105 Crestview Dr · Englewood, FL 34223

$299,900

2 bd · 2.0 ba · 900 sqft · SingleFamily public records · 547 Days on market

Built 1971 9,000 sqft lot Est $251k · 19% over

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Why this score? — see what drove the D 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 +19.1/30.0
• DSCR +6.0/10.0
• Rent growth +4.8/5.0
• Schools +4.6/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

$74,900 PRICE REDUCTION. OWNERS MOTIVATED !! FIX AND FLIP OPPORTUNITY in Englewood, Florida * * WANTED INVESTOR LOOKING FOR A PROJECT? THIS IS A PERFECT PURCHASE. TAKE NOTE: DOCK LOCATED ON GOTFRIED CREEK THAT GOES WITH THE HOME. ( Repair needed) Looking for a new home. Have the ability to put in drywall? This is the perfect home for you to look at. Add cabinets for the kitchen and bathrooms and check below for the property overview. * * Property Overview: * * This property in Englewood, Florida was damaged following hurricane Milton. Owners immediately cut out the drywall and insulation, and had the cabinets removed and ready for your finishing touches. The exterior of

Key facts

• Prime beach location
• 9,000 sq ft lot
• Garage

Tags

• CANAL ACCESS POTENTIAL
• ENDLESS OUTDOOR ACTIVITIES
• PRIME BEACH LOCATION

Property features AI

Finance

• Other: Zoning: RSF5; Total acreage: less than 1/4 acre (approx. 0.21 acres); Lot dimensions approximately 75 x 120; Living area reported as 900 square feet; total building area reported as 2,080 square feet; Property has additional parcels; Listing previously expired; No home warranty
• HOA & community: No secondary association; Cats and dogs allowed

Exterior

• Parking: Driveway; Attached garage with garage door opener (1 garage space)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/High-speed internet available; Water connected; Sewer connected
• Home design: Single-family residence; One story; East-facing entry; Property listed as fixer
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Built with additional parcel(s)
• Exterior features: Covered patio/porch; Side porch; Shed(s); Landscaped with trees; Paved lot; Flood zone (flood insurance required); Publicly maintained asphalt road; On waterfront with saltwater canal access (brackish canal)

Interior

• Kitchen: Microwave
• Bedrooms: 2 bedrooms
• Flooring: Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (10.0% below list).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents rising fast (+9.0%/yr); 720 active listings in the ZIP; 8 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; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 43% 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 $9k 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 547 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $225k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $300k implies a 445% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,912 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 547 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.90% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $251,100
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Hillcrest Dr	0.06mi	2/1.0	770 (-14%)	0mo	$215,000	$279	69
1600 Maryknoll Rd	0.40mi	2/1.0	928 (+3%)	4mo	$228,700	$246	69
1490 Homestead Dr	0.39mi	2/2.0	1,014 (+13%)	5mo	$600,000	$592	57

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.51×
• Total profit: $-40,928
• Equity at exit: $44,716

10-year hold

• IRR: 2.8%
• Equity multiple: 1.25×
• Total profit: $21,193
• Equity at exit: $25,930

Cash invested: $83,972 (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: 720
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,700 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$114 /mo · $1,371/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-106

Break-even live

Break-even rent $2,833

Max offer price $281,205

Occupancy floor 99%

Sensitivity live

Price	-10% $64	-5% $-21	+0% $-106	+5% $-191	+10% $-276
Rent	-10% $-319	-5% $-212	+0% $-106	+5% $1	+10% $107
Rate	-1.0pp $45	-0.5pp $-30	base $-106	+0.5pp $-184	+1.0pp $-263

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	22d	1	0.14mi
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	22d	1	0.24mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	22d	1	0.49mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	22d	1	0.83mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	22d	1	0.83mi
2955 N Beach Rd Unit E122 Englewood, FL	2.0	2.0	1060	$2,850	$2.69	22d	1	1.18mi
5041 N Beach Rd Unit 3-A Englewood, FL	2.0	1.0	864	$3,000	$3.47	22d	1	1.36mi
5031 N Beach Rd #112 Englewood, FL	2.0	2.0	1035	$2,500	$2.42	14d	1	1.43mi

Listing history 23 events

1. 2026-06-10
   days on market $299,900 Active 547 DOM
2. 2026-06-09
   days on market $299,900 Active 546 DOM
3. 2026-06-08
   days on market $299,900 Active 545 DOM
4. 2026-05-31
   days on market $299,900 Active 541 DOM
5. 2026-05-30
   days on market $299,900 Active 540 DOM
6. 2026-05-22
   status Active
7. 2026-05-01
   historical
8. 2025-12-01
   price $299,900
9. 2025-12-01
   status Active
10. 2025-11-30
    historical
11. 2025-09-18
    price $325,000
12. 2025-08-30
    price $399,900
13. 2025-08-30
    price $299,900
14. 2025-08-21
    status Active
15. 2025-08-17
    status Pending
16. 2025-06-21
    status Active
17. 2025-06-13
    status Pending
18. 2025-05-01
    price $399,000
19. 2025-03-28
    price $430,000
20. 2025-01-30
    price $450,000
21. 2024-11-03
    listed $525,000 Active
22. 1989-06-01
    soldstatus $55,000
23. 1985-03-01
    soldstatus $57,000

ⓘ 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: $1,371 · $114/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$1,118/yr (+$93/mo · 81.6%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $32,394
• − Mortgage interest: −$16,799
• − Property taxes: −$1,371
• − Insurance: −$6,618
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$8,724
• Taxable loss: −$6,301
• Est. tax savings @ 24.0%: +$1,512
• After-tax cash flow: $242/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: 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 (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 (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 · 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: ▼ -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

+426.1% since first listed

18 events — show timeline

• 2026-05-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-18 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-30 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-30 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Price Changed $399,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-28 Price Changed $430,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-30 Price Changed $450,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-03 Listed $525,000 Stellar MLS as Distributed by MLS Grid
• 1989-06-01 Sold (Public Records) $55,000 Public Records
• 1985-03-01 Sold (Public Records) $57,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,371 · -59.4% YoY. Source: county tax records.