1377 Ibis Dr · Englewood, FL 34224

$159,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 18 Days on market

Built 2024 7,565 sqft lot Est $156k · at est. $9/mo HOA

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Holiday Estates, where a fantastic opportunity awaits you! This amazing corner lot is perfectly situated and owner has priced this one to sell quickly! One of the standout features of this property is that there are no deed, rental, lease, or mandatory fees, providing you with the freedom to own your land without any additional financial obligations. Joining the HOA is optional but provides so much for such a small amount. Holiday Estates is an active 55+ community that offers a wide range of amenities and activities to its residents. Whether you're a pickleball enthusiast, enjoy shuffleboard, have a passion for crafts, or want to participate in relaxing yoga sessions, you'll find plenty of opportunities for recreation and socializing. The community also hosts various dinners and occasional dances, providing a vibrant social scene for all to enjoy. Additionally, Holiday Estates 1 & 2 boast a dedicated volunteer Crime Watch group. Optional fees will grant you access to the clubhouse, boat ramp and so much more!

Key facts

• Owning your land
• Open floor plan
• Laminate flooring

Tags

• HURRICANE RATED DURABILITY
• OWNING YOUR LAND
• OPEN FLOOR PLAN
• LAMINATE FLOORING
• WALK IN PANTRY
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approx. 0.17 acres); Living area about 1,296 (public records)
• HOA & community: Has HOA (optional fees); HOA fee $110 annually (about $9.17/month); Clubhouse, pickleball courts, shuffleboard, recreation facilities; Golf carts allowed; Senior community; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Other utilities
• Home design: Manufactured double-wide home; One story; Faces west; New construction
• Construction: Vinyl siding; Shingle roof; Built by Champion (Lakewood model); Pillar/post/pier foundation
• Exterior features: Private mailbox; Paved road access; Canal (saltwater) access; Private boat ramp

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,440/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 $5k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $40k; list at $159k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.53% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.03%
• DSCR: 1.89
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $155,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1297 Kingfisher Dr	0.24mi	2/2.0 (-1)	1,176 (-9%)	3mo	$105,000	$89	66
6287 Oriole Blvd	0.64mi	2/2.0 (-1)	1,344 (+4%)	11mo	$130,000	$97	49
1513 Blue Heron Dr	0.43mi	2/2.0 (-1)	1,152 (-11%)	11mo	$165,000	$143	47
8443 Albatross Ln	0.74mi	2/1.5 (-1)	1,160 (-10%)	13mo	$139,000	$120	30

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: 6.2%
• Equity multiple: 1.23×
• Total profit: $10,306
• Equity at exit: $23,707

10-year hold

• IRR: 12.4%
• Equity multiple: 1.84×
• Total profit: $37,357
• Equity at exit: $13,747

Cash invested: $44,520 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,440 high
• Mortgage (P&I): −$834
• Tax from tax record: −$275 /mo · $3,304/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$9
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $677

Break-even live

Break-even rent $1,583

Max offer price $159,000

Occupancy floor 67%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	13d	1	0.38mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	21d	1	0.65mi
1081 Humboldt St Englewood, FL	3.0	2.0	1838	$2,400	$1.31	21d	1	0.66mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	21d	1	0.70mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	21d	1	0.89mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	21d	1	0.92mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	21d	1	0.98mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	21d	1	1.02mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	21d	1	1.02mi
9264 Anita Ave Unit A Englewood, FL	2.0	2.0	1008	$1,400	$1.39	21d	1	1.31mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	21d	1	1.34mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	21d	1	1.39mi
9312 Anita Ave Unit B Englewood, FL	2.0	1.0	972	$1,600	$1.65	21d	1	1.40mi
1501 Helene Ave Englewood, FL	3.0	2.0	1608	$3,200	$1.99	13d	1	1.41mi
1960 Oregon Trl Unit 2A Englewood, FL	2.0	2.0	1360	$3,750	$2.76	21d	1	1.42mi
9322 Anita Ave Englewood, FL	2.0	2.0	1133	$1,495	$1.32	21d	1	1.42mi
9271 Tacoma Ave Unit B Englewood, FL	2.0	2.0	1206	$1,650	$1.37	21d	1	1.48mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 27 events

1. 2026-06-18
   days on market $159,000 Active 18 DOM
2. 2026-06-17
   days on market $159,000 Active 17 DOM
3. 2026-06-16
   status $159,000 Active 16 DOM
4. 2026-05-06
   status Pending
5. 2026-04-20
   listed $159,000 Active
6. 2025-07-31
   historical
7. 2025-07-15
   price $189,999
8. 2025-06-21
   price $195,000
9. 2025-06-09
   price $198,000
10. 2025-05-14
    price $199,000
11. 2025-04-24
    status Active
12. 2025-04-18
    historical
13. 2025-04-11
    price $209,000
14. 2025-03-03
    price $229,000
15. 2025-01-08
    price $239,000
16. 2024-12-21
    price $249,000
17. 2024-07-22
    listed $275,000 Active
18. 2023-11-30
    soldstatus $40,000 Closed 1046-char remark

    Show marketing remark (1046 chars)

    Welcome to Holiday Estates, where a fantastic opportunity awaits you! This amazing corner lot is perfectly situated and owner has priced this one to sell quickly! One of the standout features of this property is that there are no deed, rental, lease, or mandatory fees, providing you with the freedom to own your land without any additional financial obligations. Joining the HOA is optional but provides so much for such a small amount. Holiday Estates is an active 55+ community that offers a wide range of amenities and activities to its residents. Whether you're a pickleball enthusiast, enjoy shuffleboard, have a passion for crafts, or want to participate in relaxing yoga sessions, you'll find plenty of opportunities for recreation and socializing. The community also hosts various dinners and occasional dances, providing a vibrant social scene for all to enjoy. Additionally, Holiday Estates 1 & 2 boast a dedicated volunteer Crime Watch group. Optional fees will grant you access to the clubhouse, boat ramp and so much more!

19. 2023-09-06
    status Pending 1046-char remark

    Show marketing remark (1046 chars)

    Welcome to Holiday Estates, where a fantastic opportunity awaits you! This amazing corner lot is perfectly situated and owner has priced this one to sell quickly! One of the standout features of this property is that there are no deed, rental, lease, or mandatory fees, providing you with the freedom to own your land without any additional financial obligations. Joining the HOA is optional but provides so much for such a small amount. Holiday Estates is an active 55+ community that offers a wide range of amenities and activities to its residents. Whether you're a pickleball enthusiast, enjoy shuffleboard, have a passion for crafts, or want to participate in relaxing yoga sessions, you'll find plenty of opportunities for recreation and socializing. The community also hosts various dinners and occasional dances, providing a vibrant social scene for all to enjoy. Additionally, Holiday Estates 1 & 2 boast a dedicated volunteer Crime Watch group. Optional fees will grant you access to the clubhouse, boat ramp and so much more!

20. 2023-07-11
    listed $40,000 Active 1046-char remark

    Show marketing remark (1046 chars)

    Welcome to Holiday Estates, where a fantastic opportunity awaits you! This amazing corner lot is perfectly situated and owner has priced this one to sell quickly! One of the standout features of this property is that there are no deed, rental, lease, or mandatory fees, providing you with the freedom to own your land without any additional financial obligations. Joining the HOA is optional but provides so much for such a small amount. Holiday Estates is an active 55+ community that offers a wide range of amenities and activities to its residents. Whether you're a pickleball enthusiast, enjoy shuffleboard, have a passion for crafts, or want to participate in relaxing yoga sessions, you'll find plenty of opportunities for recreation and socializing. The community also hosts various dinners and occasional dances, providing a vibrant social scene for all to enjoy. Additionally, Holiday Estates 1 & 2 boast a dedicated volunteer Crime Watch group. Optional fees will grant you access to the clubhouse, boat ramp and so much more!

21. 2016-04-22
    soldstatus $70,000
22. 2016-04-21
    soldstatus $70,000 Sold
23. 2016-03-22
    status Pending
24. 2016-03-10
    listed $75,000 Active
25. 2012-04-30
    soldstatus $35,000
26. 2011-06-18
    listed $43,000
27. 1995-07-21
    soldstatus $34,500

ⓘ 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: $3,304 · $275/mo
• Projected year-2 tax: $3,304 · $275/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $29,277
• − Mortgage interest: −$8,906
• − Property taxes: −$3,304
• − Insurance: −$1,592
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − HOA: −$108
• − Depreciation: −$4,625
• Taxable income: $6,056
• Est. tax owed @ 24.0%: −$1,454
• After-tax cash flow: $6,665/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

+360.9% since first listed

24 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Price Changed $189,999 Stellar MLS as Distributed by MLS Grid
• 2025-06-21 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Price Changed $198,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-11 Price Changed $209,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-03 Price Changed $229,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-08 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-21 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-22 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-30 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-07-11 Listed $40,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-22 Sold (Public Records) $70,000 Public Records
• 2016-04-21 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-03-10 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2012-04-30 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2011-06-18 Listed $43,000 Stellar MLS as Distributed by MLS Grid
• 1995-07-21 Sold (Public Records) $34,500 Public Records

Property tax history

+16.8%/yr

Latest (2025): $3,304 · +259.6% YoY. Source: county tax records.