1073 Alston Ln · Englewood, FL 34223

$400,000

3 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 129 Days on market

Built 1972 9,300 sqft lot Est $271k · 48% over

---

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 +17.3/30.0
• DSCR +5.4/10.0
• Rent growth +4.8/5.0
• Schools +4.6/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your boat to beautiful Rocky Creek with only two bridges to the bay. This charming three bedroom/2 bath home awaits the avid fisherman and boater. Situated on a dead-end street in the heart of town, close to shopping, restaurants, beaches, schools and a hospital. All your qualifications are met in this home! As an extra perk, buyers are eligible to join the Englewood Gardens Beach Club.

Key facts

• Marble backsplash
• Open floor plan
• Quartz countertops

Tags

• WATERFRONT
• OPEN FLOOR PLAN
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• MARBLE BACKSPLASH

Property features AI

Finance

• Other: On waterfront with canal access (brackish) and approximately 100 feet of water frontage; Water view of canal (Rocky Creek); Water extras include fixed bridges and a lift; Lot may require flood insurance; Located on a dead-end street
• HOA & community: No association indicated; Pets allowed

Exterior

• Parking: Street access via asphalt road
• Utilities: Public water connected; Canal/lake water available for irrigation; Public sewer connected; Electricity connected; Cable available; Broadband/high-speed internet available
• Home design: Single family residence; One story; North-facing
• Construction: Concrete and stucco construction; Metal roof; Slab foundation; Built on a lot approximately 0.21 acre (100 x 93)
• Exterior features: Front screened porch; Shade shutters; Storage shed(s); Additional storage

Interior

• Kitchen: Dishwasher; Disposal; Range; Range hood; Refrigerator; Water purifier; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Terrazzo flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen open to family room; Open floorplan; Split bedroom floorplan; Shutters on windows; Family room; Wood-burning fireplace in living room
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $376k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $351k (12.3% below list).
• Recommended offer: $351k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 34% FRL vs 54% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+9.0%/yr); 726 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $3,507/mo this rent would consume 55% of the median local household income ($76k/yr) (locally 290% 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 $3k of loan paydown is wiped out by about $12k 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 129 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $59k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $290k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,717 (12.3% 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 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $270,776
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Cove Ln	0.07mi	4/2.5 (+1)	1,400 (-3%)	7mo	$430,000	$307	79
1157 North Ln	0.16mi	2/1.0 (-1)	1,356 (-6%)	9mo	$187,000	$138	66
1720 Florence Ave	0.59mi	2/2.0 (-1)	1,293 (-11%)	14mo	$250,000	$193	38
1220 Greaza St	0.73mi	2/2.0 (-1)	1,527 (+6%)	17mo	$285,500	$187	38
1725 Blue Bird Ln	0.62mi	2/2.0 (-1)	1,238 (-14%)	6mo	$215,000	$174	37
1665 Manor Rd	0.57mi	2/1.0 (-1)	1,298 (-10%)	14mo	$230,000	$177	36
1575 Loralin Dr	0.75mi	3/2.0	1,322 (-9%)	22mo	$410,000	$310	32

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: 0.51×
• Total profit: $-54,848
• Equity at exit: $59,641

10-year hold

• IRR: 2.6%
• Equity multiple: 1.23×
• Total profit: $25,959
• Equity at exit: $34,585

Cash invested: $112,000 (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 34223

• Home prices YoY: -34.2%
• Rents YoY: 9.0%
• Active inventory: 726
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,507 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$217 /mo · $2,598/yr
• Insurance: −$167
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $-137

Break-even live

Break-even rent $3,680

Max offer price $375,851

Occupancy floor 99%

Sensitivity live

Price	-10% $90	-5% $-23	+0% $-137	+5% $-250	+10% $-363
Rent	-10% $-414	-5% $-275	+0% $-137	+5% $2	+10% $140
Rate	-1.0pp $65	-0.5pp $-35	base $-137	+0.5pp $-240	+1.0pp $-346

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	23d	1	0.28mi
1081 Humboldt St Englewood, FL	3.0	2.0	1838	$2,400	$1.31	23d	1	0.31mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	23d	1	0.44mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	23d	1	0.45mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	23d	1	0.46mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	15d	1	0.64mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	23d	1	0.73mi
1501 Helene Ave Englewood, FL	3.0	2.0	1608	$3,200	$1.99	15d	1	0.79mi
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	23d	1	0.89mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	23d	1	0.99mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	23d	1	1.13mi
1960 Oregon Trl Unit 2A Englewood, FL	2.0	2.0	1360	$3,750	$2.76	23d	1	1.24mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	23d	1	1.27mi
1375 Beach Rd #311 Englewood, FL	3.0	2.0	1686	$4,950	$2.94	23d	1	1.32mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	23d	1	1.38mi
1945 Michigan Ave Englewood, FL	4.0	3.0	1579	$8,000	$5.07	23d	1	1.45mi
1970 Georgia Ave Englewood, FL	3.0	2.0	1160	$11,790	$10.16	23d	1	1.47mi

Listing history 14 events

1. 2026-04-30
   status Pending
2. 2026-04-07
   price $400,000
3. 2026-03-12
   price $439,000
4. 2025-12-21
   listed $459,000 Active
5. 2024-09-30
   historical $3,200
6. 2024-05-31
   listed $3,200
7. 2020-09-01
   soldstatus $290,000
8. 2020-08-28
   soldstatus $290,000 Sold 395-char remark

   Show marketing remark (395 chars)

   Bring your boat to beautiful Rocky Creek with only two bridges to the bay. This charming three bedroom/2 bath home awaits the avid fisherman and boater. Situated on a dead-end street in the heart of town, close to shopping, restaurants, beaches, schools and a hospital. All your qualifications are met in this home! As an extra perk, buyers are eligible to join the Englewood Gardens Beach Club.

9. 2020-07-29
   status Pending 395-char remark

   Show marketing remark (395 chars)

   Bring your boat to beautiful Rocky Creek with only two bridges to the bay. This charming three bedroom/2 bath home awaits the avid fisherman and boater. Situated on a dead-end street in the heart of town, close to shopping, restaurants, beaches, schools and a hospital. All your qualifications are met in this home! As an extra perk, buyers are eligible to join the Englewood Gardens Beach Club.

10. 2020-06-30
    price $304,999 395-char remark

    Show marketing remark (395 chars)

    Bring your boat to beautiful Rocky Creek with only two bridges to the bay. This charming three bedroom/2 bath home awaits the avid fisherman and boater. Situated on a dead-end street in the heart of town, close to shopping, restaurants, beaches, schools and a hospital. All your qualifications are met in this home! As an extra perk, buyers are eligible to join the Englewood Gardens Beach Club.

11. 2020-03-16
    price $310,000 395-char remark

    Show marketing remark (395 chars)

    Bring your boat to beautiful Rocky Creek with only two bridges to the bay. This charming three bedroom/2 bath home awaits the avid fisherman and boater. Situated on a dead-end street in the heart of town, close to shopping, restaurants, beaches, schools and a hospital. All your qualifications are met in this home! As an extra perk, buyers are eligible to join the Englewood Gardens Beach Club.

12. 2020-03-09
    price $332,500 395-char remark

    Show marketing remark (395 chars)

    Bring your boat to beautiful Rocky Creek with only two bridges to the bay. This charming three bedroom/2 bath home awaits the avid fisherman and boater. Situated on a dead-end street in the heart of town, close to shopping, restaurants, beaches, schools and a hospital. All your qualifications are met in this home! As an extra perk, buyers are eligible to join the Englewood Gardens Beach Club.

13. 2020-02-04
    listed $340,000 Active 395-char remark

    Show marketing remark (395 chars)

    Bring your boat to beautiful Rocky Creek with only two bridges to the bay. This charming three bedroom/2 bath home awaits the avid fisherman and boater. Situated on a dead-end street in the heart of town, close to shopping, restaurants, beaches, schools and a hospital. All your qualifications are met in this home! As an extra perk, buyers are eligible to join the Englewood Gardens Beach Club.

14. 2003-07-15
    soldstatus $187,000

ⓘ 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: $2,598 · $217/mo
• Projected year-2 tax: $3,320 · $277/mo
• Expected delta: +$722/yr (+$60/mo · 27.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $42,086
• − Mortgage interest: −$22,406
• − Property taxes: −$2,598
• − Insurance: −$7,118
• − Repairs & maintenance: −$3,367
• − Management: −$3,367
• − Depreciation: −$11,636
• Taxable loss: −$8,407
• Est. tax savings @ 24.0%: +$2,018
• After-tax cash flow: $377/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: Sarasota County · 448,376 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: 290.0

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 (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 · 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: ▼ -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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+113.9% since first listed

14 events — show timeline

• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $400,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $439,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-21 Listed $459,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-30 Rental Removed $3,200 STELLARMLS
• 2024-05-31 Listed for Rent $3,200 STELLARMLS
• 2020-09-01 Sold (Public Records) $290,000 Public Records
• 2020-08-28 Sold (MLS) $290,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-06-30 Price Changed $304,999 Stellar MLS as Distributed by MLS Grid
• 2020-03-16 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-09 Price Changed $332,500 Stellar MLS as Distributed by MLS Grid
• 2020-02-04 Listed $340,000 Stellar MLS as Distributed by MLS Grid
• 2003-07-15 Sold (Public Records) $187,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,598 · -36.3% YoY. Source: county tax records.