1451 Blue Heron Dr · Englewood, FL 34224

$166,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 64 Days on market

Built 1979 7,698 sqft lot $4/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

ENGLEWOOD - Welcome to HOLIDAY ESTATES III where you own the land and there are no monthly maintenance fees! this is a turnkey 2-bedroom, 2-bath TURNKEY fully furnished home, in mint condition; Yearly HOA fee is $50 with mandatory membership to Edgewater Club only $200 yr; new LENNOX A/C with Humidistat; recent tie-down installation; 10x23 lanai, laminate flooring, being sold as is, subject to Buyer's approval.

Key facts

• Extra wide driveway
• Covered parking
• Double wide

Tags

• DOUBLE WIDE
• EXTERIOR LAUNDRY BUILDING
• EXTRA WIDE DRIVEWAY
• COVERED PARKING
• NORTH EAST REAR FACING
• SMALL PATIO

Property features AI

Finance

• Other: Property type: Residential manufactured home; Lot approximately 0.18 acres (75' x 110'), paved/asphalt road access; Living area reported as 960 square feet
• HOA & community: Has HOA (Holiday Mobile Estates) with an annual fee of $50 (includes pool and recreational facilities), monthly equivalent $4.17; Senior community; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Sewer connected; Public utilities
• Home design: Manufactured home (Double wide); Single-story; Northeast facing
• Construction: Vinyl siding construction; Shingle roof; Slab foundation
• Exterior features: Vinyl siding; Shingle roof; Storage

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Window treatments; Storage
• Laundry & utility: Washer (included); Electric water heater; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $166k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $156k (6.0% 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: Vineland Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 579 students, 45% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 37% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% 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 64 days — a 6% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $129k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: 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 $156,040 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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: 9.18%
• Cash-on-cash: 10.31%
• 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	0.64mi	2/2.0	818 (-15%)	8mo	$40,000	$49	39

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: $-11,352
• Equity at exit: $24,751

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-4,446
• Equity at exit: $14,353

Cash invested: $46,480 (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: 734
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$871
• Tax from tax record: −$202 /mo · $2,428/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$4
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $333

Break-even live

Break-even rent $1,535

Max offer price $166,000

Occupancy floor 78%

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: $41,500
• Closing costs: $4,980
• 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	13d	1	0.64mi
1604 Cardinal Ln Unit 1 Englewood, FL	1.0	1.0	750	$1,300	$1.73	21d	1	0.71mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	21d	1	0.93mi
9264 Anita Ave Unit A Englewood, FL	2.0	2.0	1008	$1,400	$1.39	21d	1	1.00mi
9312 Anita Ave Unit B Englewood, FL	2.0	1.0	972	$1,600	$1.65	21d	1	1.08mi
9410 Tacoma Ave Unit A Englewood, FL	3.0	2.0	1062	$1,600	$1.51	13d	1	1.38mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	21d	1	1.39mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	21d	1	1.40mi

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: water

Listing history 35 events

1. 2026-06-18
   days on market $166,000 Active 64 DOM
2. 2026-06-17
   days on market $166,000 Active 63 DOM
3. 2026-06-16
   days on market $166,000 Active 62 DOM
4. 2026-06-15
   days on market $166,000 Active 61 DOM
5. 2026-06-14
   days on market $166,000 Active 59 DOM
6. 2026-06-13
   days on market $166,000 Active 58 DOM
7. 2026-06-10
   days on market $166,000 Active 56 DOM
8. 2026-06-09
   days on market $166,000 Active 55 DOM
9. 2026-06-08
   days on market $166,000 Active 54 DOM
10. 2026-06-07
    days on market $166,000 Active 53 DOM
11. 2026-06-05
    days on market $166,000 Active 50 DOM
12. 2026-06-03
    days on market $166,000 Active 49 DOM
13. 2026-06-02
    days on market $166,000 Active 48 DOM
14. 2026-06-01
    days on market $166,000 Active 47 DOM
15. 2026-05-31
    days on market $166,000 Active 46 DOM
16. 2026-05-30
    days on market $166,000 Active 45 DOM
17. 2026-05-16
    price $166,000
18. 2026-04-29
    price $169,900
19. 2026-04-15
    listed $176,900 Active
20. 2019-03-29
    soldstatus $129,000
21. 2019-01-11
    soldstatus $97,500 Sold 415-char remark

    Show marketing remark (415 chars)

    ENGLEWOOD - Welcome to HOLIDAY ESTATES III where you own the land and there are no monthly maintenance fees! this is a turnkey 2-bedroom, 2-bath TURNKEY fully furnished home, in mint condition; Yearly HOA fee is $50 with mandatory membership to Edgewater Club only $200 yr; new LENNOX A/C with Humidistat; recent tie-down installation; 10x23 lanai, laminate flooring, being sold as is, subject to Buyer's approval.

22. 2018-12-21
    status Pending 415-char remark

    Show marketing remark (415 chars)

    ENGLEWOOD - Welcome to HOLIDAY ESTATES III where you own the land and there are no monthly maintenance fees! this is a turnkey 2-bedroom, 2-bath TURNKEY fully furnished home, in mint condition; Yearly HOA fee is $50 with mandatory membership to Edgewater Club only $200 yr; new LENNOX A/C with Humidistat; recent tie-down installation; 10x23 lanai, laminate flooring, being sold as is, subject to Buyer's approval.

23. 2018-12-08
    listed $105,000 Active 415-char remark

    Show marketing remark (415 chars)

    ENGLEWOOD - Welcome to HOLIDAY ESTATES III where you own the land and there are no monthly maintenance fees! this is a turnkey 2-bedroom, 2-bath TURNKEY fully furnished home, in mint condition; Yearly HOA fee is $50 with mandatory membership to Edgewater Club only $200 yr; new LENNOX A/C with Humidistat; recent tie-down installation; 10x23 lanai, laminate flooring, being sold as is, subject to Buyer's approval.

24. 2018-12-06
    historical
25. 2018-04-09
    status Active
26. 2018-03-09
    historical
27. 2018-02-26
    listed $119,900 Active
28. 2013-02-25
    soldstatus $65,000
29. 2013-02-22
    soldstatus $65,000
30. 2012-12-11
    listed $69,900
31. 2004-08-26
    soldstatus $104,000
32. 2004-07-19
    soldstatus $104,000
33. 2004-06-02
    listed $106,000
34. 2001-02-28
    soldstatus $61,000
35. 1991-01-01
    soldstatus $52,500

ⓘ 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: $2,428 · $202/mo
• Projected year-2 tax: $2,428 · $202/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: $23,476
• − Mortgage interest: −$9,299
• − Property taxes: −$2,428
• − Insurance: −$1,628
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − HOA: −$48
• − Depreciation: −$4,829
• Taxable income: $1,489
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $3,639/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

+216.2% since first listed

19 events — show timeline

• 2026-05-16 Price Changed $166,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listed $176,900 Stellar MLS as Distributed by MLS Grid
• 2019-03-29 Sold (Public Records) $129,000 Public Records
• 2019-01-11 Sold (MLS) $97,500 Stellar MLS as Distributed by MLS Grid
• 2018-12-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-12-08 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2018-12-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-04-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-03-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-02-26 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2013-02-25 Sold (Public Records) $65,000 Public Records
• 2013-02-22 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2012-12-11 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2004-08-26 Sold (Public Records) $104,000 Public Records
• 2004-07-19 Sold (MLS) $104,000 Stellar MLS as Distributed by MLS Grid
• 2004-06-02 Listed $106,000 Stellar MLS as Distributed by MLS Grid
• 2001-02-28 Sold (Public Records) $61,000 Public Records
• 1991-01-01 Sold (Public Records) $52,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,428 · +86.0% YoY. Source: county tax records.