6041 Toucan Dr · Englewood, FL 34224

$252,500

4 bd · 2.0 ba · 1,554 sqft · Manufactured public records · 153 Days on market

Built 1990 8,439 sqft lot Est $202k · 25% over $58/mo HOA · 2% of rent

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Why this score? — see what drove the D+ 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 +22.5/30.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for a 3 bedroom home on a corner lot in the Lovely Lemon Bay Isles? This Community does not have any monthly Maintenance fees, You own your land by fee-simple and the Yearly Home Owners Association is just $25.00. Pet Friendly! Membership to The Lakeside Clubhouse is Mandatory and costs $480.00 Yearly. There you can enjoy a heated pool, spa, tennis shuffleboard and many Clubhouse Related activities. This Home features 3 bedrooms, 2 baths and a 2 car carport. The kitchen has a built in desk, a dinette area as well as the washer and dryer. Dining room has a built in hutch. Living room has sliding doors that go out into the Florida Room, which has windows and a window unit Air Conditioner. Split Bedroom Plan. Master Bathroom has a soaking tub with a separate shower. One of the other bedrooms is currently being used as an office, and there is a Bonus room with Central Air that is 12'x16' Lots of house for the money. Open Floor Plan. Vaulted Ceilings. Is being sold Furnished/Turnkey minus Owner's Personal Property. Sold-as-is, subject to buyer's approval.

Key facts

• Low hoa fees
• Soaking tub
• Sunroom

Tags

• LEMON BAY ISLES
• LOW HOA FEES
• OPEN KITCHEN
• NEW APPLIANCES
• SOAKING TUB
• SUNROOM

Property features AI

Finance

• Other: Partially furnished
• Financial info: Total annual fees $700 (total monthly fees $58.33)
• HOA & community: Has HOA (monthly HOA $50; annual association fee $600); Association amenities: Pool, Shuffleboard court, Tennis courts; Buyer approval required; Deed restrictions; Golf carts allowed; Street lights; Senior community; Pets allowed

Exterior

• Parking: Driveway; 2-car carport
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Sewer connected
• Home design: Manufactured double-wide home; Single-story; North-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built (manufactured) — double wide
• Exterior features: Hurricane shutters; Exterior lighting; Rain gutters; Sliding doors; Exterior storage; Corner lot; Paved lot; Accessible entrance

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Wall/window unit(s)
• Interior features: Built-in features; Cathedral ceilings; Ceiling fans; Eat-in kitchen; Open floorplan; Split bedroom layout; Walk-in closets; Window treatments; Skylights
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $252k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/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 (0.7% below list).
• Recommended offer: $222k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,508/mo this rent would consume 53% 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 $2k of loan paydown is wiped out by about $8k 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 153 days — a 12% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $17k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; list at $252k 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; major wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $202,020
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6089 Toucan Dr	0.07mi	3/2.0 (-1)	1,608 (+4%)	10mo	$199,900	$124	78
2727 Tanager Ln	0.39mi	3/2.0 (-1)	1,728 (+11%)	1mo	$225,000	$130	57

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: -8.4%
• Equity multiple: 0.70×
• Total profit: $-21,275
• Equity at exit: $37,649

10-year hold

• IRR: -3.0%
• Equity multiple: 0.82×
• Total profit: $-12,395
• Equity at exit: $21,832

Cash invested: $70,700 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,508 high
• Mortgage (P&I): −$1,324
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$105
• HOA: −$58
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $425

Break-even live

Break-even rent $1,970

Max offer price $252,500

Occupancy floor 78%

Sensitivity live

Price	-10% $568	-5% $496	+0% $425	+5% $354	+10% $282
Rent	-10% $227	-5% $326	+0% $425	+5% $524	+10% $623
Rate	-1.0pp $552	-0.5pp $489	base $425	+0.5pp $360	+1.0pp $293

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: $63,125
• Closing costs: $7,575
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9416 Anita Ave Englewood, FL	3.0	2.0	1162	$1,750	$1.51	14d	1	1.14mi
9410 Tacoma Ave Unit A Englewood, FL	3.0	2.0	1062	$1,600	$1.51	14d	1	1.18mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	21d	1	1.27mi
7160 Carlsbad Ter Englewood, FL	3.0	2.0	2061	$4,500	$2.18	21d	1	1.41mi
1081 Humboldt St Englewood, FL	3.0	2.0	1838	$2,400	$1.31	21d	1	1.42mi
6320 Brookridge St Englewood, FL	3.0	2.0	1445	$5,550	$3.84	21d	1	1.45mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	21d	1	1.46mi

HOA detail

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

Listing history 23 events

1. 2026-06-18
   days on market $252,500 Active 153 DOM
2. 2026-06-17
   days on market $252,500 Active 152 DOM
3. 2026-06-16
   days on market $252,500 Active 151 DOM
4. 2026-06-15
   days on market $252,500 Active 150 DOM
5. 2026-06-14
   days on market $252,500 Active 148 DOM
6. 2026-06-13
   days on market $252,500 Active 147 DOM
7. 2026-06-10
   days on market $252,500 Active 145 DOM
8. 2026-06-09
   days on market $252,500 Active 144 DOM
9. 2026-06-08
   days on market $252,500 Active 143 DOM
10. 2026-06-05
    days on market $252,500 Active 139 DOM
11. 2026-06-03
    days on market $252,500 Active 138 DOM
12. 2026-06-02
    days on market $252,500 Active 137 DOM
13. 2026-06-01
    days on market $252,500 Active 136 DOM
14. 2026-05-31
    days on market $252,500 Active 135 DOM
15. 2026-05-30
    days on market $252,500 Active 134 DOM
16. 2026-04-03
    price $252,500
17. 2026-02-27
    price $262,500
18. 2026-01-16
    listed $269,900 Active
19. 2018-10-22
    soldstatus $145,000
20. 2018-10-19
    soldstatus $145,000 Sold 1090-char remark

    Show marketing remark (1090 chars)

    Are you looking for a 3 bedroom home on a corner lot in the Lovely Lemon Bay Isles? This Community does not have any monthly Maintenance fees, You own your land by fee-simple and the Yearly Home Owners Association is just $25.00. Pet Friendly! Membership to The Lakeside Clubhouse is Mandatory and costs $480.00 Yearly. There you can enjoy a heated pool, spa, tennis shuffleboard and many Clubhouse Related activities. This Home features 3 bedrooms, 2 baths and a 2 car carport. The kitchen has a built in desk, a dinette area as well as the washer and dryer. Dining room has a built in hutch. Living room has sliding doors that go out into the Florida Room, which has windows and a window unit Air Conditioner. Split Bedroom Plan. Master Bathroom has a soaking tub with a separate shower. One of the other bedrooms is currently being used as an office, and there is a Bonus room with Central Air that is 12'x16' Lots of house for the money. Open Floor Plan. Vaulted Ceilings. Is being sold Furnished/Turnkey minus Owner's Personal Property. Sold-as-is, subject to buyer's approval.

21. 2018-08-29
    status Pending 1090-char remark

    Show marketing remark (1090 chars)

    Are you looking for a 3 bedroom home on a corner lot in the Lovely Lemon Bay Isles? This Community does not have any monthly Maintenance fees, You own your land by fee-simple and the Yearly Home Owners Association is just $25.00. Pet Friendly! Membership to The Lakeside Clubhouse is Mandatory and costs $480.00 Yearly. There you can enjoy a heated pool, spa, tennis shuffleboard and many Clubhouse Related activities. This Home features 3 bedrooms, 2 baths and a 2 car carport. The kitchen has a built in desk, a dinette area as well as the washer and dryer. Dining room has a built in hutch. Living room has sliding doors that go out into the Florida Room, which has windows and a window unit Air Conditioner. Split Bedroom Plan. Master Bathroom has a soaking tub with a separate shower. One of the other bedrooms is currently being used as an office, and there is a Bonus room with Central Air that is 12'x16' Lots of house for the money. Open Floor Plan. Vaulted Ceilings. Is being sold Furnished/Turnkey minus Owner's Personal Property. Sold-as-is, subject to buyer's approval.

22. 2018-07-09
    listed $149,000 Active 1090-char remark

    Show marketing remark (1090 chars)

    Are you looking for a 3 bedroom home on a corner lot in the Lovely Lemon Bay Isles? This Community does not have any monthly Maintenance fees, You own your land by fee-simple and the Yearly Home Owners Association is just $25.00. Pet Friendly! Membership to The Lakeside Clubhouse is Mandatory and costs $480.00 Yearly. There you can enjoy a heated pool, spa, tennis shuffleboard and many Clubhouse Related activities. This Home features 3 bedrooms, 2 baths and a 2 car carport. The kitchen has a built in desk, a dinette area as well as the washer and dryer. Dining room has a built in hutch. Living room has sliding doors that go out into the Florida Room, which has windows and a window unit Air Conditioner. Split Bedroom Plan. Master Bathroom has a soaking tub with a separate shower. One of the other bedrooms is currently being used as an office, and there is a Bonus room with Central Air that is 12'x16' Lots of house for the money. Open Floor Plan. Vaulted Ceilings. Is being sold Furnished/Turnkey minus Owner's Personal Property. Sold-as-is, subject to buyer's approval.

23. 1989-12-01
    soldstatus $22,900

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $2,096 · $175/mo
• Expected delta: +$1,265/yr (+$105/mo · 152.4%)

ⓘ 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) · 69% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,100
• − Mortgage interest: −$14,144
• − Property taxes: −$830
• − Insurance: −$1,262
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − HOA: −$696
• − Depreciation: −$7,345
• Taxable income: $1,005
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $4,859/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

+1002.6% since first listed

8 events — show timeline

• 2026-04-03 Price Changed $252,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $262,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 2018-10-22 Sold (Public Records) $145,000 Public Records
• 2018-10-19 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-07-09 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 1989-12-01 Sold (Public Records) $22,900 Public Records

Property tax history

-1.7%/yr

Latest (2025): $830 · +3.8% YoY. Source: county tax records.