2 S Flora Vista St · Englewood, FL 34223

$159,500

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 100 Days on market

Built 1978 6,200 sqft lot $332/mo HOA · 13% 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 +29.9/30.0
• 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

Welcome to coastal living in the desirable 55+ waterfront community of Alameda Isles, located in the charming town of Englewood. Alameda Isles offers the perfect blend of comfort, convenience, and a socially active Florida lifestyle within a beautifully maintained, resident-owned gated community. This particular home sits on a beautiful corner lot with a brand new carport and 2 screened-in porches. (additional screened in porch added 2025.) Recently rebuilt and completely remodeled, this home offers a fresh top-to-bottom transformation with new flooring including subfloor replacement, cabinetry, NEW A/C (MAY 2025) and a BRAND NEW SOLID METAL ROOF (JUNE 2025) with lifetime transferable warranty (must be transfered within 30 days of closing. ) Enjoy a bright and open-concept layout featuring two bedrooms, two beautifully updated bathrooms and spacious walk-in closets. Residents enjoy boating access with nearby waters of Lemon Bay and convenient access to the intercoastal Waterway and Gulf. Recreational facilities include a heated community swimming pool, therapeutic spa/hot tub, Waterfront clubhouse with an event hall and library/reading lounge, Craft Room with Kiln, Billards Room, Fitness center with Sauna, Tennis, Pickleball, Bocce ball and Shuffleboard courts, Craft room with kiln, Woodworking shop, Private park and picnic areas, 58-slip marina with access to the Intracoastal Waterway and Gulf, RV and boat storage and numerous social clubs and community events. * Some images have been digitally enhanced, virtually staged, or modified using AI-assisted editing.

Key facts

• Completely remodeled
• New flooring
• Screened in porches

Tags

• CORNER LOT
• BRAND NEW CARPORT
• SCREENED IN PORCHES
• COMPLETELY REMODELED
• NEW FLOORING
• NEW CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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); 720 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 $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $160k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $145,145 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.92%
• DSCR: 1.71
• GRM: 5.3

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: 13.4%
• Equity multiple: 1.57×
• Total profit: $25,481
• Equity at exit: $23,782

10-year hold

• IRR: 26.3%
• Equity multiple: 3.97×
• Total profit: $132,494
• Equity at exit: $13,791

Cash invested: $44,660 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,527 medium
• Mortgage (P&I): −$836
• Tax from tax record: −$169 /mo · $2,030/yr
• Insurance: −$66
• HOA: −$332
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $593

Break-even live

Break-even rent $1,777

Max offer price $159,500

Occupancy floor 72%

Sensitivity live

Price	-10% $683	-5% $638	+0% $593	+5% $547	+10% $502
Rent	-10% $393	-5% $493	+0% $593	+5% $692	+10% $792
Rate	-1.0pp $673	-0.5pp $633	base $593	+0.5pp $551	+1.0pp $509

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $332 · $3,984/yr
• Likely covers: waterpoolgymsecurity

Listing history 22 events

1. 2026-06-21
   days on market $159,500 Active 100 DOM
2. 2026-06-18
   days on market $159,500 Active 97 DOM
3. 2026-06-17
   days on market $159,500 Active 96 DOM
4. 2026-06-16
   days on market $159,500 Active 95 DOM
5. 2026-06-15
   days on market $159,500 Active 94 DOM
6. 2026-06-13
   days on market $159,500 Active 92 DOM
7. 2026-06-13
   days on market $159,500 Active 91 DOM
8. 2026-06-10
   days on market $159,500 Active 89 DOM
9. 2026-06-09
   days on market $159,500 Active 88 DOM
10. 2026-06-08
    days on market $159,500 Active 87 DOM
11. 2026-06-08
    days on market $159,500 Active 86 DOM
12. 2026-06-05
    days on market $159,500 Active 83 DOM
13. 2026-06-03
    days on market $159,500 Active 82 DOM
14. 2026-06-02
    days on market $159,500 Active 81 DOM
15. 2026-06-01
    days on market $159,500 Active 80 DOM
16. 2026-05-31
    days on market $159,500 Active 79 DOM
17. 2026-05-18
    price $159,500 1587-char remark

    Show marketing remark (1587 chars)

    Welcome to coastal living in the desirable 55+ waterfront community of Alameda Isles, located in the charming town of Englewood. Alameda Isles offers the perfect blend of comfort, convenience, and a socially active Florida lifestyle within a beautifully maintained, resident-owned gated community. This particular home sits on a beautiful corner lot with a brand new carport and 2 screened-in porches. (additional screened in porch added 2025.) Recently rebuilt and completely remodeled, this home offers a fresh top-to-bottom transformation with new flooring including subfloor replacement, cabinetry, NEW A/C (MAY 2025) and a BRAND NEW SOLID METAL ROOF (JUNE 2025) with lifetime transferable warranty (must be transfered within 30 days of closing. ) Enjoy a bright and open-concept layout featuring two bedrooms, two beautifully updated bathrooms and spacious walk-in closets. Residents enjoy boating access with nearby waters of Lemon Bay and convenient access to the intercoastal Waterway and Gulf. Recreational facilities include a heated community swimming pool, therapeutic spa/hot tub, Waterfront clubhouse with an event hall and library/reading lounge, Craft Room with Kiln, Billards Room, Fitness center with Sauna, Tennis, Pickleball, Bocce ball and Shuffleboard courts, Craft room with kiln, Woodworking shop, Private park and picnic areas, 58-slip marina with access to the Intracoastal Waterway and Gulf, RV and boat storage and numerous social clubs and community events. * Some images have been digitally enhanced, virtually staged, or modified using AI-assisted editing.

18. 2026-03-13
    listed $170,000 Active 1587-char remark

    Show marketing remark (1587 chars)

    Welcome to coastal living in the desirable 55+ waterfront community of Alameda Isles, located in the charming town of Englewood. Alameda Isles offers the perfect blend of comfort, convenience, and a socially active Florida lifestyle within a beautifully maintained, resident-owned gated community. This particular home sits on a beautiful corner lot with a brand new carport and 2 screened-in porches. (additional screened in porch added 2025.) Recently rebuilt and completely remodeled, this home offers a fresh top-to-bottom transformation with new flooring including subfloor replacement, cabinetry, NEW A/C (MAY 2025) and a BRAND NEW SOLID METAL ROOF (JUNE 2025) with lifetime transferable warranty (must be transfered within 30 days of closing. ) Enjoy a bright and open-concept layout featuring two bedrooms, two beautifully updated bathrooms and spacious walk-in closets. Residents enjoy boating access with nearby waters of Lemon Bay and convenient access to the intercoastal Waterway and Gulf. Recreational facilities include a heated community swimming pool, therapeutic spa/hot tub, Waterfront clubhouse with an event hall and library/reading lounge, Craft Room with Kiln, Billards Room, Fitness center with Sauna, Tennis, Pickleball, Bocce ball and Shuffleboard courts, Craft room with kiln, Woodworking shop, Private park and picnic areas, 58-slip marina with access to the Intracoastal Waterway and Gulf, RV and boat storage and numerous social clubs and community events. * Some images have been digitally enhanced, virtually staged, or modified using AI-assisted editing.

19. 2025-05-07
    soldstatus $75,000
20. 2012-12-04
    soldstatus $64,000
21. 2012-11-26
    soldstatus $64,000 749-char remark

    Show marketing remark (749 chars)

    Active with contract. .This 2 bedroom home is situated on a corner lot and features many "updated" items such as wood flooring in living/dining room and guest bedroom. There are also tile floors in kitchen and baths. There is a screened lanai as well as a vinyl enclosed Florida room with wall a/c. Stove, refrigerator, a/c, paint and new (2011) washer and dryer add to the list of improvements. The spacious living room is the focal point of the home and is perfect for entertaining or family gatherings. Alameda Isles is a waterfront complex with access to Lemon Bay and the Gulf. Take a look!Note: Furniture in the home included. Please be aware there are only a few items and does not include all the furniture that is in the photos.

22. 2012-03-25
    listed $77,800 749-char remark

    Show marketing remark (749 chars)

    Active with contract. .This 2 bedroom home is situated on a corner lot and features many "updated" items such as wood flooring in living/dining room and guest bedroom. There are also tile floors in kitchen and baths. There is a screened lanai as well as a vinyl enclosed Florida room with wall a/c. Stove, refrigerator, a/c, paint and new (2011) washer and dryer add to the list of improvements. The spacious living room is the focal point of the home and is perfect for entertaining or family gatherings. Alameda Isles is a waterfront complex with access to Lemon Bay and the Gulf. Take a look!Note: Furniture in the home included. Please be aware there are only a few items and does not include all the furniture that is in the photos.

ⓘ 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: $2,030 · $169/mo
• Projected year-2 tax: $2,030 · $169/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 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $30,330
• − Mortgage interest: −$8,934
• − Property taxes: −$2,030
• − Insurance: −$798
• − Repairs & maintenance: −$2,426
• − Management: −$2,426
• − HOA: −$3,984
• − Depreciation: −$4,640
• Taxable income: $5,091
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $5,890/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

+105.0% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $159,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-07 Sold (Public Records) $75,000 Public Records
• 2012-12-04 Sold (Public Records) $64,000 Public Records
• 2012-11-26 Sold (MLS) $64,000 Stellar MLS as Distributed by MLS Grid
• 2012-03-25 Listed $77,800 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2025): $2,030 · -14.5% YoY. Source: county tax records.