1475 Flamingo Dr #122 · Englewood, FL 34224

$69,900

2 bd · 2.0 ba · 408 sqft · Land public records · 107 Days on market

Built 1992 1,752 sqft lot $140/mo HOA · 10% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great location with lots of activities. - large vinyl enclosed lanai with inside utility room (lanai has various lengths & widths). Unit has been recently painted inside. Must see to appreciate.

Key facts

• Gated community
• Rear parking pad
• Private boat ramp

Tags

• GATED COMMUNITY
• TROPICAL LANDSCAPING
• REAR PARKING PAD
• ENCLOSED FLORIDA ROOM
• SPARKLING HEATED POOL
• PRIVATE BOAT RAMP

Property features AI

Finance

• Other: Unfurnished; Third-party listing
• Financial info: Total annual fees: $1,680; Lease restrictions apply
• HOA & community: Located in Holiday Travel Park (association: Holiday Travel Park/Peter Rivera) with buyer approval required; Monthly association fee: $140 (includes pool, grounds maintenance, management, pest control, private road, recreational facilities, sewer, trash, water); Community amenities include clubhouse, pool, recreation facilities, shuffleboard court, community mailbox; Senior community; pets allowed (max ~40 lbs); Deed restrictions; golf carts allowed

Exterior

• Parking: Private paved access; Private maintained road
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available; Broadband/high-speed internet available; Water and sewer available/connected
• Home design: Manufactured home (double wide); One story; East-facing
• Construction: Vinyl siding; Metal and shingle roof; Crawlspace and slab foundation; Built in 1 structure totaling building area per public records
• Exterior features: Exterior lighting; Rain gutters; Outdoor storage / shed(s); Private boat ramp (canal access); In-ground heated gunite pool

Interior

• Kitchen: Range; Microwave; Refrigerator; Solid surface counters
• Bedrooms: 1 bedroom
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Solid surface counters; Thermostat; Vaulted ceilings; Window treatments (blinds, drapes)
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet; Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $70k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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.
• Zoned schools: Vineland Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 579 students, 45% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 37% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.02% ✓
• Cap rate: 13.85%
• Cash-on-cash: 26.99%
• DSCR: 2.20
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.44×
• Total profit: $8,517
• Equity at exit: $10,422

10-year hold

• IRR: 17.2%
• Equity multiple: 2.16×
• Total profit: $22,792
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$140
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $374

Break-even live

Break-even rent $941

Max offer price $69,900

Occupancy floor 69%

Sensitivity live

Price	-10% $413	-5% $394	+0% $374	+5% $354	+10% $334
Rent	-10% $262	-5% $318	+0% $374	+5% $430	+10% $485
Rate	-1.0pp $409	-0.5pp $392	base $374	+0.5pp $356	+1.0pp $337

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $140 · $1,680/yr

Listing history 22 events

1. 2026-06-18
   days on market $69,900 Active 107 DOM
2. 2026-06-17
   days on market $69,900 Active 106 DOM
3. 2026-06-16
   days on market $69,900 Active 105 DOM
4. 2026-06-15
   days on market $69,900 Active 104 DOM
5. 2026-06-14
   days on market $69,900 Active 102 DOM
6. 2026-06-13
   days on market $69,900 Active 101 DOM
7. 2026-06-10
   days on market $69,900 Active 99 DOM
8. 2026-06-09
   days on market $69,900 Active 98 DOM
9. 2026-06-08
   days on market $69,900 Active 97 DOM
10. 2026-06-07
    days on market $69,900 Active 96 DOM
11. 2026-06-05
    days on market $69,900 Active 93 DOM
12. 2026-06-03
    days on market $69,900 Active 92 DOM
13. 2026-06-02
    days on market $69,900 Active 91 DOM
14. 2026-06-01
    days on market $69,900 Active 90 DOM
15. 2026-05-31
    days on market $69,900 Active 89 DOM
16. 2026-05-30
    days on market $69,900 Active 88 DOM
17. 2026-04-17
    price $69,900
18. 2026-03-02
    listed $78,000 Active
19. 2018-11-19
    soldstatus $70,000
20. 2014-12-30
    soldstatus $44,000 Sold 200-char remark

    Show marketing remark (200 chars)

    Great location with lots of activities. - large vinyl enclosed lanai with inside utility room (lanai has various lengths & widths). Unit has been recently painted inside. Must see to appreciate.

21. 2014-11-30
    status Pending 200-char remark

    Show marketing remark (200 chars)

    Great location with lots of activities. - large vinyl enclosed lanai with inside utility room (lanai has various lengths & widths). Unit has been recently painted inside. Must see to appreciate.

22. 2014-11-14
    listed $45,900 Active 200-char remark

    Show marketing remark (200 chars)

    Great location with lots of activities. - large vinyl enclosed lanai with inside utility room (lanai has various lengths & widths). Unit has been recently painted inside. Must see to appreciate.

ⓘ 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: $1,694 · $141/mo
• Projected year-2 tax: $1,694 · $141/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 7/10 Severe FEMA zone X (shaded) · 95% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,968
• − Mortgage interest: −$3,915
• − Property taxes: −$1,694
• − Insurance: −$1,147
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − HOA: −$1,680
• − Depreciation: −$2,033
• Taxable income: $3,784
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $3,577/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
• 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

+52.3% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Listed $78,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-19 Sold (Public Records) $70,000 Public Records
• 2014-12-30 Sold (MLS) $44,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-11-14 Listed $45,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $1,694 · -13.1% YoY. Source: county tax records.