161 Virginia Ct · Englewood, FL 34223

$209,900

2 bd · 2.0 ba · 920 sqft · SingleFamily public records · 14 Days on market

Built 1973 10,575 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

NEW ON THE MARKET! This home is exactly what you have been waiting for! Centrally located home in the heart of Englewood, NOT IN A FLOOD ZONE, and close to Dearborn Street and the Boat Ramp. This adorable 2 bedroom home has newer windows, a recently updated kitchen with new cabinets and dishwasher as well as a remodeled bathroom with large walk in shower complete with dual shower heads. Large covered lanai with paver flooring that overlooks a spacious yard with chain link fence! NO HOA, DEED RESTRICTIONS, OR CDD COMMUNITY FEES! This home sustained NO DAMAGE due to Hurricane or Storms. Take a 3-4 min bike ride or walk to all the area's amenities such as live music, grocery store, County par

Key facts

• Not in a flood zone
• Remodeled bathroom
• Centrally located

Tags

• CENTRALLY LOCATED
• NOT IN A FLOOD ZONE
• NEWER WINDOWS
• UPDATED KITCHEN
• REMODELED BATHROOM
• LARGE WALK IN SHOWER

Property features AI

Finance

• Other: Residential zoning (RSF3); Property is homestead exempt
• Financial info: Lease restrictions apply
• HOA & community: No HOA association indicated; Cats and dogs allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; North-facing
• Construction: Block construction; Shingle roof; Built on a slab
• Exterior features: Chain link fence; Paved lot/driveway; Lot dimensions approximately 75 x 141

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; 6 total rooms
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Cap rate 11.0% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 42% 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 $6k 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 $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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.
• Current owner paid $105k; list at $210k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $209,900

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.26% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.74%
• DSCR: 1.74
• GRM: 6.6

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $5,212
• Equity at exit: $31,297

10-year hold

• IRR: 16.6%
• Equity multiple: 2.72×
• Total profit: $101,247
• Equity at exit: $18,148

Cash invested: $58,772 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,648 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$87
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $393

Break-even live

Break-even rent $2,150

Max offer price $209,900

Occupancy floor 80%

Sensitivity live

Price	-10% $512	-5% $453	+0% $393	+5% $334	+10% $274
Rent	-10% $184	-5% $289	+0% $393	+5% $498	+10% $602
Rate	-1.0pp $499	-0.5pp $447	base $393	+0.5pp $339	+1.0pp $283

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5041 N Beach Rd Unit 3-A Englewood, FL	2.0	1.0	864	$3,000	$3.47	22d	1	1.18mi
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	22d	1	1.22mi
5031 N Beach Rd #112 Englewood, FL	2.0	2.0	1035	$2,500	$2.42	14d	1	1.25mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	22d	1	1.26mi
2955 N Beach Rd Unit E122 Englewood, FL	2.0	2.0	1060	$2,850	$2.69	22d	1	1.47mi

Listing history 12 events

1. 2026-06-18
   days on market $209,900 Active 14 DOM
2. 2026-06-17
   days on market $209,900 Active 13 DOM
3. 2026-06-16
   days on market $209,900 Active 12 DOM
4. 2026-06-15
   days on market $209,900 Active 11 DOM
5. 2026-06-13
   days on market $209,900 Active 9 DOM
6. 2026-06-13
   days on market $209,900 Active 8 DOM
7. 2026-06-10
   days on market $209,900 Active 6 DOM
8. 2026-06-09
   days on market $209,900 Active 5 DOM
9. 2026-06-08
   days on market $209,900 Active 4 DOM
10. 2026-06-07
    days on market $209,900 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $209,900 Active 1 DOM

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,742 · $145/mo
• Expected delta: +$737/yr (+$61/mo · 73.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $31,772
• − Mortgage interest: −$11,758
• − Property taxes: −$1,005
• − Insurance: −$6,168
• − Repairs & maintenance: −$2,542
• − Management: −$2,542
• − Depreciation: −$6,106
• Taxable income: $1,651
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $4,321/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

+110.1% since first listed

9 events — show timeline

• 2026-06-04 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2008-12-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-04-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-04-14 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2007-07-17 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-10 Listed $168,000 Stellar MLS as Distributed by MLS Grid
• 2006-01-24 Sold (MLS) $105,350 Stellar MLS as Distributed by MLS Grid
• 2006-01-23 Sold (Public Records) $105,400 Public Records
• 2005-11-02 Listed $99,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $1,005 · +3.8% YoY. Source: county tax records.