1386 Ibis Dr · Englewood, FL 34224

$159,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 170 Days on market

Built 2024 7,500 sqft lot Est $126k · 26% over $9/mo HOA

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to your 55+ Water Access Community, Manatee Cove. Discover your dream home with this stunning brand-new mobile home, featuring hurricane-rated durability for added safety. Enjoy the benefits of owning your land with no lot rent. Inside, you'll find an elegant open floor plan with laminate flooring throughout and drywall finished walls, creating a polished look. The spacious kitchen boasts a walk-in pantry and an island with electric, perfect for meal prep, while the large inside laundry area adds convenience. With 3 bedrooms and 2 bathrooms, including a master suite with a walk-in closet, this home is ideal for families or guests. Step outside

Key facts

• Owning your land
• Open floor plan
• Laminate flooring

Tags

• 6 YEAR MANUFACTURER WARRANTY
• HURRICANE RATED DURABILITY
• OWNING YOUR LAND
• OPEN FLOOR PLAN
• LAMINATE FLOORING
• WALK IN PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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.
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,603/mo this rent would consume 55% of the median local household income ($57k/yr) (locally 329% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 170 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $41k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $159k implies a 308% gain — meaningful room to come down on a strong offer.

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; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.64% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.50%
• DSCR: 2.05
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $125,712
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1297 Kingfisher Dr	0.27mi	2/2.0 (-1)	1,176 (-9%)	3mo	$105,000	$89	64
6287 Oriole Blvd	0.67mi	2/2.0 (-1)	1,344 (+4%)	11mo	$130,000	$97	48
1513 Blue Heron Dr	0.46mi	2/2.0 (-1)	1,152 (-11%)	11mo	$165,000	$143	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,684
• Equity at exit: $23,707

10-year hold

• IRR: 1.7%
• Equity multiple: 1.10×
• Total profit: $4,392
• Equity at exit: $13,747

Cash invested: $44,520 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,603 high
• Mortgage (P&I): −$834
• Tax from tax record: −$275 /mo · $3,304/yr
• Insurance: −$66
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$9
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $445

Break-even live

Break-even rent $2,039

Max offer price $159,000

Occupancy floor 78%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	13d	1	0.37mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	21d	1	0.60mi
1081 Humboldt St Englewood, FL	3.0	2.0	1838	$2,400	$1.31	21d	1	0.61mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	21d	1	0.73mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	21d	1	0.84mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	21d	1	0.94mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	21d	1	0.96mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	21d	1	0.96mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	21d	1	1.01mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	21d	1	1.28mi
1501 Helene Ave Englewood, FL	3.0	2.0	1608	$3,200	$1.99	13d	1	1.35mi
9264 Anita Ave Unit A Englewood, FL	2.0	2.0	1008	$1,400	$1.39	21d	1	1.37mi
1960 Oregon Trl Unit 2A Englewood, FL	2.0	2.0	1360	$3,750	$2.76	21d	1	1.39mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	21d	1	1.43mi
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	21d	1	1.44mi
9312 Anita Ave Unit B Englewood, FL	2.0	1.0	972	$1,600	$1.65	21d	1	1.46mi
9322 Anita Ave Englewood, FL	2.0	2.0	1133	$1,495	$1.32	21d	1	1.48mi

HOA detail

• Monthly dues: $9 · $108/yr
• Likely covers: waterelectric

Listing history 32 events

1. 2026-04-20
   status Pending
2. 2026-04-15
   price $159,000
3. 2026-02-12
   price $169,000
4. 2025-12-16
   price $179,000
5. 2025-12-16
   price $189,000
6. 2025-11-01
   listed $199,900 Active
7. 2025-07-24
   historical
8. 2025-03-31
   price $219,000
9. 2025-03-03
   price $229,000
10. 2025-01-30
    price $239,000
11. 2024-12-16
    price $249,000
12. 2024-11-25
    price $269,000
13. 2024-07-18
    listed $299,999 Active
14. 2023-06-02
    historical
15. 2023-04-08
    price $55,000
16. 2023-02-10
    listed $65,000 Active
17. 2015-03-04
    soldstatus $39,000 Sold
18. 2015-02-07
    historical Contingent - Inspections
19. 2015-01-15
    listed $44,900 Active
20. 2014-12-16
    historical
21. 2014-11-26
    price $44,717
22. 2014-11-21
    status Active
23. 2014-11-14
    status Pending
24. 2014-11-08
    listed $44,747 Active
25. 2014-09-23
    soldstatus $25,000 Sold
26. 2014-06-10
    historical
27. 2014-04-04
    status Pending
28. 2014-03-29
    price $32,900
29. 2014-03-28
    status Pending
30. 2014-03-14
    listed $42,900 Active
31. 1990-08-01
    soldstatus $35,000
32. 1984-05-01
    soldstatus $34,500

ⓘ 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: $3,304 · $275/mo
• Projected year-2 tax: $3,304 · $275/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 5/10 Major
• 🌡 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: $31,232
• − Mortgage interest: −$8,906
• − Property taxes: −$3,304
• − Insurance: −$5,914
• − Repairs & maintenance: −$2,499
• − Management: −$2,499
• − HOA: −$108
• − Depreciation: −$4,625
• Taxable income: $3,378
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $4,532/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

• Census place: Englewood, FL
• 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

+360.9% since first listed

32 events — show timeline

• 2026-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-01 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-03 Price Changed $229,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-30 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-16 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-25 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-18 Listed $299,999 Stellar MLS as Distributed by MLS Grid
• 2023-06-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-04-08 Price Changed $55,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-10 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-04 Sold (MLS) $39,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-07 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-01-15 Listed $44,900 Stellar MLS as Distributed by MLS Grid
• 2014-12-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-11-26 Price Changed $44,717 Stellar MLS as Distributed by MLS Grid
• 2014-11-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-11-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-11-08 Listed $44,747 Stellar MLS as Distributed by MLS Grid
• 2014-09-23 Sold (MLS) $25,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-03-29 Price Changed $32,900 Stellar MLS as Distributed by MLS Grid
• 2014-03-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-03-14 Listed $42,900 Stellar MLS as Distributed by MLS Grid
• 1990-08-01 Sold (Public Records) $35,000 Public Records
• 1984-05-01 Sold (Public Records) $34,500 Public Records

Property tax history

+12.0%/yr

Latest (2025): $3,304 · +259.0% YoY. Source: county tax records.