66 Bull Bay Ln · Englewood, FL 34224

$150,000

1 bd · 2.0 ba · 910 sqft · Land public records · 16 Days on market

Built 1985 4,674 sqft lot $120/mo HOA · 7% of rent ↓ 25% since listing

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Why this score? — see what drove the C 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +7.2/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome To Oyster Creek Mobile Home Park! This Waterfront 55+ Community Sits Directly On Oyster Creek With Boating Access To The Intracoastal Waterway And The Gulf Of Mexico. This Remodeled 1 Bedroom 2 Full Bath With Large Family Room Home Would Make The Perfect Winter Retreat Or Year Round Residence. There Is Nothing Left To Be Done But To Relax And Enjoy The Sunshine! The Large Driveway And Carport Gives You And Your Guests Plenty Of Space To Park. New A/C In 2019. Not In A Flood Zone! The Low Monthly HOA Fee Makes This Home Very Affordable. Cruise To The Fabulous Amenities In This Golf Cart Friendly Community Featuring A Large Clubhouse, Shuffleboard, Horse Shoes, Boat Ramp With Kayak Launch, Dock, Storage Area For Boat Trailers, Boats etc. , Or Take The Short Ride Over To The Ann Dever Memorial Park For A Swim In The Pool Or A Walk On The Nature Trails. Minutes To Manasota Key With 4 Gorgeous Public Beaches, And Some Of The Best Boating And Restaurants Around! There's So Much To Do In This Great Town Of Englewood.

Key facts

• Large family room
• Oversized bedroom
• Waterfront community

Tags

• WATERFRONT COMMUNITY
• DIRECT BOATING ACCESS
• REMODELED HOME
• TWO SPACIOUS LIVING AREAS
• LARGE FAMILY ROOM
• OVERSIZED BEDROOM

Property features AI

Finance

• Other: Lease restrictions apply; Partially furnished
• Financial info: Total monthly fees $120 (total annual $1,440)
• HOA & community: Has HOA (monthly fee $120) with required association approval; Association amenities include clubhouse, recreation facilities, shuffleboard court and storage; Association fee covers escrow reserves fund and grounds maintenance; Senior community; Deed restrictions; buyer approval required; Golf carts allowed; Pets allowed with breed restrictions

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Cable available; Phone available; BB/HS internet available; Underground utilities
• Home design: Manufactured double-wide home; One story; South-facing; Entry level: One
• Construction: Metal frame and metal siding; Shingle roof; Crawlspace foundation; Built as a double-wide manufactured home
• Exterior features: Covered, decked and screened patio/porch; Outdoor lighting; Storage (shed)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Solid wood cabinets; Thermostat; Blinds
• Laundry & utility: Washer; Dryer; Inside laundry room; Inside utility; Florida room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath land listed at $150k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.8% in Englewood — 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 73/100 on livability (#321 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, health & safety A; Watch: employment C-, amenities F, commute F.
• 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 (-0.1%/yr); 737 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 38% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

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 $147,750 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.69×
• Total profit: $-13,199
• Equity at exit: $22,365

10-year hold

• IRR: -4.6%
• Equity multiple: 0.74×
• Total profit: $-10,719
• Equity at exit: $12,969

Cash invested: $42,000 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 737
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$787
• Tax from tax record: −$225 /mo · $2,702/yr
• Insurance: −$62
• HOA: −$120
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $257

Break-even live

Break-even rent $1,512

Max offer price $150,000

Occupancy floor 81%

Sensitivity live

Price	-10% $342	-5% $299	+0% $257	+5% $215	+10% $172
Rent	-10% $112	-5% $184	+0% $257	+5% $330	+10% $402
Rate	-1.0pp $333	-0.5pp $295	base $257	+0.5pp $218	+1.0pp $179

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	23d	1	0.13mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	15d	1	0.69mi
1604 Cardinal Ln Unit 1 Englewood, FL	1.0	1.0	750	$1,300	$1.73	23d	1	0.79mi
9264 Anita Ave Unit A Englewood, FL	2.0	2.0	1008	$1,400	$1.39	23d	1	1.16mi
9312 Anita Ave Unit B Englewood, FL	2.0	1.0	972	$1,600	$1.65	23d	1	1.24mi
9372 San Bernandino Ave Englewood, FL	2.0	2.0	1020	$4,666	$4.57	23d	1	1.42mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	23d	1	1.43mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	23d	1	1.44mi

HOA detail

• Monthly dues: $120 · $1,440/yr
• Likely covers: waterpool

Listing history 8 events

1. 2026-05-08
   status Pending
2. 2026-04-22
   listed $150,000 Active
3. 2022-03-07
   soldstatus $190,000 Closed 1035-char remark

   Show marketing remark (1035 chars)

   Welcome To Oyster Creek Mobile Home Park! This Waterfront 55+ Community Sits Directly On Oyster Creek With Boating Access To The Intracoastal Waterway And The Gulf Of Mexico. This Remodeled 1 Bedroom 2 Full Bath With Large Family Room Home Would Make The Perfect Winter Retreat Or Year Round Residence. There Is Nothing Left To Be Done But To Relax And Enjoy The Sunshine! The Large Driveway And Carport Gives You And Your Guests Plenty Of Space To Park. New A/C In 2019. Not In A Flood Zone! The Low Monthly HOA Fee Makes This Home Very Affordable. Cruise To The Fabulous Amenities In This Golf Cart Friendly Community Featuring A Large Clubhouse, Shuffleboard, Horse Shoes, Boat Ramp With Kayak Launch, Dock, Storage Area For Boat Trailers, Boats etc. , Or Take The Short Ride Over To The Ann Dever Memorial Park For A Swim In The Pool Or A Walk On The Nature Trails. Minutes To Manasota Key With 4 Gorgeous Public Beaches, And Some Of The Best Boating And Restaurants Around! There's So Much To Do In This Great Town Of Englewood.

4. 2022-03-07
   soldstatus $190,000

   Show marketing remark (1035 chars)

   Welcome To Oyster Creek Mobile Home Park! This Waterfront 55+ Community Sits Directly On Oyster Creek With Boating Access To The Intracoastal Waterway And The Gulf Of Mexico. This Remodeled 1 Bedroom 2 Full Bath With Large Family Room Home Would Make The Perfect Winter Retreat Or Year Round Residence. There Is Nothing Left To Be Done But To Relax And Enjoy The Sunshine! The Large Driveway And Carport Gives You And Your Guests Plenty Of Space To Park. New A/C In 2019. Not In A Flood Zone! The Low Monthly HOA Fee Makes This Home Very Affordable. Cruise To The Fabulous Amenities In This Golf Cart Friendly Community Featuring A Large Clubhouse, Shuffleboard, Horse Shoes, Boat Ramp With Kayak Launch, Dock, Storage Area For Boat Trailers, Boats etc. , Or Take The Short Ride Over To The Ann Dever Memorial Park For A Swim In The Pool Or A Walk On The Nature Trails. Minutes To Manasota Key With 4 Gorgeous Public Beaches, And Some Of The Best Boating And Restaurants Around! There's So Much To Do In This Great Town Of Englewood.

5. 2022-02-07
   status Pending 1035-char remark

   Show marketing remark (1035 chars)

   Welcome To Oyster Creek Mobile Home Park! This Waterfront 55+ Community Sits Directly On Oyster Creek With Boating Access To The Intracoastal Waterway And The Gulf Of Mexico. This Remodeled 1 Bedroom 2 Full Bath With Large Family Room Home Would Make The Perfect Winter Retreat Or Year Round Residence. There Is Nothing Left To Be Done But To Relax And Enjoy The Sunshine! The Large Driveway And Carport Gives You And Your Guests Plenty Of Space To Park. New A/C In 2019. Not In A Flood Zone! The Low Monthly HOA Fee Makes This Home Very Affordable. Cruise To The Fabulous Amenities In This Golf Cart Friendly Community Featuring A Large Clubhouse, Shuffleboard, Horse Shoes, Boat Ramp With Kayak Launch, Dock, Storage Area For Boat Trailers, Boats etc. , Or Take The Short Ride Over To The Ann Dever Memorial Park For A Swim In The Pool Or A Walk On The Nature Trails. Minutes To Manasota Key With 4 Gorgeous Public Beaches, And Some Of The Best Boating And Restaurants Around! There's So Much To Do In This Great Town Of Englewood.

6. 2022-01-13
   status Active 1035-char remark

   Show marketing remark (1035 chars)

   Welcome To Oyster Creek Mobile Home Park! This Waterfront 55+ Community Sits Directly On Oyster Creek With Boating Access To The Intracoastal Waterway And The Gulf Of Mexico. This Remodeled 1 Bedroom 2 Full Bath With Large Family Room Home Would Make The Perfect Winter Retreat Or Year Round Residence. There Is Nothing Left To Be Done But To Relax And Enjoy The Sunshine! The Large Driveway And Carport Gives You And Your Guests Plenty Of Space To Park. New A/C In 2019. Not In A Flood Zone! The Low Monthly HOA Fee Makes This Home Very Affordable. Cruise To The Fabulous Amenities In This Golf Cart Friendly Community Featuring A Large Clubhouse, Shuffleboard, Horse Shoes, Boat Ramp With Kayak Launch, Dock, Storage Area For Boat Trailers, Boats etc. , Or Take The Short Ride Over To The Ann Dever Memorial Park For A Swim In The Pool Or A Walk On The Nature Trails. Minutes To Manasota Key With 4 Gorgeous Public Beaches, And Some Of The Best Boating And Restaurants Around! There's So Much To Do In This Great Town Of Englewood.

7. 2022-01-06
   status Pending 1035-char remark

   Show marketing remark (1035 chars)

   Welcome To Oyster Creek Mobile Home Park! This Waterfront 55+ Community Sits Directly On Oyster Creek With Boating Access To The Intracoastal Waterway And The Gulf Of Mexico. This Remodeled 1 Bedroom 2 Full Bath With Large Family Room Home Would Make The Perfect Winter Retreat Or Year Round Residence. There Is Nothing Left To Be Done But To Relax And Enjoy The Sunshine! The Large Driveway And Carport Gives You And Your Guests Plenty Of Space To Park. New A/C In 2019. Not In A Flood Zone! The Low Monthly HOA Fee Makes This Home Very Affordable. Cruise To The Fabulous Amenities In This Golf Cart Friendly Community Featuring A Large Clubhouse, Shuffleboard, Horse Shoes, Boat Ramp With Kayak Launch, Dock, Storage Area For Boat Trailers, Boats etc. , Or Take The Short Ride Over To The Ann Dever Memorial Park For A Swim In The Pool Or A Walk On The Nature Trails. Minutes To Manasota Key With 4 Gorgeous Public Beaches, And Some Of The Best Boating And Restaurants Around! There's So Much To Do In This Great Town Of Englewood.

8. 2021-12-10
   listed $199,900 Active 1035-char remark

   Show marketing remark (1035 chars)

   Welcome To Oyster Creek Mobile Home Park! This Waterfront 55+ Community Sits Directly On Oyster Creek With Boating Access To The Intracoastal Waterway And The Gulf Of Mexico. This Remodeled 1 Bedroom 2 Full Bath With Large Family Room Home Would Make The Perfect Winter Retreat Or Year Round Residence. There Is Nothing Left To Be Done But To Relax And Enjoy The Sunshine! The Large Driveway And Carport Gives You And Your Guests Plenty Of Space To Park. New A/C In 2019. Not In A Flood Zone! The Low Monthly HOA Fee Makes This Home Very Affordable. Cruise To The Fabulous Amenities In This Golf Cart Friendly Community Featuring A Large Clubhouse, Shuffleboard, Horse Shoes, Boat Ramp With Kayak Launch, Dock, Storage Area For Boat Trailers, Boats etc. , Or Take The Short Ride Over To The Ann Dever Memorial Park For A Swim In The Pool Or A Walk On The Nature Trails. Minutes To Manasota Key With 4 Gorgeous Public Beaches, And Some Of The Best Boating And Restaurants Around! There's So Much To Do In This Great Town Of Englewood.

ⓘ 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: $2,702 · $225/mo
• Projected year-2 tax: $2,702 · $225/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) · 45% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $22,044
• − Mortgage interest: −$8,402
• − Property taxes: −$2,702
• − Insurance: −$750
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$1,440
• − Depreciation: −$4,364
• Taxable income: $859
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $2,877/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 — Englewood

• Score: 73/100
• State rank: #321
• US rank: #5655

Category grades

Amenities F Commute F Cost of living A Crime A- Employment C- Housing A+ Health & safety A User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• City population: 35,420
• Metro: Punta Gorda, FL
• Population (ZIP): 15,536
• Household income: $57,281
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 329.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Other Indo-European 2% 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: ▼ -75.76%
• Current HPI: 325.0345
• Rent YoY: ▼ -0.11%
• 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

-25.0% since first listed

8 events — show timeline

• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-07 Sold (Public Records) $190,000 Public Records
• 2022-03-07 Sold (MLS) $190,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-01-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-10 Listed $199,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2025): $2,702 · +6.2% YoY. Source: county tax records.