650 Leach St · Englewood, FL 34223

$290,000

2 bd · 2.0 ba · 1,154 sqft · SingleFamily public records · 51 Days on market

Built 1978 0.34 ac lot

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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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.4/10.0
• Rent growth +4.8/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer upper on a . 32 of a lot in a quiet neighborhood.

Key facts

• Open floor plan
• Updated kitchen
• Oversized lot

Tags

• CIRCULAR DRIVEWAY
• OVERSIZED LOT
• OPEN FLOOR PLAN
• WOOD LOOK PLANK TILE FLOORING
• CROWN MOLDING
• UPDATED KITCHEN

Property features AI

Finance

• Other: Zoning: RSF3; Lot is oversized, paved, in county, near golf course and marina; Lot dimensions approx. 100x150 (about 0.34 acres)
• Financial info: No lease restrictions; Homestead exempt
• HOA & community: No association indicated; Pets allowed

Exterior

• Parking: Attached 1-car garage (approx. 12x24); Garage door opener; Driveway; Circular driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Single family residence; One story; South-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built in public records (living area 1,154 sq ft; building area 1,682 sq ft)
• Exterior features: Patio; Porch; Rear porch; French doors; Hurricane shutters; Exterior lighting; Mature landscaping with trees

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Solid surface and stone counters; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Crown molding; Eat-in kitchen; Open floorplan; Solid surface counters; Stone counters; Split bedroom layout; Thermostat; Walk-in closets; Window treatments; Blinds; Drapes; Storm windows; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Laundry area located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (13.3% below list).
• Recommended offer: $251k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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); 726 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 40% 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 $2k of loan paydown is wiped out by about $9k 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 $81k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $116k; list at $290k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $251,337 (13.3% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.87% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 9.6

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: -6.2%
• Equity multiple: 0.76×
• Total profit: $-19,632
• Equity at exit: $43,240

10-year hold

• IRR: 8.2%
• Equity multiple: 1.75×
• Total profit: $61,180
• Equity at exit: $25,074

Cash invested: $81,200 (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 34223

• Home prices YoY: -34.2%
• Rents YoY: 9.0%
• Active inventory: 726
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,513 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $223

Break-even live

Break-even rent $2,231

Max offer price $290,000

Occupancy floor 86%

Sensitivity live

Price	-10% $387	-5% $305	+0% $223	+5% $141	+10% $59
Rent	-10% $24	-5% $123	+0% $223	+5% $322	+10% $421
Rate	-1.0pp $369	-0.5pp $297	base $223	+0.5pp $148	+1.0pp $71

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $290,000 Active 51 DOM
2. 2026-06-18
   days on market $290,000 Active 48 DOM
3. 2026-06-17
   days on market $290,000 Active 47 DOM
4. 2026-06-16
   days on market $290,000 Active 46 DOM
5. 2026-06-15
   days on market $290,000 Active 45 DOM
6. 2026-06-13
   days on market $290,000 Active 43 DOM
7. 2026-06-13
   days on market $290,000 Active 42 DOM
8. 2026-06-10
   days on market $290,000 Active 40 DOM
9. 2026-06-09
   days on market $290,000 Active 39 DOM
10. 2026-06-08
    days on market $290,000 Active 38 DOM
11. 2026-06-08
    days on market $290,000 Active 37 DOM
12. 2026-06-05
    days on market $290,000 Active 34 DOM
13. 2026-06-03
    days on market $290,000 Active 33 DOM
14. 2026-06-02
    days on market $290,000 Active 32 DOM
15. 2026-06-01
    days on market $290,000 Active 31 DOM
16. 2026-05-31
    days on market $290,000 Active 30 DOM
17. 2026-05-01
    listed $300,000 Active 2001-char remark
18. 2016-03-11
    soldstatus $115,500 Sold 55-char remark

    Show marketing remark (55 chars)

    Fixer upper on a . 32 of a lot in a quiet neighborhood.

19. 2016-03-11
    soldstatus $115,500

    Show marketing remark (55 chars)

    Fixer upper on a . 32 of a lot in a quiet neighborhood.

20. 2016-03-02
    status Pending 55-char remark

    Show marketing remark (55 chars)

    Fixer upper on a . 32 of a lot in a quiet neighborhood.

21. 2016-02-19
    historical Contingent - Other Contract Contingencies 55-char remark

    Show marketing remark (55 chars)

    Fixer upper on a . 32 of a lot in a quiet neighborhood.

22. 2016-02-17
    listed $99,500 Active 55-char remark

    Show marketing remark (55 chars)

    Fixer upper on a . 32 of a lot in a quiet neighborhood.

23. 1983-01-01
    soldstatus $57,000

ⓘ 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: $1,454 · $121/mo
• Projected year-2 tax: $2,407 · $201/mo
• Expected delta: +$953/yr (+$79/mo · 65.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $30,160
• − Mortgage interest: −$16,245
• − Property taxes: −$1,454
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,413
• − Management: −$2,413
• − Depreciation: −$8,436
• Taxable loss: −$2,250
• Est. tax savings @ 24.0%: +$540
• After-tax cash flow: $3,213/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

+408.8% since first listed

8 events — show timeline

• 2026-05-27 Price Changed $290,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-11 Sold (Public Records) $115,500 Public Records
• 2016-03-11 Sold (MLS) $115,500 Stellar MLS as Distributed by MLS Grid
• 2016-03-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-02-19 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-02-17 Listed $99,500 Stellar MLS as Distributed by MLS Grid
• 1983-01-01 Sold (Public Records) $57,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,454 · +4.0% YoY. Source: county tax records.