564 Leach St · Englewood, FL 34223

$234,900

2 bd · 2.0 ba · 936 sqft · SingleFamily public records · 100 Days on market

Built 1979 7,500 sqft lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +5.4/10.0
• 1% rule +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

Welcome to 564 Leach Street in Englewood, Florida—a recently updated 2-bedroom, 2-bathroom home offering modern finishes, major system upgrades, and a functional layout. This home is not in a HOA and is located in an X flood zone, providing added peace of mind. Inside, the home features a bright and inviting living area with updated flooring and neutral finishes that complement the refreshed interior. The kitchen has been fully updated with new cabinetry, granite countertops, and stainless steel appliances, along with a reverse osmosis water filtration system (2024) installed beneath the kitchen sink. Both bathrooms have been refreshed with new vanities and toilets, while the primary bathroom includes a newly replaced shower (2024), creating a clean and modern feel. Additional recent improvements include a new roof (2024), new HVAC system (2024), and a new water heater (2025), offering important updates that support comfort and efficiency. The home also includes a screened lanai (2025), providing a comfortable outdoor space to relax or entertain while overlooking the backyard. Conveniently located in Englewood, the property offers easy access to shopping, dining, parks, boating, fishing, golf courses, and the Gulf Coast’s nearby beaches, allowing residents to enjoy the area’s many recreational opportunities. This home combines recent upgrades, practical living spaces, and a desirable location in the Englewood area.

Key facts

• New toilets
• Updated flooring
• New cabinetry

Tags

• UPDATED FLOORING
• NEW CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NEW VANITIES
• NEW TOILETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $214k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 37% 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 $7k 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 $66k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.

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 $213,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 8.3

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,544
• Equity at exit: $35,024

10-year hold

• IRR: 13.2%
• Equity multiple: 2.28×
• Total profit: $84,088
• Equity at exit: $20,310

Cash invested: $65,772 (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 34223

• Home prices YoY: -34.2%
• Rents YoY: 9.0%
• Active inventory: 717
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,358 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$171 /mo · $2,048/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $363

Break-even live

Break-even rent $1,899

Max offer price $234,900

Occupancy floor 80%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $234,900 Active 100 DOM
2. 2026-06-17
   days on market $234,900 Active 99 DOM
3. 2026-06-16
   days on market $234,900 Active 98 DOM
4. 2026-06-15
   days on market $234,900 Active 97 DOM
5. 2026-06-13
   days on market $234,900 Active 95 DOM
6. 2026-06-13
   days on market $234,900 Active 94 DOM
7. 2026-06-10
   days on market $234,900 Active 92 DOM
8. 2026-06-09
   days on market $234,900 Active 91 DOM
9. 2026-06-08
   days on market $234,900 Active 90 DOM
10. 2026-06-08
    days on market $234,900 Active 89 DOM
11. 2026-06-05
    days on market $234,900 Active 86 DOM
12. 2026-06-03
    days on market $234,900 Active 85 DOM
13. 2026-06-02
    days on market $234,900 Active 84 DOM
14. 2026-06-01
    days on market $234,900 Active 83 DOM
15. 2026-05-31
    days on market $234,900 Active 82 DOM
16. 2026-05-18
    price $234,900 1456-char remark

    Show marketing remark (1456 chars)

    Welcome to 564 Leach Street in Englewood, Florida—a recently updated 2-bedroom, 2-bathroom home offering modern finishes, major system upgrades, and a functional layout. This home is not in a HOA and is located in an X flood zone, providing added peace of mind. Inside, the home features a bright and inviting living area with updated flooring and neutral finishes that complement the refreshed interior. The kitchen has been fully updated with new cabinetry, granite countertops, and stainless steel appliances, along with a reverse osmosis water filtration system (2024) installed beneath the kitchen sink. Both bathrooms have been refreshed with new vanities and toilets, while the primary bathroom includes a newly replaced shower (2024), creating a clean and modern feel. Additional recent improvements include a new roof (2024), new HVAC system (2024), and a new water heater (2025), offering important updates that support comfort and efficiency. The home also includes a screened lanai (2025), providing a comfortable outdoor space to relax or entertain while overlooking the backyard. Conveniently located in Englewood, the property offers easy access to shopping, dining, parks, boating, fishing, golf courses, and the Gulf Coast’s nearby beaches, allowing residents to enjoy the area’s many recreational opportunities. This home combines recent upgrades, practical living spaces, and a desirable location in the Englewood area.

17. 2026-03-10
    listed $244,900 Active 1456-char remark

    Show marketing remark (1456 chars)

    Welcome to 564 Leach Street in Englewood, Florida—a recently updated 2-bedroom, 2-bathroom home offering modern finishes, major system upgrades, and a functional layout. This home is not in a HOA and is located in an X flood zone, providing added peace of mind. Inside, the home features a bright and inviting living area with updated flooring and neutral finishes that complement the refreshed interior. The kitchen has been fully updated with new cabinetry, granite countertops, and stainless steel appliances, along with a reverse osmosis water filtration system (2024) installed beneath the kitchen sink. Both bathrooms have been refreshed with new vanities and toilets, while the primary bathroom includes a newly replaced shower (2024), creating a clean and modern feel. Additional recent improvements include a new roof (2024), new HVAC system (2024), and a new water heater (2025), offering important updates that support comfort and efficiency. The home also includes a screened lanai (2025), providing a comfortable outdoor space to relax or entertain while overlooking the backyard. Conveniently located in Englewood, the property offers easy access to shopping, dining, parks, boating, fishing, golf courses, and the Gulf Coast’s nearby beaches, allowing residents to enjoy the area’s many recreational opportunities. This home combines recent upgrades, practical living spaces, and a desirable location in the Englewood area.

18. 2024-04-01
    soldstatus $215,000 Closed 758-char remark

    Show marketing remark (758 chars)

    BRAND NEW SHINGLE ROOF NOW ON! Let's make a deal! This cute 2 bedroom/2 bath home could be the perfect winter getaway or STARTER HOME! Newer laminate flooring in all main areas! Eat in kitchen with newer Stainless steel refrig. Master bedroom has a wall closet and ensuite master bath. Master bath has shower and vanity w/ cultured marble top. Guest bedroom has walk in closet and easy access to the guest bath, which features a combo tub/shower and vanity w/ cultured marble top. Inside laundry room provides some extra storage space. AC system will probably need to be replaced. Home is located in a quiet area of North Englewood, and is close to area beaches, shopping, restaurants, and the area famous Farmer's Market in downtown Englewood on Thursdays!

19. 2024-04-01
    soldstatus $215,000

    Show marketing remark (758 chars)

    BRAND NEW SHINGLE ROOF NOW ON! Let's make a deal! This cute 2 bedroom/2 bath home could be the perfect winter getaway or STARTER HOME! Newer laminate flooring in all main areas! Eat in kitchen with newer Stainless steel refrig. Master bedroom has a wall closet and ensuite master bath. Master bath has shower and vanity w/ cultured marble top. Guest bedroom has walk in closet and easy access to the guest bath, which features a combo tub/shower and vanity w/ cultured marble top. Inside laundry room provides some extra storage space. AC system will probably need to be replaced. Home is located in a quiet area of North Englewood, and is close to area beaches, shopping, restaurants, and the area famous Farmer's Market in downtown Englewood on Thursdays!

20. 2024-02-05
    status Pending 758-char remark

    Show marketing remark (758 chars)

    BRAND NEW SHINGLE ROOF NOW ON! Let's make a deal! This cute 2 bedroom/2 bath home could be the perfect winter getaway or STARTER HOME! Newer laminate flooring in all main areas! Eat in kitchen with newer Stainless steel refrig. Master bedroom has a wall closet and ensuite master bath. Master bath has shower and vanity w/ cultured marble top. Guest bedroom has walk in closet and easy access to the guest bath, which features a combo tub/shower and vanity w/ cultured marble top. Inside laundry room provides some extra storage space. AC system will probably need to be replaced. Home is located in a quiet area of North Englewood, and is close to area beaches, shopping, restaurants, and the area famous Farmer's Market in downtown Englewood on Thursdays!

21. 2023-05-08
    listed $249,900 Active 758-char remark

    Show marketing remark (758 chars)

    BRAND NEW SHINGLE ROOF NOW ON! Let's make a deal! This cute 2 bedroom/2 bath home could be the perfect winter getaway or STARTER HOME! Newer laminate flooring in all main areas! Eat in kitchen with newer Stainless steel refrig. Master bedroom has a wall closet and ensuite master bath. Master bath has shower and vanity w/ cultured marble top. Guest bedroom has walk in closet and easy access to the guest bath, which features a combo tub/shower and vanity w/ cultured marble top. Inside laundry room provides some extra storage space. AC system will probably need to be replaced. Home is located in a quiet area of North Englewood, and is close to area beaches, shopping, restaurants, and the area famous Farmer's Market in downtown Englewood on Thursdays!

22. 2018-07-28
    historical
23. 2018-06-13
    price $135,000
24. 2018-05-05
    price $139,000
25. 2018-04-07
    price $150,000
26. 2018-03-16
    price $154,900
27. 2018-03-12
    listed $159,000 Active
28. 1979-10-01
    soldstatus $31,500

ⓘ 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: $2,048 · $171/mo
• Projected year-2 tax: $2,048 · $171/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $28,300
• − Mortgage interest: −$13,158
• − Property taxes: −$2,048
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$6,833
• Taxable income: $557
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $4,218/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

+645.7% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $234,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Listed $244,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-01 Sold (Public Records) $215,000 Public Records
• 2024-04-01 Sold (MLS) $215,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-08 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2018-07-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-06-13 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-05 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-07 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-16 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2018-03-12 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 1979-10-01 Sold (Public Records) $31,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,048 · -9.5% YoY. Source: county tax records.