6071 Ivory Bill Dr · Englewood, FL 34224

$190,000

3 bd · 2.0 ba · 1,736 sqft · Manufactured public records · 17 Days on market

Built 1994 7,800 sqft lot Est $226k · 16% under $58/mo HOA · 2% 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 +25.4/30.0
• ARV discount +14.6/15.0
• DSCR +8.4/10.0
• 1% rule +7.4/10.0
• 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

SHORT SALE. THIS SPACIOUS HOME OVERLOOKS A FRESHWATER CANAL W/ PRIVATE DOCK. VERY OPEN PLAN W/ A LARGE KITCHEN FEATURING AN ISLAND STOVE & NUMEROUS CABINETS & COUNTER SPACE. CERAMIC TILE IN ALL ROOMS EXCEPT BATHS & KITCHEN. OVERSIZEDLANAI OVERLOOKS THE CANAL & FEATURES ACRYLIC WINDOWS, SEPARATE WALL AIR UNIT & CUSTOM SHADES. SHED IS EXTRA LARGE W/ WORKBENCH. ROOF ALLOWS YOU TO PARK YOUR CAR IN THE SCREENED AREA. CARPORT IS TWO CAR. HOME BEING SOLD FULLY FURNISHED. MEMBERWSHIP TO LAKESIDE CLUB IS INCLUDED WITH A $480 YEARLY FEE. PETS OK.

Key facts

• New plumbing
• New kitchen cabinets
• New appliances

Tags

• CANAL VIEWS
• NEW KITCHEN CABINETS
• NEW APPLIANCES
• NEWER WINDOWS
• NEW ROOF
• NEW PLUMBING

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Turnkey / furnished status indicated; Total annual fees and monthly fee breakdown provided
• HOA & community: Has HOA; annual association fee required ($100 annually); Monthly HOA amount listed ($8.33); Association amenities include clubhouse, pool, tennis courts; Association approval required; Community features: clubhouse, pool, tennis courts, street lights, deed restrictions, buyer approval required, special community restrictions, golf carts allowed; Senior community; Pets allowed with restrictions (breed restrictions, number limit)

Exterior

• Parking: Covered driveway; Carport with 2 spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Broadband/High-speed internet available; Underground utilities
• Home design: Manufactured double wide home; One level; Faces east; On freshwater canal with water view and access (65 feet of canal frontage)
• Construction: Vinyl siding; Shingle roof; Crawlspace with pillar/post/pier foundation; Built in — information not provided
• Exterior features: Covered, enclosed and screened patios/porches; Patio; Side porch; Sliding doors; Storage; Rain gutters; Hurricane shutters; Landscaped lot; Paved areas

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Built-in features; Cathedral ceilings; Living/dining combination (L Dining); Walk-in closets; Window treatments; Blinds; Smoke detectors
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,349/mo this rent would consume 49% 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 17 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $109k; list at $190k implies a 74% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,150 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $225,680
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6089 Toucan Dr	0.13mi	3/2.0	1,608 (-7%)	10mo	$199,900	$124	74
2727 Tanager Ln	0.53mi	3/2.0	1,728 (-0%)	1mo	$225,000	$130	73

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: -5.0%
• Equity multiple: 0.82×
• Total profit: $-9,538
• Equity at exit: $28,330

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,589
• Equity at exit: $16,428

Cash invested: $53,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,349 high
• Mortgage (P&I): −$996
• Tax from tax record: −$282 /mo · $3,387/yr
• Insurance: −$79
• HOA: −$58
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $440

Break-even live

Break-even rent $1,792

Max offer price $190,000

Occupancy floor 76%

Sensitivity live

Price	-10% $548	-5% $494	+0% $440	+5% $386	+10% $333
Rent	-10% $255	-5% $347	+0% $440	+5% $533	+10% $626
Rate	-1.0pp $536	-0.5pp $489	base $440	+0.5pp $391	+1.0pp $341

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9271 Tacoma Ave Unit B Englewood, FL	2.0	2.0	1206	$1,650	$1.37	22d	1	0.92mi
9322 Anita Ave Englewood, FL	2.0	2.0	1133	$1,495	$1.32	22d	1	0.99mi
9416 Anita Ave Englewood, FL	3.0	2.0	1162	$1,750	$1.51	14d	1	1.10mi
9410 Tacoma Ave Unit A Englewood, FL	3.0	2.0	1062	$1,600	$1.51	14d	1	1.11mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	22d	1	1.12mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	14d	1	1.19mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	22d	1	1.34mi
6320 Brookridge St Englewood, FL	3.0	2.0	1445	$5,550	$3.84	22d	1	1.36mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	22d	1	1.40mi
10136 Willmington Blvd Englewood, FL	3.0	2.0	1598	$2,000	$1.25	22d	1	1.41mi
7160 Carlsbad Ter Englewood, FL	3.0	2.0	2061	$4,500	$2.18	22d	1	1.41mi
9400 New Martinsville Ave Englewood, FL	3.0	2.0	1879	$3,300	$1.76	22d	1	1.49mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: water

Listing history 7 events

1. 2026-06-01
   statusdays on market $190,000 Pending 17 DOM
2. 2026-05-31
   days on market $190,000 Active 16 DOM
3. 2026-05-30
   days on market $190,000 Active 15 DOM
4. 2026-05-15
   listed $190,000 Active
5. 2011-10-20
   soldstatus $109,250 572-char remark

   Show marketing remark (572 chars)

   SHORT SALE. THIS SPACIOUS HOME OVERLOOKS A FRESHWATER CANAL W/ PRIVATE DOCK. VERY OPEN PLAN W/ A LARGE KITCHEN FEATURING AN ISLAND STOVE & NUMEROUS CABINETS & COUNTER SPACE. CERAMIC TILE IN ALL ROOMS EXCEPT BATHS & KITCHEN. OVERSIZEDLANAI OVERLOOKS THE CANAL & FEATURES ACRYLIC WINDOWS, SEPARATE WALL AIR UNIT & CUSTOM SHADES. SHED IS EXTRA LARGE W/ WORKBENCH. ROOF ALLOWS YOU TO PARK YOUR CAR IN THE SCREENED AREA. CARPORT IS TWO CAR. HOME BEING SOLD FULLY FURNISHED. MEMBERWSHIP TO LAKESIDE CLUB IS INCLUDED WITH A $480 YEARLY FEE. PETS OK.

6. 2010-08-23
   listed $119,000 572-char remark

   Show marketing remark (572 chars)

   SHORT SALE. THIS SPACIOUS HOME OVERLOOKS A FRESHWATER CANAL W/ PRIVATE DOCK. VERY OPEN PLAN W/ A LARGE KITCHEN FEATURING AN ISLAND STOVE & NUMEROUS CABINETS & COUNTER SPACE. CERAMIC TILE IN ALL ROOMS EXCEPT BATHS & KITCHEN. OVERSIZEDLANAI OVERLOOKS THE CANAL & FEATURES ACRYLIC WINDOWS, SEPARATE WALL AIR UNIT & CUSTOM SHADES. SHED IS EXTRA LARGE W/ WORKBENCH. ROOF ALLOWS YOU TO PARK YOUR CAR IN THE SCREENED AREA. CARPORT IS TWO CAR. HOME BEING SOLD FULLY FURNISHED. MEMBERWSHIP TO LAKESIDE CLUB IS INCLUDED WITH A $480 YEARLY FEE. PETS OK.

7. 1995-02-22
   soldstatus $26,900

ⓘ 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: $3,387 · $282/mo
• Projected year-2 tax: $3,387 · $282/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) · 56% chance over 30 yrs
• 🔥 Wildfire 4/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,192
• − Mortgage interest: −$10,643
• − Property taxes: −$3,387
• − Insurance: −$950
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − HOA: −$696
• − Depreciation: −$5,527
• Taxable income: $2,478
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $4,688/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: 10,490
• 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

+606.3% since first listed

4 events — show timeline

• 2026-05-15 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2011-10-20 Sold (MLS) $109,250 Stellar MLS as Distributed by MLS Grid
• 2010-08-23 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 1995-02-22 Sold (Public Records) $26,900 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,387 · -4.4% YoY. Source: county tax records.