27243 Ipswich Dr · Englewood, FL 34223

$324,900

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 90 Days on market

Built 2011 4,728 sqft lot $315/mo HOA · 11% 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 +9.7/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Rent growth +4.8/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to resort-style living in the sought-after, maintenance-free community of Arlington Cove, just 4 miles from the beach. From the moment you arrive, the elegant tile roof, lush tropical landscaping, and grand custom screened and tiled entryway set the tone for what’s inside. This beautifully maintained 3-bedroom, 2-bath villa offers an open-concept floor plan that seamlessly blends the great room, dining area, and kitchen—perfect for entertaining or everyday comfort. Tile floors flow throughout the main living areas, with laminate wood in the primary suite and brand-new carpet in the guest bedrooms, offering both style and peace of mind. The kitchen is a standout, featuring rich wood cabinetry, granite countertops, a striking stone tile backsplash, stainless steel appliances, a center island with seating, and a raised breakfast bar. Sliding glass doors off the great room lead you to a private screened and tiled lanai and a brick paver patio where you’ll love unwinding while taking in the peaceful natural surroundings. The primary suite is a true retreat with a spacious walk-in closet and an ensuite bath featuring dual granite-topped vanities and a beautifully tiled, glass-enclosed walk-in shower. Two comfortable guest bedrooms share a well-appointed bath with a tiled tub/shower combo. Living in Arlington Cove means enjoying true maintenance-free living, with fees that include lawn care, landscaping, palm tree trimming, roof reserves, gutter replacement, exterior painting, and access to the sparkling community pool and cabana. Ideally located near Manasota Beach, Englewood Beach, Venice Beach, Wellen Park, and CoolToday Park—home of the Atlanta Braves Spring Training—this home puts you close to dining, shopping, golf, boating, fishing, and more. This is Florida living at its finest!

Key facts

• Rich wood cabinetry
• Granite countertops
• Elegant tile roof

Tags

• ELEGANT TILE ROOF
• LUSH TROPICAL LANDSCAPING
• CUSTOM SCREENED ENTRYWAY
• OPEN CONCEPT FLOOR PLAN
• RICH WOOD CABINETRY
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (12.8% below list).
• Recommended offer: $283k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• Sarasota (urban): math 63% / reading 63% proficiency, ranked #7 of 73 in FL (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Englewood Elementary School (math 65% / reading 66%, grade B+, #500 of 2,144 statewide, top 24%, 587 students, 52% FRL).
• Market conditions: Rents rising fast (+9.0%/yr); 726 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 45% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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.
• Current owner paid $250k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $283,283 (12.8% 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 90 days. Have you received any prior offers? Is the seller open to a 13% 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 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?
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: 0.87% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.44×
• Total profit: $-51,293
• Equity at exit: $48,444

10-year hold

• IRR: 0.8%
• Equity multiple: 1.07×
• Total profit: $6,416
• Equity at exit: $28,091

Cash invested: $90,972 (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 34223

• Home prices YoY: -34.2%
• Rents YoY: 9.0%
• Active inventory: 726
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,833 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$300 /mo · $3,603/yr
• Insurance: −$135
• HOA: −$315
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-216

Break-even live

Break-even rent $3,107

Max offer price $286,660

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-125	+0% $-216	+5% $-308	+10% $-400
Rent	-10% $-440	-5% $-328	+0% $-216	+5% $-105	+10% $7
Rate	-1.0pp $-53	-0.5pp $-134	base $-216	+0.5pp $-301	+1.0pp $-386

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $315 · $3,780/yr
• Likely covers: landscapingpool

Listing history 36 events

1. 2026-06-21
   days on market $324,900 Active 90 DOM
2. 2026-06-18
   days on market $324,900 Active 87 DOM
3. 2026-06-17
   days on market $324,900 Active 86 DOM
4. 2026-06-16
   days on market $324,900 Active 85 DOM
5. 2026-06-15
   days on market $324,900 Active 84 DOM
6. 2026-06-13
   days on market $324,900 Active 82 DOM
7. 2026-06-13
   days on market $324,900 Active 81 DOM
8. 2026-06-10
   days on market $324,900 Active 79 DOM
9. 2026-06-09
   days on market $324,900 Active 78 DOM
10. 2026-06-08
    days on market $324,900 Active 77 DOM
11. 2026-06-08
    days on market $324,900 Active 76 DOM
12. 2026-06-05
    days on market $324,900 Active 73 DOM
13. 2026-06-03
    days on market $324,900 Active 72 DOM
14. 2026-06-02
    days on market $324,900 Active 71 DOM
15. 2026-06-01
    days on market $324,900 Active 70 DOM
16. 2026-05-31
    days on market $324,900 Active 69 DOM
17. 2026-03-23
    listed $324,900 Active 1848-char remark

    Show marketing remark (1848 chars)

    Welcome to resort-style living in the sought-after, maintenance-free community of Arlington Cove, just 4 miles from the beach. From the moment you arrive, the elegant tile roof, lush tropical landscaping, and grand custom screened and tiled entryway set the tone for what’s inside. This beautifully maintained 3-bedroom, 2-bath villa offers an open-concept floor plan that seamlessly blends the great room, dining area, and kitchen—perfect for entertaining or everyday comfort. Tile floors flow throughout the main living areas, with laminate wood in the primary suite and brand-new carpet in the guest bedrooms, offering both style and peace of mind. The kitchen is a standout, featuring rich wood cabinetry, granite countertops, a striking stone tile backsplash, stainless steel appliances, a center island with seating, and a raised breakfast bar. Sliding glass doors off the great room lead you to a private screened and tiled lanai and a brick paver patio where you’ll love unwinding while taking in the peaceful natural surroundings. The primary suite is a true retreat with a spacious walk-in closet and an ensuite bath featuring dual granite-topped vanities and a beautifully tiled, glass-enclosed walk-in shower. Two comfortable guest bedrooms share a well-appointed bath with a tiled tub/shower combo. Living in Arlington Cove means enjoying true maintenance-free living, with fees that include lawn care, landscaping, palm tree trimming, roof reserves, gutter replacement, exterior painting, and access to the sparkling community pool and cabana. Ideally located near Manasota Beach, Englewood Beach, Venice Beach, Wellen Park, and CoolToday Park—home of the Atlanta Braves Spring Training—this home puts you close to dining, shopping, golf, boating, fishing, and more. This is Florida living at its finest!

18. 2025-12-10
    historical
19. 2025-07-16
    price $349,900
20. 2025-05-02
    listed $355,000 Active
21. 2024-08-05
    historical
22. 2024-05-31
    price $399,900
23. 2024-02-20
    listed $405,000 Active
24. 2016-11-01
    soldstatus $250,000
25. 2016-10-31
    soldstatus $250,000 Sold
26. 2016-10-24
    status Pending
27. 2016-09-08
    historical Active with Contract
28. 2016-08-01
    listed $258,500 Active
29. 2012-04-03
    soldstatus $169,990
30. 2012-03-30
    soldstatus $169,990
31. 2011-06-21
    listed $180,990
32. 2011-02-01
    soldstatus $840,000
33. 2009-06-01
    soldstatus $392,000
34. 2009-03-23
    soldstatus $2,450,000
35. 2008-09-09
    soldstatus $1,100,000
36. 2005-03-08
    soldstatus $1,550,000

ⓘ 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: $3,603 · $300/mo
• Projected year-2 tax: $3,603 · $300/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 2/10 Low FEMA zone X (shaded) · 3% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,994
• − Mortgage interest: −$18,199
• − Property taxes: −$3,603
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,720
• − Management: −$2,720
• − HOA: −$3,780
• − Depreciation: −$9,452
• Taxable loss: −$8,103
• Est. tax savings @ 24.0%: +$1,945
• After-tax cash flow: $-653/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: Sarasota
• NCES district ID: 1201680
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $51,167
• Composite: 53.68/100
• National rank: #1428
• State rank: #7 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

• Census place: Englewood, FL
• County: Sarasota County · 448,376 people
• City population: 35,420
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 19,884
• Household income: $76,016
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 290.0

Population outlook (Sarasota County) Hauer SSP2

• Today (2025): 452,380 people
• By 2030: 474,175 · +4.8%
• By 2040: 511,577 · +13.1%
• By 2050: 541,467 · +19.7%
• By 2075: 604,947 · +33.7%
• By 2100: 621,965 · +37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 7% Lithuanian 4% Iranian 2%
• Foreign-born: 9% · Canada
• Languages at home: 94% English-only · German/W. Germanic 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Sarasota

• 2024 margin: R (+18.2) · D 40.5% · R 58.7%
• 2008→2024 swing: -18.1pp toward R · 2008: -0.1pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+10.4 2016: R+11.6 2012: R+7.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.26%
• Current HPI: 281.0529
• Rent YoY: ▲ 9.02%
• Metro: North Port-Sarasota-Bradenton, 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

-79.0% since first listed

20 events — show timeline

• 2026-03-23 Listed $324,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-16 Price Changed $349,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Listed $355,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-31 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2024-02-20 Listed $405,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-01 Sold (Public Records) $250,000 Public Records
• 2016-10-31 Sold (MLS) $250,000 Stellar MLS as Distributed by MLS Grid
• 2016-10-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-09-08 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-08-01 Listed $258,500 Stellar MLS as Distributed by MLS Grid
• 2012-04-03 Sold (Public Records) $169,990 Public Records
• 2012-03-30 Sold (MLS) $169,990 Stellar MLS as Distributed by MLS Grid
• 2011-06-21 Listed $180,990 Stellar MLS as Distributed by MLS Grid
• 2011-02-01 Sold (Public Records) $840,000 Public Records
• 2009-06-01 Sold (Public Records) $392,000 Public Records
• 2009-03-23 Sold (Public Records) $2,450,000 Public Records
• 2008-09-09 Sold (Public Records) $1,100,000 Public Records
• 2005-03-08 Sold (Public Records) $1,550,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,603 · -8.8% YoY. Source: county tax records.