1349 Seagull Dr · Englewood, FL 34224

$150,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 85 Days on market

Built 1976 7,920 sqft lot Est $138k · 9% over $10/mo HOA

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.6/10.0
• ARV discount +3.7/15.0
• 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

Spacious double-wide mobile home in the 55+ adult community of Holiday Mobile Estates. This home comes turnkey furnished and ready to go. ROLL-TOP DESK NOT INCLUDED IN THE SALE.

Key facts

• New a/c system
• Clubhouse
• Turnkey furnished

Tags

• BOATING COMMUNITY
• COMMUNITY BOAT LAUNCH
• TURNKEY FURNISHED
• CLUBHOUSE
• NEWER ROOF
• NEW A/C SYSTEM

Property features AI

Finance

• Other: Total acreage: 0 to less than 1/4 acre
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (optional approval required); HOA dues $125 annually (~$10.42/month); HOA covers management and recreational facilities; Community clubhouse; Pickleball courts; Shuffleboard court; Deed restrictions and special community restrictions; Senior community; Pets allowed (cats and dogs, number limit)

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Residential mobile home; Double-wide; Single-story
• Construction: Vinyl siding; Shingle roof; Completed condition
• Exterior features: Private mailbox; Storage; Workshop; Cleared lot; Landscaped; Paved surfaces

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Solid wood cabinets; Thermostat; Window treatments; Turnkey (furnished)
• Laundry & utility: Laundry room; Washer; Dryer; Generator; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• 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).
• This rent runs 42% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $4k 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 85 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $65k; list at $150k implies a 131% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.60%
• DSCR: 1.65
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $138,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1297 Kingfisher Dr	0.16mi	2/2.0	1,176 (+2%)	3mo	$105,000	$89	87
1513 Blue Heron Dr	0.34mi	2/2.0	1,152 (0%)	11mo	$165,000	$143	75
8443 Albatross Ln	0.66mi	2/1.5	1,160 (+1%)	13mo	$139,000	$120	55

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: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,781
• Equity at exit: $22,365

10-year hold

• IRR: 4.8%
• Equity multiple: 1.30×
• Total profit: $12,581
• Equity at exit: $12,969

Cash invested: $42,000 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,003 high
• Mortgage (P&I): −$787
• Tax from tax record: −$213 /mo · $2,553/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$10
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $444

Break-even live

Break-even rent $1,441

Max offer price $150,000

Occupancy floor 73%

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: $37,500
• Closing costs: $4,500
• 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	0.49mi
1604 Cardinal Ln Unit 1 Englewood, FL	1.0	1.0	750	$1,300	$1.73	21d	1	0.52mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	21d	1	0.71mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	21d	1	0.74mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	21d	1	0.95mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	21d	1	0.98mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	21d	1	1.00mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	21d	1	1.15mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	21d	1	1.16mi
9264 Anita Ave Unit A Englewood, FL	2.0	2.0	1008	$1,400	$1.39	21d	1	1.22mi
9312 Anita Ave Unit B Englewood, FL	2.0	1.0	972	$1,600	$1.65	21d	1	1.31mi
9322 Anita Ave Englewood, FL	2.0	2.0	1133	$1,495	$1.32	21d	1	1.33mi
9271 Tacoma Ave Unit B Englewood, FL	2.0	2.0	1206	$1,650	$1.37	21d	1	1.37mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	21d	1	1.39mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	21d	1	1.43mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	21d	1	1.46mi
9416 Anita Ave Englewood, FL	3.0	2.0	1162	$1,750	$1.51	13d	1	1.50mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 24 events

1. 2026-06-18
   days on market $150,000 Active 85 DOM
2. 2026-06-17
   days on market $150,000 Active 84 DOM
3. 2026-06-16
   days on market $150,000 Active 83 DOM
4. 2026-06-15
   days on market $150,000 Active 82 DOM
5. 2026-06-14
   days on market $150,000 Active 80 DOM
6. 2026-06-13
   days on market $150,000 Active 79 DOM
7. 2026-06-10
   days on market $150,000 Active 77 DOM
8. 2026-06-09
   days on market $150,000 Active 76 DOM
9. 2026-06-08
   days on market $150,000 Active 75 DOM
10. 2026-06-07
    days on market $150,000 Active 74 DOM
11. 2026-06-05
    days on market $150,000 Active 71 DOM
12. 2026-06-03
    days on market $150,000 Active 70 DOM
13. 2026-06-02
    days on market $150,000 Active 69 DOM
14. 2026-06-01
    days on market $150,000 Active 68 DOM
15. 2026-05-31
    days on market $150,000 Active 67 DOM
16. 2026-05-30
    days on market $150,000 Active 66 DOM
17. 2026-03-25
    listed $150,000 Active
18. 2008-02-27
    soldstatus $65,000 177-char remark

    Show marketing remark (137 chars)

    Spacious double-wide mobile home in the 55+ adult community of Holiday Mobile Estates. This home comes turnkey furnished and ready to go.

19. 2008-02-27
    soldstatus $65,000 137-char remark

    Show marketing remark (137 chars)

    Spacious double-wide mobile home in the 55+ adult community of Holiday Mobile Estates. This home comes turnkey furnished and ready to go.

20. 2008-01-16
    historical
21. 2007-10-27
    listed $67,900 177-char remark

    Show marketing remark (137 chars)

    Spacious double-wide mobile home in the 55+ adult community of Holiday Mobile Estates. This home comes turnkey furnished and ready to go.

22. 2007-10-27
    listed $67,900 137-char remark

    Show marketing remark (137 chars)

    Spacious double-wide mobile home in the 55+ adult community of Holiday Mobile Estates. This home comes turnkey furnished and ready to go.

23. 2007-10-27
    listed $75,000

    Show marketing remark (137 chars)

    Spacious double-wide mobile home in the 55+ adult community of Holiday Mobile Estates. This home comes turnkey furnished and ready to go.

24. 1990-05-01
    soldstatus $57,900

ⓘ 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: $2,553 · $213/mo
• Projected year-2 tax: $2,553 · $213/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) · 96% 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: $24,042
• − Mortgage interest: −$8,402
• − Property taxes: −$2,553
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − HOA: −$120
• − Depreciation: −$4,364
• Taxable income: $3,208
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $4,563/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

+159.1% since first listed

8 events — show timeline

• 2026-03-25 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2008-02-27 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2008-02-27 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2008-01-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-10-27 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2007-10-27 Listed $67,900 Stellar MLS as Distributed by MLS Grid
• 2007-10-27 Listed $67,900 Stellar MLS as Distributed by MLS Grid
• 1990-05-01 Sold (Public Records) $57,900 Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,553 · -0.4% YoY. Source: county tax records.