1370 Blue Heron Dr · Englewood, FL 34224

$134,900

3 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 309 Days on market

Built 1976 7,800 sqft lot Est $132k · at est. $25/mo HOA · 1% of rent

---

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 +25.8/30.0
• 1% rule +8.6/10.0
• DSCR +8.6/10.0
• ARV discount +6.7/15.0
• 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

New to the market in Holiday III. Hurricane damaged home but repairable. Typical damage to home with carport, shed and lanai missing. Roof needs replacing. Interior, some windows need replacing along with flooring and kitchen cabinets needing replacement. Home has been priced with these repairs in mind. This is a great opportunity to buy into this very active community for a fraction of the cost. Holiday III is a popular community with clubhouse, pool, pickleball and tennis courts, shuffleboard and many activities all for just $300.00/year. This is optional but has been paid and maintained by owner. Close to shopping, dining, beaches and Dearborn Street with many restaurants, shopping and events. Dearborn also hosts Englewood's farmers market.

Key facts

• New flooring
• New air conditioner
• Completely renovated

Tags

• COMPLETELY RENOVATED
• NEW FLOORING
• NEW AIR CONDITIONER
• NEW ROOF
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Property type: Residential mobile home (double wide); Property condition: Completed; Lot about 0.18 acres (0 to less than 1/4 acre); Road surface: asphalt/paved
• Financial info: Total monthly fees $25; Total annual fees $300; Lease restrictions apply
• HOA & community: Edgewater Club / Edgewater Club - Holiday III association (optional membership); Annual association fee $300; Association amenities include clubhouse, pool and recreational facilities; Association approval required; Senior community; Community features: clubhouse, pool, tennis courts, golf carts allowed, association-owned recreation, special community restrictions, buyer approval required; Pets allowed with size limit

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Water connected
• Home design: Residential mobile home (double wide); One level; East-facing
• Construction: Vinyl siding with frame construction; Shingle roof; Crawlspace and other foundation
• Exterior features: Screened patio/porch; Storage; Access to canal (freshwater) and pond

Interior

• Kitchen: Bar fridge; Convection oven; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile; Crawlspace/other foundation (utility access noted in foundation details)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floor plan with living room/dining room combo; Thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (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; 14 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 39% 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 $933 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 309 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $64k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $135k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 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 1976 — 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.36% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $132,480
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1297 Kingfisher Dr	0.28mi	2/2.0 (-1)	1,176 (+6%)	3mo	$105,000	$89	69
1513 Blue Heron Dr	0.36mi	2/2.0 (-1)	1,152 (+4%)	11mo	$165,000	$143	62
8443 Albatross Ln	0.61mi	2/1.5 (-1)	1,160 (+5%)	13mo	$139,000	$120	45

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: -7.8%
• Equity multiple: 0.72×
• Total profit: $-10,483
• Equity at exit: $20,114

10-year hold

• IRR: -3.7%
• Equity multiple: 0.79×
• Total profit: $-7,849
• Equity at exit: $11,664

Cash invested: $37,772 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$707
• Tax from tax record: −$338 /mo · $4,051/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$25
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $260

Break-even live

Break-even rent $1,510

Max offer price $134,900

Occupancy floor 81%

Sensitivity live

Price	-10% $337	-5% $298	+0% $260	+5% $222	+10% $184
Rent	-10% $115	-5% $188	+0% $260	+5% $333	+10% $406
Rate	-1.0pp $328	-0.5pp $295	base $260	+0.5pp $225	+1.0pp $190

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.76mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	23d	1	0.89mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	23d	1	0.90mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	23d	1	1.10mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	23d	1	1.13mi
9264 Anita Ave Unit A Englewood, FL	2.0	2.0	1008	$1,400	$1.39	23d	1	1.16mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	23d	1	1.16mi
9312 Anita Ave Unit B Englewood, FL	2.0	1.0	972	$1,600	$1.65	23d	1	1.23mi
9322 Anita Ave Englewood, FL	2.0	2.0	1133	$1,495	$1.32	23d	1	1.25mi
9271 Tacoma Ave Unit B Englewood, FL	2.0	2.0	1206	$1,650	$1.37	23d	1	1.26mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	23d	1	1.40mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	23d	1	1.40mi
9416 Anita Ave Englewood, FL	3.0	2.0	1162	$1,750	$1.51	15d	1	1.41mi
9410 Tacoma Ave Unit A Englewood, FL	3.0	2.0	1062	$1,600	$1.51	15d	1	1.49mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: pool

Listing history 25 events

1. 2026-04-29
   status Pending
2. 2026-04-20
   price $134,900
3. 2026-03-31
   price $147,500
4. 2026-02-06
   price $157,500
5. 2025-11-06
   price $164,000
6. 2025-09-10
   price $169,000
7. 2025-07-09
   price $179,000
8. 2025-06-24
   listed $198,999 Active
9. 2025-06-02
   historical
10. 2025-05-21
    price $199,999
11. 2025-04-20
    price $214,999
12. 2025-03-29
    price $229,999
13. 2025-02-24
    price $249,999
14. 2025-02-01
    price $259,999
15. 2024-11-28
    price $269,999
16. 2024-09-30
    price $289,999
17. 2024-09-05
    listed $309,900 Active
18. 2024-07-09
    soldstatus $60,000 Closed 757-char remark

    Show marketing remark (757 chars)

    New to the market in Holiday III. Hurricane damaged home but repairable. Typical damage to home with carport, shed and lanai missing. Roof needs replacing. Interior, some windows need replacing along with flooring and kitchen cabinets needing replacement. Home has been priced with these repairs in mind. This is a great opportunity to buy into this very active community for a fraction of the cost. Holiday III is a popular community with clubhouse, pool, pickleball and tennis courts, shuffleboard and many activities all for just $300.00/year. This is optional but has been paid and maintained by owner. Close to shopping, dining, beaches and Dearborn Street with many restaurants, shopping and events. Dearborn also hosts Englewood's farmers market.

19. 2024-06-11
    status Pending 757-char remark

    Show marketing remark (757 chars)

    New to the market in Holiday III. Hurricane damaged home but repairable. Typical damage to home with carport, shed and lanai missing. Roof needs replacing. Interior, some windows need replacing along with flooring and kitchen cabinets needing replacement. Home has been priced with these repairs in mind. This is a great opportunity to buy into this very active community for a fraction of the cost. Holiday III is a popular community with clubhouse, pool, pickleball and tennis courts, shuffleboard and many activities all for just $300.00/year. This is optional but has been paid and maintained by owner. Close to shopping, dining, beaches and Dearborn Street with many restaurants, shopping and events. Dearborn also hosts Englewood's farmers market.

20. 2024-05-06
    status Active 757-char remark

    Show marketing remark (757 chars)

    New to the market in Holiday III. Hurricane damaged home but repairable. Typical damage to home with carport, shed and lanai missing. Roof needs replacing. Interior, some windows need replacing along with flooring and kitchen cabinets needing replacement. Home has been priced with these repairs in mind. This is a great opportunity to buy into this very active community for a fraction of the cost. Holiday III is a popular community with clubhouse, pool, pickleball and tennis courts, shuffleboard and many activities all for just $300.00/year. This is optional but has been paid and maintained by owner. Close to shopping, dining, beaches and Dearborn Street with many restaurants, shopping and events. Dearborn also hosts Englewood's farmers market.

21. 2024-04-23
    status Pending 757-char remark

    Show marketing remark (757 chars)

    New to the market in Holiday III. Hurricane damaged home but repairable. Typical damage to home with carport, shed and lanai missing. Roof needs replacing. Interior, some windows need replacing along with flooring and kitchen cabinets needing replacement. Home has been priced with these repairs in mind. This is a great opportunity to buy into this very active community for a fraction of the cost. Holiday III is a popular community with clubhouse, pool, pickleball and tennis courts, shuffleboard and many activities all for just $300.00/year. This is optional but has been paid and maintained by owner. Close to shopping, dining, beaches and Dearborn Street with many restaurants, shopping and events. Dearborn also hosts Englewood's farmers market.

22. 2024-02-23
    status Active 757-char remark

    Show marketing remark (757 chars)

    New to the market in Holiday III. Hurricane damaged home but repairable. Typical damage to home with carport, shed and lanai missing. Roof needs replacing. Interior, some windows need replacing along with flooring and kitchen cabinets needing replacement. Home has been priced with these repairs in mind. This is a great opportunity to buy into this very active community for a fraction of the cost. Holiday III is a popular community with clubhouse, pool, pickleball and tennis courts, shuffleboard and many activities all for just $300.00/year. This is optional but has been paid and maintained by owner. Close to shopping, dining, beaches and Dearborn Street with many restaurants, shopping and events. Dearborn also hosts Englewood's farmers market.

23. 2024-02-11
    status Pending 757-char remark

    Show marketing remark (757 chars)

    New to the market in Holiday III. Hurricane damaged home but repairable. Typical damage to home with carport, shed and lanai missing. Roof needs replacing. Interior, some windows need replacing along with flooring and kitchen cabinets needing replacement. Home has been priced with these repairs in mind. This is a great opportunity to buy into this very active community for a fraction of the cost. Holiday III is a popular community with clubhouse, pool, pickleball and tennis courts, shuffleboard and many activities all for just $300.00/year. This is optional but has been paid and maintained by owner. Close to shopping, dining, beaches and Dearborn Street with many restaurants, shopping and events. Dearborn also hosts Englewood's farmers market.

24. 2024-02-10
    listed $85,000 Active 757-char remark

    Show marketing remark (757 chars)

    New to the market in Holiday III. Hurricane damaged home but repairable. Typical damage to home with carport, shed and lanai missing. Roof needs replacing. Interior, some windows need replacing along with flooring and kitchen cabinets needing replacement. Home has been priced with these repairs in mind. This is a great opportunity to buy into this very active community for a fraction of the cost. Holiday III is a popular community with clubhouse, pool, pickleball and tennis courts, shuffleboard and many activities all for just $300.00/year. This is optional but has been paid and maintained by owner. Close to shopping, dining, beaches and Dearborn Street with many restaurants, shopping and events. Dearborn also hosts Englewood's farmers market.

25. 1997-07-17
    soldstatus $38,000

ⓘ 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: $4,051 · $338/mo
• Projected year-2 tax: $4,051 · $338/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 7/10 Severe FEMA zone X (shaded) · 74% 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: $22,071
• − Mortgage interest: −$7,556
• − Property taxes: −$4,051
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − HOA: −$300
• − Depreciation: −$3,924
• Taxable income: $1,235
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $2,827/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

+255.0% since first listed

25 events — show timeline

• 2026-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $147,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $157,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Price Changed $164,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-10 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-09 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-24 Listed $198,999 Stellar MLS as Distributed by MLS Grid
• 2025-06-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-21 Price Changed $199,999 Stellar MLS as Distributed by MLS Grid
• 2025-04-20 Price Changed $214,999 Stellar MLS as Distributed by MLS Grid
• 2025-03-29 Price Changed $229,999 Stellar MLS as Distributed by MLS Grid
• 2025-02-24 Price Changed $249,999 Stellar MLS as Distributed by MLS Grid
• 2025-02-01 Price Changed $259,999 Stellar MLS as Distributed by MLS Grid
• 2024-11-28 Price Changed $269,999 Stellar MLS as Distributed by MLS Grid
• 2024-09-30 Price Changed $289,999 Stellar MLS as Distributed by MLS Grid
• 2024-09-05 Listed $309,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-09 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-02-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-10 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 1997-07-17 Sold (Public Records) $38,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $4,051 · +186.9% YoY. Source: county tax records.