Is 25 Quails Run Blvd in Englewood, FL a good investment?

CashFlowRE grades it A- with a 10.9% cap rate and $323/mo modeled cash flow at a $194,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 25 Quails Run Blvd?

The modeled cap rate is 10.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,654/month, from CashFlowRE's rent model.

A- Composite 82.57

Why this score? — see what drove the A- 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
ARV discount +15.0/15.0
DSCR +10.0/10.0
1% rule +8.6/10.0
Schools +6.6/10.0
Rent growth +4.8/5.0
Condition / age +4.0/5.0
Livability +3.7/5.0
Appreciation +0.0/10.0

$194,900

25 Quails Run Blvd · Englewood, FL 34223

2 bd · 2.0 ba · 946 sqft · Townhouse · 307 Days on market

Built 1982 Good condition $206/sqft · 47% below area Est $367k · 47% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Welcome to this tranquil Quails Run Condo.

Key facts

Cable
Water
Balconies

What this means for you Summary

Snapshot

This is a 2-bed/2.0-bath townhouse listed at $195k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $323 ($4k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($3k rent vs $195k).
Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
Cap rate 10.9% vs local median 3.5% 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); 823 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
This rent runs 42% 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 $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

It's been on market 307 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

Watch-outs: flood insurance adds $427/mo.
Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $171,512 (12.0% below list)

Questions for the listing agent

It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 1.36% ✓
Cap rate: 10.91%
Cash-on-cash: 16.49%
DSCR: 1.73
GRM: 6.1

CMA / ARV

ARV (median comp): $366,714
List price: $194,900
Delta: -46.85%
Verdict: UNDERPRICED
Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1401 S Mccall Rd Unit 303A	1.04mi	2/2.0	1,093 (+16%)	2mo	$269,000	$246	38
53 W Bay Heights Ave #205	0.75mi	2/2.0	1,116 (+18%)	6mo	$290,000	$260	35
1401 S Mccall Rd #101	1.02mi	2/2.0	1,093 (+16%)	8mo	$220,000	$201	34
1401 S Mccall Rd Unit 201 B	1.04mi	2/2.0	1,093 (+16%)	12mo	$320,000	$293	30
1401 S Mccall Rd Unit 205B	1.04mi	2/2.0	1,093 (+16%)	13mo	$305,000	$279	29
1401 S Mccall Rd Unit A 305	1.04mi	2/2.0	1,093 (+16%)	19mo	$295,000	$270	24

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 · 8.0% rent growth · sell at horizon

5-year hold

IRR: 1.5%
Equity multiple: 1.06×
Total profit: $3,335
Equity at exit: $29,060

10-year hold

IRR: 16.4%
Equity multiple: 2.73×
Total profit: $94,482
Equity at exit: $16,851

Cash invested: $54,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 13 active · 4 under contract
Months of supply: 78.0 mo (1%/mo absorbed)
Median asking: $159,000 ($150/sqft)
Median days on market: 180 d
This list price: 92% of active listings are priced below it
ARV vs active asking: +157.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34223

Home prices YoY: -34.2%
Rents YoY: 9.0%
Active inventory: 823
Price-to-rent: 6.1×

Monthly cashflow live

Estimated rent: $2,654 high interval (Pro) →
Mortgage (P&I): −$1,022
Tax est. 1.5%: −$244 /mo · $2,924/yr
Insurance: −$81
Flood insurance flood zone: −$427 /mo · $5,118/yr
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$557
Net cashflow: $323

Break-even live

Break-even rent $2,245

Max offer price $194,900

Occupancy floor 83%

Sensitivity live

Price	-10% $458	-5% $391	+0% $323	+5% $256	+10% $189
Rent	-10% $114	-5% $218	+0% $323	+5% $428	+10% $533
Rate	-1.0pp $421	-0.5pp $373	base $323	+0.5pp $273	+1.0pp $221

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: $48,725
Closing costs: $5,847
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	116d	1	0.96mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	116d	1	1.05mi
1401 S McCall Rd Englewood, FL	2.0	2.0	1093	$3,150	$2.88	6d	2	1.06mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	116d	1	1.29mi
5041 N Beach Rd Unit 3-A Englewood, FL	2.0	1.0	864	$3,000	$3.47	116d	1	1.49mi
5041 N Beach Rd Unit 1B Englewood, FL	2.0	1.0	800	$3,500	$4.38	6d	1	1.49mi

Listing history 50 events

2026-09-23

days on market $194,900 Active 307 DOM
2026-09-22

days on market $194,900 Active 306 DOM
2026-09-20

days on market $194,900 Active 304 DOM
2026-09-18

days on market $194,900 Active 302 DOM
2026-09-17

days on market $194,900 Active 301 DOM
2026-09-16

days on market $194,900 Active 300 DOM
2026-09-15

days on market $194,900 Active 299 DOM
2026-09-14

days on market $194,900 Active 298 DOM
2026-09-13

days on market $194,900 Active 297 DOM
2026-09-12

days on market $194,900 Active 296 DOM
2026-09-11

days on market $194,900 Active 295 DOM
2026-09-05

days on market $194,900 Active 289 DOM
2026-09-04

days on market $194,900 Active 288 DOM
2026-09-03

days on market $194,900 Active 287 DOM
2026-08-31

days on market $194,900 Active 284 DOM
2026-08-29

days on market $194,900 Active 282 DOM
2026-08-28

days on market $194,900 Active 281 DOM
2026-08-27

days on market $194,900 Active 280 DOM
2026-08-25

days on market $194,900 Active 278 DOM
2026-08-24

days on market $194,900 Active 277 DOM
2026-08-23

days on market $194,900 Active 276 DOM
2026-08-22

days on market $194,900 Active 275 DOM
2026-08-21

days on market $194,900 Active 274 DOM
2026-08-20

days on market $194,900 Active 273 DOM
2026-08-19

days on market $194,900 Active 272 DOM
2026-08-18

days on market $194,900 Active 271 DOM
2026-08-17

days on market $194,900 Active 270 DOM
2026-08-16

days on market $194,900 Active 269 DOM
2026-08-15

days on market $194,900 Active 268 DOM
2026-08-14

days on market $194,900 Active 267 DOM
2026-08-13

days on market $194,900 Active 266 DOM
2026-08-11

days on market $194,900 Active 264 DOM
2026-08-10

days on market $194,900 Active 263 DOM
2026-08-09

days on market $194,900 Active 262 DOM
2026-08-08

days on market $194,900 Active 261 DOM
2026-08-07

days on market $194,900 Active 260 DOM
2026-08-06

days on market $194,900 Active 259 DOM
2026-08-05

days on market $194,900 Active 258 DOM
2026-08-04

days on market $194,900 Active 257 DOM
2026-08-03

days on market $194,900 Active 256 DOM
2026-07-30

days on market $194,900 Active 251 DOM
2026-07-24

days on market $194,900 Active 246 DOM
2026-07-23

days on market $194,900 Active 245 DOM
2026-07-22

days on market $194,900 Active 244 DOM
2026-07-21

days on market $194,900 Active 243 DOM
2026-07-20

days on market $194,900 Active 242 DOM
2026-07-18

days on market $194,900 Active 239 DOM
2026-07-16

days on market $194,900 Active 238 DOM
2026-07-15

days on market $194,900 Active 237 DOM
2026-07-13

days on market $194,900 Active 235 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

🌊 Flood 7/10 Severe FEMA zone AE · 74% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $31,849
− Mortgage interest: −$10,917
− Property taxes: −$2,924
− Insurance: −$6,093
− Repairs & maintenance: −$2,548
− Management: −$2,548
− Depreciation: −$5,670
Taxable income: $1,149

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$276
After-tax cash flow: $3,603/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.

Condition & rehab AI · 11 photos

Good 80/100 Cosmetic rehab Est. rehab $4,730–$14,190 screening

This fully updated 2/2 Upper condo is move-in ready with new flooring, updated kitchen and bathrooms, and a new roof and water heater. It offers a tranquil living experience with a balcony and a lanai overlooking the courtyard.

Value-add opportunities

Both landscaping — improves curb appeal and enhances property value ↑
Both painting — refreshes interior and exterior spaces ↑
Both landscaping — enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 66/100

Zoned Schools

Elementary Englewood Elementary School B+ FL #500/2,144 Nat'l #5,011/41,679

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

B Composite livability gradescore 73/100

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 · 452,380 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: 15% of renters

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
#159 Carrier Global Palm Beach Gardens $22.2B #376 Roper Technologies Sarasota $6.8B
Insurance	2	$17B
#348 Fidelity National Financial Jacksonville $12.1B #494 Brown & Brown Daytona Beach $4.6B
Retail	1	$60B
#71 Publix Super Markets Lakeland $60.2B
Technology Distribution	1	$58B
#73 TD Synnex Clearwater $58.5B
Homebuilding	1	$35B
#185 Lennar Miami $35.4B
Technology Manufacturing	1	$35B
#122 Jabil St. Petersburg $34.7B

Price history

1 event — show timeline

2025-11-20 Listed $194,900 ForSaleByOwner.com

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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