25 Quails Run Blvd · Englewood, FL 34223

$194,900

2 bd · 2.0 ba · 946 sqft · Townhouse · 261 Days on market

Built 1982 Good condition $206/sqft · 47% below area Est $368k · 47% under

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

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 $211 ($3k/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 10.2% vs local median 3.4% 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); 773 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 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 $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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 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. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $368,007
• List price: $194,900
• Delta: -47.04%
• 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%)	1mo	$269,000	$246	39
53 W Bay Heights Ave #205	0.75mi	2/2.0	1,116 (+18%)	4mo	$290,000	$260	37
1401 S Mccall Rd #101	1.02mi	2/2.0	1,093 (+16%)	6mo	$220,000	$201	35
1401 S Mccall Rd Unit 201 B	1.04mi	2/2.0	1,093 (+16%)	10mo	$320,000	$293	32
1401 S Mccall Rd Unit 205B	1.04mi	2/2.0	1,093 (+16%)	11mo	$305,000	$279	31
1401 S Mccall Rd Unit A 305	1.04mi	2/2.0	1,093 (+16%)	17mo	$295,000	$270	26

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-4,545
• Equity at exit: $29,060

10-year hold

• IRR: 13.4%
• Equity multiple: 2.37×
• Total profit: $75,025
• 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: 12 active · 3 under contract
• Months of supply: 72.0 mo (1%/mo absorbed)
• Median asking: $159,900 ($159/sqft)
• Median days on market: 180 d
• This list price: 92% of active listings are priced below it
• ARV vs active asking: +144.6% 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: 773
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,512 medium
• 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: −$528
• Net cashflow: $211

Break-even live

Break-even rent $2,245

Max offer price $194,900

Occupancy floor 87%

Sensitivity live

Price	-10% $346	-5% $279	+0% $211	+5% $144	+10% $77
Rent	-10% $13	-5% $112	+0% $211	+5% $311	+10% $410
Rate	-1.0pp $309	-0.5pp $261	base $211	+0.5pp $161	+1.0pp $109

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 4 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	70d	1	0.96mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	70d	1	1.05mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	70d	1	1.29mi
5041 N Beach Rd Unit 3-A Englewood, FL	2.0	1.0	864	$3,000	$3.47	70d	1	1.49mi

Listing history 48 events

1. 2026-08-08
   days on market $194,900 Active 261 DOM
2. 2026-08-07
   days on market $194,900 Active 260 DOM
3. 2026-08-06
   days on market $194,900 Active 259 DOM
4. 2026-08-05
   days on market $194,900 Active 258 DOM
5. 2026-08-04
   days on market $194,900 Active 257 DOM
6. 2026-08-03
   days on market $194,900 Active 256 DOM
7. 2026-07-30
   days on market $194,900 Active 251 DOM
8. 2026-07-24
   days on market $194,900 Active 246 DOM
9. 2026-07-23
   days on market $194,900 Active 245 DOM
10. 2026-07-22
    days on market $194,900 Active 244 DOM
11. 2026-07-21
    days on market $194,900 Active 243 DOM
12. 2026-07-20
    days on market $194,900 Active 242 DOM
13. 2026-07-18
    days on market $194,900 Active 239 DOM
14. 2026-07-16
    days on market $194,900 Active 238 DOM
15. 2026-07-15
    days on market $194,900 Active 237 DOM
16. 2026-07-13
    days on market $194,900 Active 235 DOM
17. 2026-07-13
    days on market $194,900 Active 234 DOM
18. 2026-07-11
    days on market $194,900 Active 233 DOM
19. 2026-07-10
    days on market $194,900 Active 232 DOM
20. 2026-07-09
    days on market $194,900 Active 231 DOM
21. 2026-07-07
    days on market $194,900 Active 229 DOM
22. 2026-07-06
    days on market $194,900 Active 228 DOM
23. 2026-07-05
    days on market $194,900 Active 227 DOM
24. 2026-07-03
    days on market $194,900 Active 225 DOM
25. 2026-07-02
    days on market $194,900 Active 224 DOM
26. 2026-07-01
    days on market $194,900 Active 223 DOM
27. 2026-06-30
    days on market $194,900 Active 222 DOM
28. 2026-06-29
    days on market $194,900 Active 221 DOM
29. 2026-06-28
    days on market $194,900 Active 220 DOM
30. 2026-06-27
    days on market $194,900 Active 219 DOM
31. 2026-06-27
    days on market $194,900 Active 218 DOM
32. 2026-06-25
    days on market $194,900 Active 216 DOM
33. 2026-06-22
    days on market $194,900 Active 214 DOM
34. 2026-06-21
    days on market $194,900 Active 213 DOM
35. 2026-06-18
    days on market $194,900 Active 210 DOM
36. 2026-06-17
    days on market $194,900 Active 209 DOM
37. 2026-06-15
    days on market $194,900 Active 207 DOM
38. 2026-06-13
    days on market $194,900 Active 205 DOM
39. 2026-06-13
    days on market $194,900 Active 204 DOM
40. 2026-06-10
    days on market $194,900 Active 202 DOM
41. 2026-06-09
    days on market $194,900 Active 201 DOM
42. 2026-06-08
    days on market $194,900 Active 199 DOM
43. 2026-06-05
    days on market $194,900 Active 196 DOM
44. 2026-06-03
    days on market $194,900 Active 195 DOM
45. 2026-06-02
    days on market $194,900 Active 194 DOM
46. 2026-06-01
    days on market $194,900 Active 193 DOM
47. 2026-05-31
    days on market $194,900 Active 192 DOM
48. 2025-11-20
    listed $194,900 Active 415-char remark

    Show marketing remark (415 chars)

    Welcome to this tranquil Quails Run Condo. Fully updated 2/2 Upper with Balconies and a Lanai over looking the courtyard, 55+ community, New Flooring, lighting/ ceiling fans, Kitchen counters and cabinets, Bathroom counters and cabinets, Roof and water heater 2023, 6 minutes to Englewood Beach and Historic Dearborn Street, HOA includes Pool, Cable, Water, Exterior maintenance plus lawn care, storage, and parking

ⓘ 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: $30,149
• − Mortgage interest: −$10,917
• − Property taxes: −$2,924
• − Insurance: −$6,093
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$5,670
• Taxable loss: −$279
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $2,603/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

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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%
• 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%

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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