1891 Englewood Rd #94 · Englewood, FL 34223

$31,500

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 53 Days on market

Built 1966 6,374 sqft lot $188/mo HOA · 8% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A little piece of paradise is waiting for you. This is 3 bedrooms, 2 bathrooms single wide mobile home. Brook to Bay is a very quiet and private mobile home park located in Englewood, FL. Only minutes away from shopping, beaches, and golf courses. This single wide is a great investment or a great place to call home.

Key facts

• Added privacy
• Peaceful setting
• Spacious lots

Tags

• SPACIOUS LOTS
• ADDED PRIVACY
• PEACEFUL SETTING
• INVESTMENT OPPORTUNITY
• NATURAL BEAUTY
• GULF OF MEXICO BEACHES

Property features AI

Finance

• Financial info: Total monthly fees $188; total annual fees $2,256; Lease restrictions apply
• HOA & community: HOA required; monthly fee $188; HOA includes pool, grounds maintenance, and recreational facilities; Community amenities: clubhouse and pool; Association amenities include laundry and shuffleboard court; Association approval required; Senior community; no pets allowed

Exterior

• Parking: Road access via asphalt and concrete surfaces
• Utilities: Electricity connected; Public water connected; Public sewer
• Home design: Residential mobile home (single wide); One story; Faces southeast; Entry level: One
• Construction: Vinyl siding with frame construction; Metal roof; Pillar/post/pier foundation; Built footprint consistent with single-wide mobile home
• Exterior features: Sidewalk; Private boat ramp (canal - saltwater access)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floor plan; Formal dining (L-shaped dining area)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $32k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $32k).
• Recommended offer: $31k (3.0% below list) — sets the bar for market timing.
• Cap rate 60.8% 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.
• Market conditions: Rents rising fast (+9.0%/yr); 717 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 38% 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 $218 of loan paydown is wiped out by about $945 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $48k (61%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• 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 $30,555 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 7.65% ✓
• Cap rate: 60.83%
• Cash-on-cash: 194.76%
• DSCR: 9.67
• GRM: 1.1

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: —
• Equity multiple: 12.22×
• Total profit: $98,998
• Equity at exit: $4,697

10-year hold

• IRR: —
• Equity multiple: 30.75×
• Total profit: $262,363
• Equity at exit: $2,724

Cash invested: $8,820 (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: 717
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $2,410 medium
• Mortgage (P&I): −$165
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$13
• HOA: −$188
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $1,431

Break-even live

Break-even rent $598

Max offer price $31,500

Occupancy floor 36%

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: $7,875
• Closing costs: $945
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $188 · $2,256/yr

Listing history 8 events

1. 2026-05-11
   status Pending
2. 2026-04-22
   price $31,500
3. 2026-03-19
   listed $79,900 Active
4. 2013-02-06
   soldstatus $45,000
5. 2013-02-01
   soldstatus $45,000 317-char remark

   Show marketing remark (317 chars)

   A little piece of paradise is waiting for you. This is 3 bedrooms, 2 bathrooms single wide mobile home. Brook to Bay is a very quiet and private mobile home park located in Englewood, FL. Only minutes away from shopping, beaches, and golf courses. This single wide is a great investment or a great place to call home.

6. 2013-01-02
   listed $50,000 317-char remark

   Show marketing remark (317 chars)

   A little piece of paradise is waiting for you. This is 3 bedrooms, 2 bathrooms single wide mobile home. Brook to Bay is a very quiet and private mobile home park located in Englewood, FL. Only minutes away from shopping, beaches, and golf courses. This single wide is a great investment or a great place to call home.

7. 1999-06-28
   soldstatus $47,500
8. 1998-03-04
   soldstatus $30,000

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $1,276 · $106/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 (shaded) · 51% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,923
• − Mortgage interest: −$1,764
• − Property taxes: −$1,276
• − Insurance: −$158
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − HOA: −$2,256
• − Depreciation: −$916
• Taxable income: $17,925
• Est. tax owed @ 24.0%: −$4,302
• After-tax cash flow: $12,876/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

+5.0% since first listed

8 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $31,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2013-02-06 Sold (Public Records) $45,000 Public Records
• 2013-02-01 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2013-01-02 Listed $50,000 Stellar MLS as Distributed by MLS Grid
• 1999-06-28 Sold (Public Records) $47,500 Public Records
• 1998-03-04 Sold (Public Records) $30,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,276 · +2.2% YoY. Source: county tax records.