25 Quails Run Blvd · Englewood, FL 34223

$194,900

2 bd · 2.0 ba · 946 sqft · Townhouse · 353 Days on market

Built 1982 Good condition $206/sqft · 47% below area Est $366k · 47% under

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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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• Schools +6.6/10.0
• 1% rule +5.8/10.0
• Rent growth +4.8/5.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this tranquil Quails Run Condo.

Key facts

• Cable
• Water
• Balconies

Tags

• BALCONIES
• LANAI
• COURTYARD
• POOL
• CABLE
• WATER

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 $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (8.1% below list).
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.6% 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); 901 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 33% 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.

Negotiation context

• It's been on market 353 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

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 353 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.08% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $365,625
• List price: $194,900
• Delta: -46.69%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1401 S Mccall Rd Unit 104B	1.04mi	2/2.0	1,093 (+16%)	1mo	$230,000	$210	39
1401 S Mccall Rd Unit 303A	1.04mi	2/2.0	1,093 (+16%)	4mo	$269,000	$246	37
53 W Bay Heights Ave #205	0.75mi	2/2.0	1,116 (+18%)	7mo	$290,000	$260	34
1401 S Mccall Rd #101	1.02mi	2/2.0	1,093 (+16%)	9mo	$220,000	$201	32
1401 S Mccall Rd Unit 201 B	1.04mi	2/2.0	1,093 (+16%)	13mo	$320,000	$293	29
1401 S Mccall Rd Unit 205B	1.04mi	2/2.0	1,093 (+16%)	14mo	$305,000	$279	28
1401 S Mccall Rd Unit A 305	1.04mi	2/2.0	1,093 (+16%)	20mo	$295,000	$270	23

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: -13.0%
• Equity multiple: 0.50×
• Total profit: $-27,093
• Equity at exit: $29,060

10-year hold

• IRR: 3.8%
• Equity multiple: 1.35×
• Total profit: $19,344
• 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 →

Active competition Active MLS

• For sale now: 11 active · 6 under contract
• Median asking: $159,900 ($168/sqft)
• Median days on market: 153 d
• This list price: 82% of active listings are priced below it
• ARV vs active asking: +130.3% 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: 901
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,107 high
• 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
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-109

Break-even live

Break-even rent $2,245

Max offer price $179,133

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-42	+0% $-109	+5% $-176	+10% $-244
Rent	-10% $-275	-5% $-192	+0% $-109	+5% $-26	+10% $57
Rate	-1.0pp $-11	-0.5pp $-59	base $-109	+0.5pp $-159	+1.0pp $-211

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: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Quails Run Blvd #12 Englewood, FL	2.0	2.0	925	$2,400	$2.59	2d	1	0.13mi
640 Harvey St Englewood, FL	2.0	2.0	1059	$1,450	$1.37	10d	1	0.23mi
635 Harvey St Englewood, FL	2.0	2.0	1100	$1,650	$1.50	10d	1	0.24mi
653 Harvey St Englewood, FL	2.0	2.0	982	$1,600	$1.63	10d	1	0.27mi
655 Harvey St Englewood, FL	2.0	2.0	982	$1,600	$1.63	10d	1	0.27mi
307 Pine Hollow Cir #307 Englewood, FL	2.0	2.0	1112	$3,900	$3.51	10d	1	0.31mi
307 Pine Hollow Cir Englewood, FL	2.0	2.0	1112	$3,750	$3.37	10d	1	0.31mi
511 Pine Hollow Cir #511 Englewood, FL	2.0	2.0	1112	$1,950	$1.75	43d	1	0.34mi
73 2nd Ave Englewood, FL	1.0	1.0	550	$1,300	$2.36	10d	1	0.36mi
40 W Cowles St Apt B Englewood, FL	1.0	1.0	560	$1,125	$2.01	10d	1	0.41mi
130 Virginia Ct Englewood, FL	2.0	2.0	1064	$1,900	$1.79	23d	1	0.44mi
787 Liberty St Englewood, FL	2.0	1.0	957	$2,900	$3.03	10d	1	0.46mi
50 Euclid Ave Englewood, FL	2.0	1.5	780	$1,800	$2.31	43d	1	0.47mi
797 Michigan Ave Englewood, FL	2.0	1.0	900	$1,450	$1.61	10d	1	0.48mi
60 French Ave Englewood, FL	2.0	1.0	1102	$1,600	$1.45	31d	1	0.52mi
60 French Ave Englewood, FL	2.0	1.0	1102	$1,600	$1.45	10d	1	0.52mi
104 S New York Ave Unit NY-108 Englewood, FL	1.0	1.0	574	$1,295	$2.26	43d	1	0.53mi
26 French Ave Englewood, FL	1.0	1.0	840	$2,300	$2.74	10d	1	0.56mi
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	162d	1	0.96mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	162d	1	1.05mi
1401 S McCall Rd Englewood, FL	2.0	2.0	1093	$3,150	$2.88	51d	2	1.06mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	162d	1	1.29mi
255 Pineapple St Unit 3 Englewood, FL	1.0	1.0	650	$1,325	$2.04	2d	1	1.31mi
255 Pineapple St Unit 3 Englewood, FL	1.0	1.0	650	$1,325	$2.04	10d	1	1.31mi
275 Pineapple St Unit B Englewood, FL	1.0	1.0	650	$1,325	$2.04	10d	1	1.32mi
5041 N Beach Rd Unit 3-A Englewood, FL	2.0	1.0	864	$3,000	$3.47	162d	1	1.49mi
5041 N Beach Rd Unit 1B Englewood, FL	2.0	1.0	800	$3,500	$4.38	26d	1	1.49mi

Listing history 50 events

1. 2026-11-08
   days on market $194,900 Active 353 DOM
2. 2026-11-07
   days on market $194,900 Active 352 DOM
3. 2026-11-06
   days on market $194,900 Active 351 DOM
4. 2026-11-05
   days on market $194,900 Active 350 DOM
5. 2026-11-04
   days on market $194,900 Active 349 DOM
6. 2026-11-02
   days on market $194,900 Active 347 DOM
7. 2026-11-01
   days on market $194,900 Active 346 DOM
8. 2026-10-31
   days on market $194,900 Active 345 DOM
9. 2026-10-30
   days on market $194,900 Active 344 DOM
10. 2026-10-29
    days on market $194,900 Active 343 DOM
11. 2026-10-28
    days on market $194,900 Active 342 DOM
12. 2026-10-27
    days on market $194,900 Active 341 DOM
13. 2026-10-26
    days on market $194,900 Active 340 DOM
14. 2026-10-25
    days on market $194,900 Active 339 DOM
15. 2026-10-24
    days on market $194,900 Active 338 DOM
16. 2026-10-23
    days on market $194,900 Active 337 DOM
17. 2026-10-22
    days on market $194,900 Active 336 DOM
18. 2026-10-21
    days on market $194,900 Active 335 DOM
19. 2026-10-20
    days on market $194,900 Active 334 DOM
20. 2026-10-19
    days on market $194,900 Active 333 DOM
21. 2026-10-18
    days on market $194,900 Active 332 DOM
22. 2026-10-17
    days on market $194,900 Active 331 DOM
23. 2026-10-16
    days on market $194,900 Active 330 DOM
24. 2026-10-15
    days on market $194,900 Active 329 DOM
25. 2026-10-14
    days on market $194,900 Active 328 DOM
26. 2026-10-13
    days on market $194,900 Active 327 DOM
27. 2026-10-12
    days on market $194,900 Active 326 DOM
28. 2026-10-11
    days on market $194,900 Active 325 DOM
29. 2026-10-10
    days on market $194,900 Active 324 DOM
30. 2026-10-09
    days on market $194,900 Active 323 DOM
31. 2026-10-08
    days on market $194,900 Active 322 DOM
32. 2026-10-07
    days on market $194,900 Active 321 DOM
33. 2026-10-05
    days on market $194,900 Active 319 DOM
34. 2026-10-04
    days on market $194,900 Active 318 DOM
35. 2026-10-03
    days on market $194,900 Active 317 DOM
36. 2026-10-02
    days on market $194,900 Active 316 DOM
37. 2026-10-01
    days on market $194,900 Active 315 DOM
38. 2026-09-30
    days on market $194,900 Active 314 DOM
39. 2026-09-29
    days on market $194,900 Active 313 DOM
40. 2026-09-28
    days on market $194,900 Active 312 DOM
41. 2026-09-27
    days on market $194,900 Active 311 DOM
42. 2026-09-25
    days on market $194,900 Active 309 DOM
43. 2026-09-24
    days on market $194,900 Active 308 DOM
44. 2026-09-23
    days on market $194,900 Active 307 DOM
45. 2026-09-22
    days on market $194,900 Active 306 DOM
46. 2026-09-20
    days on market $194,900 Active 304 DOM
47. 2026-09-18
    days on market $194,900 Active 302 DOM
48. 2026-09-17
    days on market $194,900 Active 301 DOM
49. 2026-09-16
    days on market $194,900 Active 300 DOM
50. 2026-09-15
    days on market $194,900 Active 299 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

Taxation est. · year 1

• Rental income: $25,283
• − Mortgage interest: −$10,917
• − Property taxes: −$2,924
• − Insurance: −$6,093
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$5,670
• Taxable loss: −$4,366
• Est. tax savings @ 24.0%: +$1,048
• After-tax cash flow: $-260/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

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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%

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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%
• Languages at home: 94% English-only · German/W. Germanic 2% Spanish 1% Other Indo-European 1%

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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

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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

1 event — show timeline

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