8 S Buena Vista Ave · Englewood, FL 34223

$229,900

2 bd · 2.0 ba · 1,180 sqft · Manufactured public records · 15 Days on market

Built 1977 4,246 sqft lot $318/mo HOA · 13% of rent

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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 +17.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +5.4/10.0
• DSCR +5.3/10.0
• 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

Priced To sell, Totally updated 2/2 Move in ready with Gulf Access in the Pet Section. New Kitchen that she's gonna love with plenty of Cabinets, New Flooring throughout the home, New Hurricane Impact windows, New Roof, Huge Updated Bathrooms with Walk in Closets Move in Condition. Active 55+ community. This 2 bed, 2 bath home has a large open feeling. Plenty of windows to let the sunshine in. Just put your suit cases down and head to the beaches. Living room is connected to a bonus room area. Great for entertaining or just like some elbow room. Community offers ground maintainence, boat slips on first come, first serve basis. Water leads to Intercoasal Water Way. Recreation building for activities, heated pool and spa, fitness room, tennis courts, shuffle board and more. Home features Huge Carport, Workshop with separate Golf Cart garage / Workshop Be Sure to view the interactive 3 D video tour

Key facts

• Waterfront community
• Gulf access
• Granite countertops

Tags

• NEW ROOF
• HURRICANE IMPACT WINDOWS
• WATERFRONT COMMUNITY
• GULF ACCESS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Zoning: RMH; Lot approx. 0.1 acre (0 to less than 1/4 acre); Road surface: Paved
• Financial info: Total monthly fees $318; Total annual fees $3,816; Lease restrictions apply
• HOA & community: HOA: Pinnacle Community Management; Monthly HOA fee $318 (includes pool, grounds maintenance, management, pest control, private road, recreational facilities); Association approval required; Association amenities: Clubhouse, gated community, maintenance, park, pickleball courts, pool, recreation facilities, tennis courts; Senior community; Pets allowed

Exterior

• Parking: Covered parking; Driveway; Carport with 2 spaces
• Security: Gated community; Security gate
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected
• Home design: Manufactured home (double wide); One story; Faces west; Entry level: One
• Construction: Vinyl siding; Shingle roof; Built on crawlspace and stem wall foundation
• Exterior features: Covered patio/porch; Sliding doors; Other exterior features; Private maintained paved road; Storage; Workshop; Waterfront community (see HOA docs for dock space; first come, first served); Bridges with no fixed bridges nearby

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air
• Interior features: Cathedral ceilings; Living room/dining room combo; Shutters; Storm windows
• Laundry & utility: Washer; Dryer; Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 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 $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 $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,451 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 7.6

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: -5.3%
• Equity multiple: 0.79×
• Total profit: $-13,549
• Equity at exit: $34,279

10-year hold

• IRR: 10.0%
• Equity multiple: 1.98×
• Total profit: $62,956
• Equity at exit: $19,878

Cash invested: $64,372 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,533 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$223 /mo · $2,673/yr
• Insurance: −$96
• HOA: −$318
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $159

Break-even live

Break-even rent $2,332

Max offer price $229,900

Occupancy floor 89%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $318 · $3,816/yr
• Likely covers: waterpool

Listing history 20 events

1. 2026-05-16
   status Pending 1679-char remark
2. 2026-05-01
   listed $229,900 Active 1679-char remark
3. 2024-11-01
   historical
4. 2024-08-31
   listed $259,000 Active
5. 2023-10-10
   soldstatus $255,000 Closed

   Show marketing remark (908 chars)

   Priced To sell, Totally updated 2/2 Move in ready with Gulf Access in the Pet Section. New Kitchen that she's gonna love with plenty of Cabinets, New Flooring throughout the home, New Hurricane Impact windows, New Roof, Huge Updated Bathrooms with Walk in Closets Move in Condition. Active 55+ community. This 2 bed, 2 bath home has a large open feeling. Plenty of windows to let the sunshine in. Just put your suit cases down and head to the beaches. Living room is connected to a bonus room area. Great for entertaining or just like some elbow room. Community offers ground maintainence, boat slips on first come, first serve basis. Water leads to Intercoasal Water Way. Recreation building for activities, heated pool and spa, fitness room, tennis courts, shuffle board and more. Home features Huge Carport, Workshop with separate Golf Cart garage / Workshop Be Sure to view the interactive 3 D video tour

6. 2023-10-10
   soldstatus $255,000

   Show marketing remark (908 chars)

   Priced To sell, Totally updated 2/2 Move in ready with Gulf Access in the Pet Section. New Kitchen that she's gonna love with plenty of Cabinets, New Flooring throughout the home, New Hurricane Impact windows, New Roof, Huge Updated Bathrooms with Walk in Closets Move in Condition. Active 55+ community. This 2 bed, 2 bath home has a large open feeling. Plenty of windows to let the sunshine in. Just put your suit cases down and head to the beaches. Living room is connected to a bonus room area. Great for entertaining or just like some elbow room. Community offers ground maintainence, boat slips on first come, first serve basis. Water leads to Intercoasal Water Way. Recreation building for activities, heated pool and spa, fitness room, tennis courts, shuffle board and more. Home features Huge Carport, Workshop with separate Golf Cart garage / Workshop Be Sure to view the interactive 3 D video tour

7. 2023-08-09
   status Pending

   Show marketing remark (908 chars)

   Priced To sell, Totally updated 2/2 Move in ready with Gulf Access in the Pet Section. New Kitchen that she's gonna love with plenty of Cabinets, New Flooring throughout the home, New Hurricane Impact windows, New Roof, Huge Updated Bathrooms with Walk in Closets Move in Condition. Active 55+ community. This 2 bed, 2 bath home has a large open feeling. Plenty of windows to let the sunshine in. Just put your suit cases down and head to the beaches. Living room is connected to a bonus room area. Great for entertaining or just like some elbow room. Community offers ground maintainence, boat slips on first come, first serve basis. Water leads to Intercoasal Water Way. Recreation building for activities, heated pool and spa, fitness room, tennis courts, shuffle board and more. Home features Huge Carport, Workshop with separate Golf Cart garage / Workshop Be Sure to view the interactive 3 D video tour

8. 2023-06-20
   price $269,900

   Show marketing remark (908 chars)

   Priced To sell, Totally updated 2/2 Move in ready with Gulf Access in the Pet Section. New Kitchen that she's gonna love with plenty of Cabinets, New Flooring throughout the home, New Hurricane Impact windows, New Roof, Huge Updated Bathrooms with Walk in Closets Move in Condition. Active 55+ community. This 2 bed, 2 bath home has a large open feeling. Plenty of windows to let the sunshine in. Just put your suit cases down and head to the beaches. Living room is connected to a bonus room area. Great for entertaining or just like some elbow room. Community offers ground maintainence, boat slips on first come, first serve basis. Water leads to Intercoasal Water Way. Recreation building for activities, heated pool and spa, fitness room, tennis courts, shuffle board and more. Home features Huge Carport, Workshop with separate Golf Cart garage / Workshop Be Sure to view the interactive 3 D video tour

9. 2023-05-19
   listed $279,900 Active

   Show marketing remark (908 chars)

   Priced To sell, Totally updated 2/2 Move in ready with Gulf Access in the Pet Section. New Kitchen that she's gonna love with plenty of Cabinets, New Flooring throughout the home, New Hurricane Impact windows, New Roof, Huge Updated Bathrooms with Walk in Closets Move in Condition. Active 55+ community. This 2 bed, 2 bath home has a large open feeling. Plenty of windows to let the sunshine in. Just put your suit cases down and head to the beaches. Living room is connected to a bonus room area. Great for entertaining or just like some elbow room. Community offers ground maintainence, boat slips on first come, first serve basis. Water leads to Intercoasal Water Way. Recreation building for activities, heated pool and spa, fitness room, tennis courts, shuffle board and more. Home features Huge Carport, Workshop with separate Golf Cart garage / Workshop Be Sure to view the interactive 3 D video tour

10. 2023-04-28
    soldstatus $260,000 Closed
11. 2023-02-26
    status Pending
12. 2023-02-15
    price $269,900
13. 2023-02-04
    listed $289,900 Active
14. 2014-10-20
    soldstatus $74,000
15. 2014-10-15
    soldstatus $74,000 Sold
16. 2014-08-29
    status Pending
17. 2014-08-25
    status Active
18. 2014-08-01
    status Pending
19. 2014-07-25
    listed $79,900 Active
20. 1993-04-13
    soldstatus $65,000

ⓘ 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: $2,673 · $223/mo
• Projected year-2 tax: $2,673 · $223/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) · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $30,397
• − Mortgage interest: −$12,878
• − Property taxes: −$2,673
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − HOA: −$3,816
• − Depreciation: −$6,688
• Taxable loss: −$1,671
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $2,309/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

+253.7% since first listed

20 events — show timeline

• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-31 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-10 Sold (Public Records) $255,000 Public Records
• 2023-10-10 Sold (MLS) $255,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-20 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2023-05-19 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-28 Sold (MLS) $260,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-15 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2023-02-04 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2014-10-20 Sold (Public Records) $74,000 Public Records
• 2014-10-15 Sold (MLS) $74,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-08-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-08-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-07-25 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 1993-04-13 Sold (Public Records) $65,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,673 · +10.6% YoY. Source: county tax records.