1287 Ibis Dr · Englewood, FL 34224

$189,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 372 Days on market

Built 1976 7,150 sqft lot Est $165k · 15% over $9/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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL FAST. NEW WINDOWS IN LIVING ROOM, DINING ROOM, MASTER BEDROOM, KITCHEN & BATH. NEW ROOF IN 2003. REFRIGE APPX 4 YRS. LANAI HAS NEW SLIDING ACRYLIC WINDOWS. EAT-IN KITCHEN. 2 UTILITY SHEDS. VERTICALS ON WINDOWS. HURRICANE AQNINGS. MOST FURNISHINGS REMAIN. CERTIFIED ADULT PARK. PETS ALOWED.

Key facts

• Saltwater pool
• Privacy fence
• Updated bathrooms

Tags

• SALTWATER POOL
• PRIVACY FENCE
• BAHAMA SHUTTERS
• FULLY RENOVATED KITCHEN
• NEW VINYL FLOORING
• UPDATED BATHROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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.
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,454/mo this rent would consume 51% of the median local household income ($57k/yr) (locally 329% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• 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 372 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $31k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $189k implies a 107% 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; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 1.30% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.92%
• DSCR: 1.80
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $164,736
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1297 Kingfisher Dr	0.06mi	2/2.0	1,176 (+2%)	3mo	$105,000	$89	92
1513 Blue Heron Dr	0.54mi	2/2.0	1,152 (0%)	11mo	$165,000	$143	66

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: -7.7%
• Equity multiple: 0.73×
• Total profit: $-14,460
• Equity at exit: $28,181

10-year hold

• IRR: -3.3%
• Equity multiple: 0.82×
• Total profit: $-9,743
• Equity at exit: $16,341

Cash invested: $52,920 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,454 high
• Mortgage (P&I): −$991
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$9
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $364

Break-even live

Break-even rent $1,993

Max offer price $189,000

Occupancy floor 80%

Sensitivity live

Price	-10% $471	-5% $417	+0% $364	+5% $310	+10% $257
Rent	-10% $170	-5% $267	+0% $364	+5% $460	+10% $557
Rate	-1.0pp $459	-0.5pp $412	base $364	+0.5pp $315	+1.0pp $265

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	21d	1	0.59mi
1604 Cardinal Ln Unit 1 Englewood, FL	1.0	1.0	750	$1,300	$1.73	21d	1	0.64mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	14d	1	0.65mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	21d	1	0.80mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	21d	1	0.95mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	21d	1	1.12mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	21d	1	1.12mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	21d	1	1.18mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	21d	1	1.24mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	21d	1	1.34mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	21d	1	1.35mi
9264 Anita Ave Unit A Englewood, FL	2.0	2.0	1008	$1,400	$1.39	21d	1	1.42mi
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	21d	1	1.49mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 13 events

1. 2026-04-10
   status Pending
2. 2026-04-02
   price $189,000
3. 2026-02-15
   price $199,800
4. 2026-01-17
   price $209,800
5. 2025-11-22
   status Active
6. 2025-11-17
   status Pending
7. 2025-08-11
   status Active
8. 2025-02-15
   listed $219,800 Active
9. 2006-04-19
   soldstatus $91,500
10. 2006-04-07
    soldstatus $91,500 310-char remark

    Show marketing remark (310 chars)

    PRICED TO SELL FAST. NEW WINDOWS IN LIVING ROOM, DINING ROOM, MASTER BEDROOM, KITCHEN & BATH. NEW ROOF IN 2003. REFRIGE APPX 4 YRS. LANAI HAS NEW SLIDING ACRYLIC WINDOWS. EAT-IN KITCHEN. 2 UTILITY SHEDS. VERTICALS ON WINDOWS. HURRICANE AQNINGS. MOST FURNISHINGS REMAIN. CERTIFIED ADULT PARK. PETS ALOWED.

11. 2005-12-05
    listed $115,000 310-char remark

    Show marketing remark (310 chars)

    PRICED TO SELL FAST. NEW WINDOWS IN LIVING ROOM, DINING ROOM, MASTER BEDROOM, KITCHEN & BATH. NEW ROOF IN 2003. REFRIGE APPX 4 YRS. LANAI HAS NEW SLIDING ACRYLIC WINDOWS. EAT-IN KITCHEN. 2 UTILITY SHEDS. VERTICALS ON WINDOWS. HURRICANE AQNINGS. MOST FURNISHINGS REMAIN. CERTIFIED ADULT PARK. PETS ALOWED.

12. 2002-12-13
    soldstatus $60,000
13. 1993-06-29
    soldstatus $46,000

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $1,569 · $131/mo
• Expected delta: +$737/yr (+$61/mo · 88.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $29,442
• − Mortgage interest: −$10,587
• − Property taxes: −$832
• − Insurance: −$6,064
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − HOA: −$108
• − Depreciation: −$5,498
• Taxable income: $1,643
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $3,968/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

+310.9% since first listed

13 events — show timeline

• 2026-04-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-15 Price Changed $199,800 Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $209,800 Stellar MLS as Distributed by MLS Grid
• 2025-11-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-15 Listed $219,800 Stellar MLS as Distributed by MLS Grid
• 2006-04-19 Sold (Public Records) $91,500 Public Records
• 2006-04-07 Sold (MLS) $91,500 Stellar MLS as Distributed by MLS Grid
• 2005-12-05 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2002-12-13 Sold (Public Records) $60,000 Public Records
• 1993-06-29 Sold (Public Records) $46,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $832 · -54.7% YoY. Source: county tax records.