1363 Seagull Dr · Englewood, FL 34224

$169,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 314 Days on market

Built 1979 7,920 sqft lot $8/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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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

POPULAR HOLIDAY MOBILE ESTATES * * * GREAT BUY * * * SPOTLESS, AIRY & BRIGHT HOME * * * MANY IMPROVEMENTS * * * FURNISHED * * * This home has been well maintained, had new plumbing in 1996, new roof over in 1994, new A/C in 1995, thermal windows in 1997, and driveway culvert in 1999. This home is in great condition! Minutes to area beaches great shopping and restaurants.

Key facts

• Lemon bay access
• Boat ramp access
• Fully furnished

Tags

• BOAT RAMP ACCESS
• LEMON BAY ACCESS
• FULLY FURNISHED

Property features AI

Finance

• Other: Directions: Route 776 east to Ibis Ln. left to stop then right to Seagull Dr., turn left; home is on the right
• Financial info: Lease restrictions apply; Turnkey furnished
• HOA & community: Has HOA (annual fee $100 / $8.33 monthly); Association amenities include clubhouse, recreation facilities, pickleball and shuffleboard courts; Deed restrictions and community street lights; Golf carts allowed; Senior community; Pets allowed (cats and dogs); Association name listed as Chris Baker

Exterior

• Parking: Covered parking; Boat parking; 1-car carport
• Security: Security lights; Smoke detectors
• Utilities: Public water; Public sewer; High-speed internet/BB/HS available; Cable available; Fiber optics available; Phone available; Sewer connected; Water connected; 1 well on property
• Home design: Manufactured double-wide home (attached); One level; Faces west
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built by Schu (make: Schu)
• Exterior features: Covered patio/porch; Exterior lighting; Rain gutters; Storage shed; Fruit trees and landscaped trees on lot; Flood zone

Interior

• Kitchen: Convection oven; Dishwasher; Disposal; Exhaust fan; Ice maker; Microwave; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Hardwood; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Open floorplan; Thermostat; Blinds, drapes, rods, shades and shutters on windows; Wood window frames
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry room; Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% 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).
• 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 42% 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 $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 314 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $26k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $169k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.18% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $47,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Camino Real	0.54mi	2/2.0	818 (-15%)	8mo	$40,000	$49	44

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: -6.8%
• Equity multiple: 0.76×
• Total profit: $-11,572
• Equity at exit: $25,198

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-4,524
• Equity at exit: $14,612

Cash invested: $47,320 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$886
• Tax from tax record: −$199 /mo · $2,393/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$8
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $339

Break-even live

Break-even rent $1,558

Max offer price $169,000

Occupancy floor 78%

Sensitivity live

Price	-10% $434	-5% $386	+0% $339	+5% $291	+10% $243
Rent	-10% $182	-5% $260	+0% $339	+5% $417	+10% $496
Rate	-1.0pp $424	-0.5pp $382	base $339	+0.5pp $295	+1.0pp $250

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	15d	1	0.49mi
1604 Cardinal Ln Unit 1 Englewood, FL	1.0	1.0	750	$1,300	$1.73	22d	1	0.52mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	22d	1	0.95mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	22d	1	1.15mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	22d	1	1.16mi
9264 Anita Ave Unit A Englewood, FL	2.0	2.0	1008	$1,400	$1.39	22d	1	1.22mi
9312 Anita Ave Unit B Englewood, FL	2.0	1.0	972	$1,600	$1.65	22d	1	1.31mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	22d	1	1.43mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 24 events

1. 2026-06-22
   days on market $169,000 Active 314 DOM
2. 2026-06-18
   days on market $169,000 Active 311 DOM
3. 2026-06-17
   days on market $169,000 Active 310 DOM
4. 2026-06-16
   days on market $169,000 Active 309 DOM
5. 2026-06-15
   days on market $169,000 Active 308 DOM
6. 2026-06-14
   days on market $169,000 Active 306 DOM
7. 2026-06-13
   days on market $169,000 Active 305 DOM
8. 2026-06-10
   days on market $169,000 Active 303 DOM
9. 2026-06-09
   days on market $169,000 Active 302 DOM
10. 2026-06-08
    days on market $169,000 Active 301 DOM
11. 2026-06-05
    days on market $169,000 Active 297 DOM
12. 2026-06-02
    days on market $169,000 Active 295 DOM
13. 2026-06-01
    days on market $169,000 Active 294 DOM
14. 2026-05-31
    days on market $169,000 Active 293 DOM
15. 2026-05-30
    days on market $169,000 Active 292 DOM
16. 2026-04-06
    price $169,000
17. 2026-03-09
    price $189,000
18. 2025-08-11
    listed $195,000 Active
19. 2009-05-13
    soldstatus $65,000
20. 2009-05-08
    soldstatus $65,000 390-char remark

    Show marketing remark (390 chars)

    POPULAR HOLIDAY MOBILE ESTATES * * * GREAT BUY * * * SPOTLESS, AIRY & BRIGHT HOME * * * MANY IMPROVEMENTS * * * FURNISHED * * * This home has been well maintained, had new plumbing in 1996, new roof over in 1994, new A/C in 1995, thermal windows in 1997, and driveway culvert in 1999. This home is in great condition! Minutes to area beaches great shopping and restaurants.

21. 2009-02-06
    listed $83,900 390-char remark

    Show marketing remark (390 chars)

    POPULAR HOLIDAY MOBILE ESTATES * * * GREAT BUY * * * SPOTLESS, AIRY & BRIGHT HOME * * * MANY IMPROVEMENTS * * * FURNISHED * * * This home has been well maintained, had new plumbing in 1996, new roof over in 1994, new A/C in 1995, thermal windows in 1997, and driveway culvert in 1999. This home is in great condition! Minutes to area beaches great shopping and restaurants.

22. 2002-01-28
    soldstatus $64,900
23. 1990-02-01
    soldstatus $52,000
24. 1978-03-01
    soldstatus $6,000

ⓘ 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: $2,393 · $199/mo
• Projected year-2 tax: $2,393 · $199/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 X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,836
• − Mortgage interest: −$9,467
• − Property taxes: −$2,393
• − Insurance: −$1,642
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − HOA: −$96
• − Depreciation: −$4,916
• Taxable income: $1,507
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $3,702/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

+2716.7% since first listed

9 events — show timeline

• 2026-04-06 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-11 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2009-05-13 Sold (Public Records) $65,000 Public Records
• 2009-05-08 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2009-02-06 Listed $83,900 Stellar MLS as Distributed by MLS Grid
• 2002-01-28 Sold (Public Records) $64,900 Public Records
• 1990-02-01 Sold (Public Records) $52,000 Public Records
• 1978-03-01 Sold (Public Records) $6,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,393 · -4.2% YoY. Source: county tax records.