1620 Tavira Pl · Englewood, FL 34223

$347,990

2 bd · 2.0 ba · 1,321 sqft · SingleFamily · 78 Days on market

Built 2026 Excellent condition 4,522 sqft lot $263/sqft · 7% below area Est $374k · 7% under $254/mo HOA · 8% of rent ↓ 13% since listing

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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).

• ARV discount +10.6/15.0
• Cash flow +10.5/30.0
• Schools +5.4/10.0
• Condition / age +5.0/5.0
• Rent growth +4.8/5.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pre-Construction. To be built. This Colton floorplan is an inviting attached villa offering 2 bedrooms, 2 bathrooms, and 2-car garage. Designed for modern Florida living, the home features a spacious gathering room, a covered and screened brick-paver lanai. The kitchen is beautifully appointed with Aristokraft cabinetry, Quartz counters, and a full suite of stainless-steel appliances, including a gas range and exterior-vented microwave. The home also features whole-house impact-resistant windows, a concrete tile roof and an electric car outlet in the garage. With thoughtful details and quality finishes, this new construction home delivers comfort, style, and convenience. Discover new homes at Shores at Stillwater - by Pulte Homes, your ideal new home builder. Soak up the sun at the private community pool. 4 miles walking

Key facts

• Quartz counters
• Attached villa
• Gas range

Tags

• ATTACHED VILLA
• COVERED AND SCREENED LANAI
• ARISTOKRAFT CABINETRY
• QUARTZ COUNTERS
• STAINLESS-STEEL APPLIANCES
• GAS RANGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $348k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-603 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (9.7% below list).
• Recommended offer: $261k (25.1% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• 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.
• Market conditions: Rents rising fast (+9.0%/yr); 717 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $3,142/mo this rent would consume 50% 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 $2k of loan paydown is wiped out by about $10k 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 78 days — a 6% lower offer ($327k) 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,669 (25.1% 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 78 days. Have you received any prior offers? Is the seller open to a 25% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.90% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 9.2

CMA / ARV

• ARV (median comp): $374,117
• List price: $347,990
• Delta: -6.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1157 North Ln	0.64mi	2/1.0	1,356 (+3%)	9mo	$187,000	$138	55
1060 Haste Ln	0.68mi	2/2.0	1,212 (-8%)	10mo	$325,000	$268	46

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: -21.9%
• Equity multiple: 0.20×
• Total profit: $-77,755
• Equity at exit: $51,886

10-year hold

• IRR: -4.9%
• Equity multiple: 0.59×
• Total profit: $-39,738
• Equity at exit: $30,088

Cash invested: $97,437 (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: 717
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,142 high
• Mortgage (P&I): −$1,825
• Tax est. 1.5%: −$435 /mo · $5,220/yr
• Insurance: −$145
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$254
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $-603

Break-even live

Break-even rent $3,906

Max offer price $260,669

Occupancy floor —

Sensitivity live

Price	-10% $-363	-5% $-483	+0% $-603	+5% $-724	+10% $-844
Rent	-10% $-852	-5% $-728	+0% $-603	+5% $-479	+10% $-355
Rate	-1.0pp $-428	-0.5pp $-515	base $-603	+0.5pp $-694	+1.0pp $-785

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: $86,998
• Closing costs: $10,440
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	21d	1	0.38mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	21d	1	0.40mi
1081 Humboldt St Englewood, FL	3.0	2.0	1838	$2,400	$1.31	21d	1	0.94mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	21d	1	1.03mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	21d	1	1.03mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	21d	1	1.03mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	14d	1	1.04mi
1501 Helene Ave Englewood, FL	3.0	2.0	1608	$3,200	$1.99	14d	1	1.12mi
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	21d	1	1.14mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	21d	1	1.29mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	21d	1	1.45mi

HOA detail

• Monthly dues: $254 · $3,048/yr
• Likely covers: watergaselectricpool

Listing history 17 events

1. 2026-06-18
   days on market $347,990 Active 78 DOM
2. 2026-06-17
   days on market $347,990 Active 77 DOM
3. 2026-06-16
   days on market $347,990 Active 76 DOM
4. 2026-06-15
   days on market $347,990 Active 75 DOM
5. 2026-06-13
   days on market $347,990 Active 73 DOM
6. 2026-06-13
   days on market $347,990 Active 72 DOM
7. 2026-06-10
   days on market $347,990 Active 70 DOM
8. 2026-06-09
   days on market $347,990 Active 69 DOM
9. 2026-06-08
   days on market $347,990 Active 68 DOM
10. 2026-06-08
    days on market $347,990 Active 67 DOM
11. 2026-06-05
    days on market $347,990 Active 64 DOM
12. 2026-06-03
    days on market $347,990 Active 63 DOM
13. 2026-06-02
    days on market $347,990 Active 62 DOM
14. 2026-06-01
    days on market $347,990 Active 61 DOM
15. 2026-05-31
    days on market $347,990 Active 60 DOM
16. 2026-04-04
    price $347,990 832-char remark

    Show marketing remark (832 chars)

    Pre-Construction. To be built. This Colton floorplan is an inviting attached villa offering 2 bedrooms, 2 bathrooms, and 2-car garage. Designed for modern Florida living, the home features a spacious gathering room, a covered and screened brick-paver lanai. The kitchen is beautifully appointed with Aristokraft cabinetry, Quartz counters, and a full suite of stainless-steel appliances, including a gas range and exterior-vented microwave. The home also features whole-house impact-resistant windows, a concrete tile roof and an electric car outlet in the garage. With thoughtful details and quality finishes, this new construction home delivers comfort, style, and convenience. Discover new homes at Shores at Stillwater - by Pulte Homes, your ideal new home builder. Soak up the sun at the private community pool. 4 miles walking

17. 2026-04-01
    listed $399,990 Active 832-char remark

    Show marketing remark (832 chars)

    Pre-Construction. To be built. This Colton floorplan is an inviting attached villa offering 2 bedrooms, 2 bathrooms, and 2-car garage. Designed for modern Florida living, the home features a spacious gathering room, a covered and screened brick-paver lanai. The kitchen is beautifully appointed with Aristokraft cabinetry, Quartz counters, and a full suite of stainless-steel appliances, including a gas range and exterior-vented microwave. The home also features whole-house impact-resistant windows, a concrete tile roof and an electric car outlet in the garage. With thoughtful details and quality finishes, this new construction home delivers comfort, style, and convenience. Discover new homes at Shores at Stillwater - by Pulte Homes, your ideal new home builder. Soak up the sun at the private community pool. 4 miles walking

ⓘ 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 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $37,701
• − Mortgage interest: −$19,493
• − Property taxes: −$5,220
• − Insurance: −$6,858
• − Repairs & maintenance: −$3,016
• − Management: −$3,016
• − HOA: −$3,048
• − Depreciation: −$10,123
• Taxable loss: −$13,074
• Est. tax savings @ 24.0%: +$3,138
• After-tax cash flow: $-4,104/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

Excellent 100/100 None rehab

This new construction home is move-in ready with modern finishes and a desirable location. It offers a spacious layout, modern kitchen, and well-maintained bathrooms. Consider landscaping and smart home features to further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers.
• Both Add smart home features — Improves convenience and can increase both resale and rental value.
• Both Install energy-efficient windows — Reduces energy costs and enhances the home's appeal to eco-conscious buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers. ↑
• Both Add smart home features — Improves convenience and can increase both resale and rental value. ↑
• Both Install energy-efficient windows — Reduces energy costs and enhances the home's appeal to eco-conscious buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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

Price history

-13.0% since first listed

2 events — show timeline

• 2026-04-04 Price Changed $347,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $399,990 Stellar MLS as Distributed by MLS Grid