FRESHLY PAINTED FRONT DOOR
• SCREENED IN REAR PATIO

Property features AI

Finance

• Other: Pets allowed; Located in zoning RSF5
• Financial info: No lease restrictions reported; Total acreage less than 1/4 acre (approx. 0.19 acres)
• HOA & community: Has HOA (Legacy Property MANAGEMENT); Monthly association fee approximately $8

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single Family Residence; One story; Faces north; Homestead status
• Construction: Block construction; Shingle roof; Slab foundation; Built area approximately 1,487 living area (public records)
• Exterior features: Covered rear porch; Screened porch; Hurricane shutters; Private mailbox; Rain gutters; Sidewalk; Lot is cleared, landscaped and level; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stone counters; Eat-in kitchen; Exhaust fan
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Open floorplan; Living room/dining room combo; Stone counters; Thermostat; Tray ceilings; Walk-in closets; ENERGY STAR qualified windows; Shutters; Exhaust fan; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry room (inside); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (25.2% below list).
• Recommended offer: $224k (25.2% 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: 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; 27 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).
• This rent runs 33% 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 $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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago; this cycle's ask has dropped $26k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $218k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $223,554 (25.2% 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 116 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $347,958
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7346 Bargello St	0.40mi	3/2.0	1,530 (+3%)	4mo	$275,000	$180	74
102 Rebel Ct	0.35mi	3/2.0	1,483 (-0%)	15mo	$300,000	$202	71
15 Mariner Ln	0.63mi	3/2.0	1,480 (-0%)	1mo	$370,000	$250	69
126 Spur Dr	0.17mi	3/2.0	1,659 (+12%)	9mo	$430,000	$259	65
105 Spur Dr	0.30mi	3/2.0	1,637 (+10%)	8mo	$425,000	$260	62
7305 Innsbrook St	0.53mi	3/2.0	1,462 (-2%)	14mo	$250,000	$171	61
7418 Clearwater St	0.69mi	3/2.0	1,502 (+1%)	14mo	$320,000	$213	55
10157 Seabrook Ave	0.46mi	3/2.0	1,690 (+14%)	5mo	$395,000	$234	52
7401 Teaberry St	0.73mi	3/2.0	1,645 (+11%)	0mo	$448,455	$273	48
10133 Gulfstream Blvd	0.39mi	3/2.0	1,267 (-15%)	11mo	$200,000	$158	48
25 Mariner Ln	0.70mi	3/2.0	1,592 (+7%)	11mo	$330,000	$207	47
27 Mariner Ln	0.71mi	3/2.5	1,652 (+11%)	1mo	$420,000	$254	45

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: -2.2%
• Equity multiple: 0.89×
• Total profit: $-9,300
• Equity at exit: $105,983

10-year hold

• IRR: 1.2%
• Equity multiple: 1.14×
• Total profit: $11,735
• Equity at exit: $143,915

Cash invested: $83,720 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,236 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$254 /mo · $3,043/yr
• Insurance: −$125
• HOA: −$8
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-188

Break-even live

Break-even rent $2,474

Max offer price $265,774

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-103	+0% $-188	+5% $-273	+10% $-357
Rent	-10% $-365	-5% $-276	+0% $-188	+5% $-100	+10% $-11
Rate	-1.0pp $-38	-0.5pp $-112	base $-188	+0.5pp $-266	+1.0pp $-344

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	23d	1	0.19mi
285 Mark Twain Ln Rotonda West, FL	3.0	2.0	1759	$1,750	$0.99	23d	1	0.59mi
309 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	960	$1,450	$1.51	23d	1	0.78mi
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	23d	1	0.80mi
289 Boundary Blvd Unit 202 Rotonda West, FL	3.0	2.0	1168	$1,645	$1.41	23d	1	0.93mi
65 Fairway Rd Rotonda West, FL	3.0	2.0	1865	$2,700	$1.45	23d	1	0.94mi
9372 San Bernandino Ave Englewood, FL	2.0	2.0	1020	$4,666	$4.57	23d	1	0.95mi
278 Boundary Blvd Unit B Rotonda West, FL	2.0	2.0	1138	$1,625	$1.43	23d	1	1.00mi
36 Bunker Cir Rotonda West, FL	2.0	2.0	1533	$3,999	$2.61	23d	1	1.07mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	23d	1	1.07mi
181 Bunker Rd Rotonda West, FL	2.0	2.0	1355	$4,600	$3.39	23d	1	1.17mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	23d	1	1.20mi
10195 Burlington Ave Englewood, FL	2.0	2.0	1048	$1,750	$1.67	15d	1	1.22mi
9416 Anita Ave Englewood, FL	3.0	2.0	1162	$1,750	$1.51	15d	1	1.30mi
9322 Anita Ave Englewood, FL	2.0	2.0	1133	$1,495	$1.32	23d	1	1.35mi
9312 Anita Ave Unit B Englewood, FL	2.0	1.0	972	$1,600	$1.65	23d	1	1.36mi
10336 Pendleton Ave Englewood, FL	3.0	2.0	1162	$1,800	$1.55	23d	1	1.37mi
226 Boundary Blvd Rotonda West, FL	2.0	2.0	1200	$1,495	$1.25	15d	1	1.39mi
9264 Anita Ave Unit A Englewood, FL	2.0	2.0	1008	$1,400	$1.39	23d	1	1.40mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	23d	1	1.40mi
7114 Sunnybrook Blvd Englewood, FL	4.0	2.0	1636	$2,297	$1.40	23d	1	1.41mi
42 Mark Twain Ln Rotonda West, FL	3.0	2.5	1677	$2,800	$1.67	23d	1	1.44mi
9410 Tacoma Ave Unit A Englewood, FL	3.0	2.0	1062	$1,600	$1.51	15d	1	1.45mi
9271 Tacoma Ave Unit B Englewood, FL	2.0	2.0	1206	$1,650	$1.37	23d	1	1.47mi
6320 Brookridge St Englewood, FL	3.0	2.0	1445	$5,550	$3.84	23d	1	1.49mi
10452 Pendleton Ave Englewood, FL	3.0	2.0	1164	$1,700	$1.46	15d	1	1.49mi
87 Mark Twain Ln Rotonda West, FL	3.0	2.0	1235	$2,500	$2.02	23d	1	1.50mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 40 events

1. 2026-06-22
   days on market $299,000 Active 116 DOM
2. 2026-06-18
   days on market $299,000 Active 113 DOM
3. 2026-06-17
   days on market $299,000 Active 112 DOM
4. 2026-06-16
   days on market $299,000 Active 111 DOM
5. 2026-06-15
   days on market $299,000 Active 110 DOM
6. 2026-06-14
   days on market $299,000 Active 108 DOM
7. 2026-06-13
   days on market $299,000 Active 107 DOM
8. 2026-06-10
   days on market $299,000 Active 105 DOM
9. 2026-06-09
   days on market $299,000 Active 104 DOM
10. 2026-06-08
    days on market $299,000 Active 103 DOM
11. 2026-06-07
    days on market $299,000 Active 102 DOM
12. 2026-06-05
    days on market $299,000 Active 99 DOM
13. 2026-06-03
    days on market $299,000 Active 98 DOM
14. 2026-06-02
    days on market $299,000 Active 97 DOM
15. 2026-06-01
    days on market $299,000 Active 96 DOM
16. 2026-05-31
    days on market $299,000 Active 95 DOM
17. 2026-05-30
    days on market $299,000 Active 94 DOM
18. 2026-04-27
    price $299,000
19. 2026-04-14
    price $308,750
20. 2026-02-25
    listed $325,000 Active
21. 2026-02-18
    historical
22. 2026-02-13
    status Active
23. 2025-11-12
    price $315,000
24. 2025-09-17
    price $324,500
25. 2025-07-28
    price $329,900
26. 2025-06-27
    listed $335,000 Active
27. 2017-04-28
    soldstatus $218,000
28. 2016-02-25
    status Pending 89-char remark

    Show marketing remark (89 chars)

    Double lot Located in Rotonda Heights. Price is per lot. Both lots must be sold together.

29. 2016-02-25
    soldstatus $9,000 Sold 89-char remark

    Show marketing remark (89 chars)

    Double lot Located in Rotonda Heights. Price is per lot. Both lots must be sold together.

30. 2016-02-25
    soldstatus $9,000 Sold 89-char remark

    Show marketing remark (89 chars)

    Double lot Located in Rotonda Heights. Price is per lot. Both lots must be sold together.

31. 2016-02-11
    status Pending 89-char remark

    Show marketing remark (89 chars)

    Double lot Located in Rotonda Heights. Price is per lot. Both lots must be sold together.

32. 2016-02-04
    status Active 89-char remark

    Show marketing remark (89 chars)

    Double lot Located in Rotonda Heights. Price is per lot. Both lots must be sold together.

33. 2016-02-04
    status Pending 89-char remark

    Show marketing remark (89 chars)

    Double lot Located in Rotonda Heights. Price is per lot. Both lots must be sold together.

34. 2014-09-26
    status Active 89-char remark

    Show marketing remark (89 chars)

    Double lot Located in Rotonda Heights. Price is per lot. Both lots must be sold together.

35. 2014-09-18
    status Pending 89-char remark

    Show marketing remark (89 chars)

    Double lot Located in Rotonda Heights. Price is per lot. Both lots must be sold together.

36. 2014-06-14
    status Active 89-char remark

    Show marketing remark (89 chars)

    Double lot Located in Rotonda Heights. Price is per lot. Both lots must be sold together.

37. 2014-06-10
    historical 89-char remark

    Show marketing remark (89 chars)

    Double lot Located in Rotonda Heights. Price is per lot. Both lots must be sold together.

38. 2013-11-12
    listed $11,900 Active 89-char remark

    Show marketing remark (89 chars)

    Double lot Located in Rotonda Heights. Price is per lot. Both lots must be sold together.

39. 2006-03-09
    listed $74,900
40. 2006-03-08
    listed $74,900

ⓘ 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: $3,043 · $254/mo
• Projected year-2 tax: $3,043 · $254/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 5/10 Major FEMA zone X (unshaded) · 47% 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: $26,826
• − Mortgage interest: −$16,749
• − Property taxes: −$3,043
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − HOA: −$96
• − Depreciation: −$8,698
• Taxable loss: −$7,547
• Est. tax savings @ 24.0%: +$1,811
• After-tax cash flow: $-446/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

+299.2% since first listed

23 events — show timeline

• 2026-04-27 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $308,750 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Price Changed $324,500 Stellar MLS as Distributed by MLS Grid
• 2025-07-28 Price Changed $329,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-27 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-28 Sold (Public Records) $218,000 Public Records
• 2016-02-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-02-25 Sold (MLS) $9,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-25 Sold (MLS) $9,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-02-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-02-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-09-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-09-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-11-12 Listed $11,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-09 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-08 Listed $74,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+27.2%/yr

Latest (2025): $3,043 · +3.0% YoY. Source: county tax records.