803 Tangerine Woods Blvd · Englewood, FL 34223

$152,000

2 bd · 2.0 ba · 1,144 sqft · Manufactured public records · 41 Days on market

Built 1986 6,145 sqft lot $226/mo HOA · 9% of rent

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 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

Incredible price on this popular Pine model that has been maintained to perfection & meticulous records kept. Roof (by Anthony Leonard) in 3/2005, Tempstar A/C unit installed in 8/1997 by Tri County with continual semi annual maintenance, acrylic windows on front lanai in 3/2005, washer in 6/2008, refrigerator in 2006, flat top range in 2002, side lanai enclosed in 12/1995, skylights in 7/1995, curbing in 2/2001, carpet in living & dining in 12/2007. This unit features both a front & side lanai for cool b reezes any time of the day and has a peek-a-boo view of the lake. Conveniently located just a block from the outstanding clubhouse. This premier community of Tangerine Woods has 366 units, situated on large "land owned" lots with winding roads & picturesq ue areas of natural Florida. Tangerine Woods offers heated pool & spa, tennis courts, bocce ball, shuffleboard, and the list goes on. Please call for a showing & tour of the clubhouse.

Key facts

• Gated community
• Pickleball courts
• Exercise room

Tags

• CORNER LOT
• GATED COMMUNITY
• HEATED POOL
• EXERCISE ROOM
• TENNIS COURTS
• PICKLEBALL COURTS

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Turnkey / furnished; Condo fees reported quarterly
• HOA & community: Association with amenities including clubhouse, pool, fitness center, tennis and pickleball courts, shuffleboard, sauna, spa/hot tub, recreation facilities, trails and storage; Association amenities include cable TV and internet; Association fees include pool, cable TV, internet, management, maintenance of grounds, private road upkeep, recreational facilities, security and escrow reserves; Quarterly condo/association fees (monthly equivalent shown elsewhere); Buyer approval required; Senior community; Pets allowed (max ~101 lbs); Golf carts allowed; Deed restrictions and other community restrictions; Community mailbox and irrigation with reclaimed water

Exterior

• Parking: Carport with 2 spaces
• Security: Located in a gated community
• Utilities: Public water; Public sewer; Cable connected; Broadband/high-speed internet available; Electricity connected; Underground utilities
• Home design: Manufactured double-wide home; One story; Faces southwest
• Construction: Metal frame with vinyl siding; Shingle roof; Crawlspace foundation; Built as a double-wide manufactured home
• Exterior features: Covered, enclosed front porch; Sliding doors; Shed(s); Mature landscaping; Corner, oversized, paved and private lot; Private maintained asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms (one-level)
• Flooring: Carpet; Concrete; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning with humidity control
• Interior features: Cathedral and vaulted ceilings; High ceilings; Ceiling fans; Open floorplan; Eat-in kitchen; Walk-in closets; Window treatments; Skylights; Blinds
• Laundry & utility: Washer and dryer included; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $152k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $152k).
• Recommended offer: $147k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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.
• 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.
• Zoned schools: Englewood Elementary School (math 65% / reading 66%, grade B+, #500 of 2,144 statewide, top 24%, 587 students, 52% FRL).
• 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 40% 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 $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $152k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $147,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.67% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.09%
• DSCR: 1.89
• GRM: 5.0

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: 18.6%
• Equity multiple: 1.81×
• Total profit: $34,329
• Equity at exit: $22,664

10-year hold

• IRR: 30.6%
• Equity multiple: 4.53×
• Total profit: $150,043
• Equity at exit: $13,142

Cash invested: $42,560 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,534 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$203 /mo · $2,440/yr
• Insurance: −$63
• HOA: −$226
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $713

Break-even live

Break-even rent $1,633

Max offer price $152,000

Occupancy floor 67%

Sensitivity live

Price	-10% $799	-5% $756	+0% $713	+5% $669	+10% $626
Rent	-10% $512	-5% $612	+0% $713	+5% $813	+10% $913
Rate	-1.0pp $789	-0.5pp $751	base $713	+0.5pp $673	+1.0pp $633

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $226 · $2,712/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-18
   days on market $152,000 Active 41 DOM
2. 2026-06-17
   days on market $152,000 Active 40 DOM
3. 2026-06-16
   days on market $152,000 Active 39 DOM
4. 2026-06-15
   days on market $152,000 Active 38 DOM
5. 2026-06-13
   days on market $152,000 Active 36 DOM
6. 2026-06-13
   days on market $152,000 Active 35 DOM
7. 2026-06-10
   days on market $152,000 Active 33 DOM
8. 2026-06-09
   days on market $152,000 Active 32 DOM
9. 2026-06-08
   days on market $152,000 Active 31 DOM
10. 2026-06-08
    days on market $152,000 Active 30 DOM
11. 2026-06-05
    days on market $152,000 Active 27 DOM
12. 2026-06-03
    days on market $152,000 Active 26 DOM
13. 2026-06-02
    days on market $152,000 Active 25 DOM
14. 2026-06-01
    pricedays on market $152,000 Active 24 DOM
15. 2026-05-31
    days on market $165,000 Active 23 DOM
16. 2026-05-08
    listed $165,000 Active 1598-char remark
17. 2010-05-19
    soldstatus $75,000
18. 2010-05-10
    soldstatus $75,000 997-char remark

    Show marketing remark (997 chars)

    Incredible price on this popular Pine model that has been maintained to perfection & meticulous records kept. Roof (by Anthony Leonard) in 3/2005, Tempstar A/C unit installed in 8/1997 by Tri County with continual semi annual maintenance, acrylic windows on front lanai in 3/2005, washer in 6/2008, refrigerator in 2006, flat top range in 2002, side lanai enclosed in 12/1995, skylights in 7/1995, curbing in 2/2001, carpet in living & dining in 12/2007. This unit features both a front & side lanai for cool b reezes any time of the day and has a peek-a-boo view of the lake. Conveniently located just a block from the outstanding clubhouse. This premier community of Tangerine Woods has 366 units, situated on large "land owned" lots with winding roads & picturesq ue areas of natural Florida. Tangerine Woods offers heated pool & spa, tennis courts, bocce ball, shuffleboard, and the list goes on. Please call for a showing & tour of the clubhouse.

19. 2009-10-28
    listed $85,500 997-char remark

    Show marketing remark (997 chars)

    Incredible price on this popular Pine model that has been maintained to perfection & meticulous records kept. Roof (by Anthony Leonard) in 3/2005, Tempstar A/C unit installed in 8/1997 by Tri County with continual semi annual maintenance, acrylic windows on front lanai in 3/2005, washer in 6/2008, refrigerator in 2006, flat top range in 2002, side lanai enclosed in 12/1995, skylights in 7/1995, curbing in 2/2001, carpet in living & dining in 12/2007. This unit features both a front & side lanai for cool b reezes any time of the day and has a peek-a-boo view of the lake. Conveniently located just a block from the outstanding clubhouse. This premier community of Tangerine Woods has 366 units, situated on large "land owned" lots with winding roads & picturesq ue areas of natural Florida. Tangerine Woods offers heated pool & spa, tennis courts, bocce ball, shuffleboard, and the list goes on. Please call for a showing & tour of the clubhouse.

20. 2009-04-24
    historical
21. 2009-04-19
    listed $89,900
22. 1995-04-27
    soldstatus $66,000
23. 1988-09-27
    soldstatus $65,500

ⓘ 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: $2,440 · $203/mo
• Projected year-2 tax: $2,440 · $203/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 6/10 Major FEMA zone X (shaded) · 51% 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,414
• − Mortgage interest: −$8,514
• − Property taxes: −$2,440
• − Insurance: −$760
• − Repairs & maintenance: −$2,433
• − Management: −$2,433
• − HOA: −$2,712
• − Depreciation: −$4,422
• Taxable income: $6,700
• Est. tax owed @ 24.0%: −$1,608
• After-tax cash flow: $6,942/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

+132.1% since first listed

9 events — show timeline

• 2026-06-01 Price Changed $152,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2010-05-19 Sold (Public Records) $75,000 Public Records
• 2010-05-10 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2009-10-28 Listed $85,500 Stellar MLS as Distributed by MLS Grid
• 2009-04-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-04-19 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 1995-04-27 Sold (Public Records) $66,000 Public Records
• 1988-09-27 Sold (Public Records) $65,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,440 · +3.4% YoY. Source: county tax records.