1891 Englewood Rd #119 · Englewood, FL 34223

$75,000

2 bd · 2.0 ba · 659 sqft · Manufactured public records · 131 Days on market

Built 1970 $188/mo HOA

---

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 +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

Welcome to 1891 Englewood Rd in the desirable Brook to Bay community! This charming 2-bedroom, 1.5-bath residence features a fresh, inviting interior with all-new laminate flooring throughout, an updated kitchen, and stylish shiplap accent walls that add a coastal flair. Just off the entry is a foyer that would make an excellent flex space for visiting guests, home office, or reading nook. Enjoy Florida living year-round in the screened lanai, perfect for relaxing or entertaining, plus additional storage space located at the rear of the lanai. Additional features include Bahama shutters and convenient carport parking. Discover the vibrant Brook to Bay 55+ co-op community, offering an active

Key facts

• Flex space
• Screened lanai
• Carport parking

Tags

• UPDATED KITCHEN
• SCREENED LANAI
• FLEX SPACE
• BAHAMA SHUTTERS
• CARPORT PARKING
• HEATED COMMUNITY POOL

Property features AI

Finance

• Other: Partially furnished; Total rooms: 7; Living area about 983 square feet; Building area total 1,554 square feet; Direction faces north
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Precedent Hospitality & Property Management); Monthly association fee $188; Association approval required; HOA covers pool, recreational facilities, maintenance of grounds, management, and escrow reserves; Community features: clubhouse, pool, deed restrictions, buyer approval required; Senior community; Pets not allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Water connected; Sewer connected
• Home design: Residential mobile home (single wide); One story; Faces north; Entry level: one
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built on a 0.08 acre lot
• Exterior features: Storage; Private maintained paved road; Water access via canal and creek; Private boat ramp and fishing pier

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room / dining room combo
• Laundry & utility: Washer; Dryer; Laundry inside

🏢 Co-op / cooperative unit. The $75,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.6% 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.
• 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.
• Zoned schools: Englewood Elementary School (math 65% / reading 66%, grade B+, #500 of 2,144 statewide, top 24%, 587 students, 52% FRL).
• Market conditions: Rents rising fast (+9.0%/yr); 723 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 35% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $70k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $75k implies a 436% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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 1970 — 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: 2.98% ✓
• Cap rate: 22.60%
• Cash-on-cash: 58.25%
• DSCR: 3.59
• GRM: 2.8

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: 63.3%
• Equity multiple: 4.08×
• Total profit: $64,754
• Equity at exit: $11,183

10-year hold

• IRR: 69.6%
• Equity multiple: 10.26×
• Total profit: $194,428
• Equity at exit: $6,485

Cash invested: $21,000 (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: 723
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,234 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$133 /mo · $1,594/yr
• Insurance: −$31
• HOA: −$188
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $1,019

Break-even live

Break-even rent $943

Max offer price $75,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,062	-5% $1,041	+0% $1,019	+5% $998	+10% $977
Rent	-10% $843	-5% $931	+0% $1,019	+5% $1,108	+10% $1,196
Rate	-1.0pp $1,057	-0.5pp $1,039	base $1,019	+0.5pp $1,000	+1.0pp $980

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $188 · $2,256/yr

Listing history 24 events

1. 2026-06-21
   days on market $75,000 Active 131 DOM
2. 2026-06-18
   days on market $75,000 Active 128 DOM
3. 2026-06-17
   days on market $75,000 Active 127 DOM
4. 2026-06-16
   days on market $75,000 Active 126 DOM
5. 2026-06-15
   days on market $75,000 Active 125 DOM
6. 2026-06-13
   days on market $75,000 Active 123 DOM
7. 2026-06-13
   pricedays on market $75,000 Active 122 DOM
8. 2026-06-10
   days on market $84,900 Active 120 DOM
9. 2026-06-09
   days on market $84,900 Active 119 DOM
10. 2026-06-08
    days on market $84,900 Active 118 DOM
11. 2026-06-08
    days on market $84,900 Active 117 DOM
12. 2026-06-05
    days on market $84,900 Active 114 DOM
13. 2026-06-03
    days on market $84,900 Active 113 DOM
14. 2026-06-02
    days on market $84,900 Active 112 DOM
15. 2026-06-01
    days on market $84,900 Active 111 DOM
16. 2026-05-31
    days on market $84,900 Active 110 DOM
17. 2026-05-18
    price $84,900
18. 2026-05-18
    status Active
19. 2026-05-08
    status Pending
20. 2026-04-24
    price $89,900
21. 2026-03-11
    price $100,000
22. 2026-02-21
    price $140,000
23. 2026-01-30
    listed $145,000 Active
24. 1985-12-01
    soldstatus $14,000

ⓘ 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: $1,594 · $133/mo
• Projected year-2 tax: $1,594 · $133/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 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,807
• − Mortgage interest: −$4,201
• − Property taxes: −$1,594
• − Insurance: −$375
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − HOA: −$2,256
• − Depreciation: −$2,182
• Taxable income: $11,910
• Est. tax owed @ 24.0%: −$2,858
• After-tax cash flow: $9,375/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

+506.4% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $84,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-21 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 1985-12-01 Sold (Public Records) $14,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,594 · +7.1% YoY. Source: county tax records.