1053 Bay Harbor Dr · Englewood, FL 34224

$300,000

3 bd · 2.0 ba · 1,437 sqft · SingleFamily public records · 128 Days on market

Built 2003 0.29 ac lot Est $250k · 20% over

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Why this score? — see what drove the C 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.7/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a clean, move in ready home in a good area than look no further. This light and bright 3BR/2BA/2CG home is immaculate and offers lots of features buyers will appreciate. Great room floor plan with high ceilings, tile flooring and carpets in bedrooms. Kitchen is open to the living areas and has closet pantry with breakfast bar with separate breakfast room and laundry room smartly located just off the kitchen. House has large screened in back patio and large backyard is fenced in. Conveniently located in one of Englewood's most popular neighborhoods, you are just minutes away from some of our areas most beautiful beaches, Englewood Beach and Manasota Beach, close to great shopping and local dining. This home easy to show and a must see!

Key facts

• Screened front porch
• Luxury vinyl plank
• Tile flooring

Tags

• SCREENED FRONT PORCH
• SCREENED TWO CAR GARAGE
• TILE FLOORING
• LUXURY VINYL PLANK
• GREAT ROOM
• VAULTED CEILINGS

Property features AI

Finance

• Other: Zoned RSF3.5; Property listed as unfurnished; Living area reported as 1,437 square feet (public records); Building area total reported as 2,254 square feet (public records)
• HOA & community: Pets allowed

Exterior

• Parking: Attached 2-car garage (20x20); Driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available; Broadband/High-speed internet available
• Home design: Single family residence; Residential property; One-story (single level); North-facing
• Construction: Block and stucco construction; Tile roof; Slab foundation; Built with mature landscaping on a 0.29-acre irregular lot (approx. 93x134x108x126)
• Exterior features: Covered front and rear porches; Patio; Screened porch; Sliding doors; Exterior lighting; Rain gutters; Chain link fencing; Mature landscaping with trees; Near golf course; Near marina; Paved lot and driveway; Public maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Open floorplan; Solid surface counters; Split bedroom layout; Thermostat; Tray ceiling; Vaulted ceiling; Window treatments; Blinds
• Laundry & utility: Inside laundry room; Washer; Dryer; Inside utility / great room access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Vineland Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 579 students, 45% 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 37% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $3,796/mo this rent would consume 80% of the median local household income ($57k/yr) (locally 329% 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 $9k 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 128 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $180k; list at $300k implies a 67% gain — meaningful room to come down on a strong offer.

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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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: 1.27% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.64%
• DSCR: 1.56
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $250,038
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2090 S Pine St	0.35mi	2/2.0 (-1)	1,492 (+4%)	14mo	$225,000	$151	60
1665 Manor Rd	0.35mi	2/1.0 (-1)	1,298 (-10%)	14mo	$230,000	$177	47
1725 Blue Bird Ln	0.49mi	2/2.0 (-1)	1,238 (-14%)	6mo	$215,000	$174	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.64×
• Total profit: $-30,225
• Equity at exit: $44,731

10-year hold

• IRR: -6.7%
• Equity multiple: 0.64×
• Total profit: $-30,355
• Equity at exit: $25,939

Cash invested: $84,000 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,796 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$416 /mo · $4,995/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$797
• Net cashflow: $458

Break-even live

Break-even rent $3,216

Max offer price $300,000

Occupancy floor 83%

Sensitivity live

Price	-10% $628	-5% $543	+0% $458	+5% $373	+10% $288
Rent	-10% $158	-5% $308	+0% $458	+5% $608	+10% $758
Rate	-1.0pp $609	-0.5pp $534	base $458	+0.5pp $380	+1.0pp $301

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1081 Humboldt St Englewood, FL	3.0	2.0	1838	$2,400	$1.31	21d	1	0.39mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	21d	1	0.54mi
1960 Oregon Trl Unit 2A Englewood, FL	2.0	2.0	1360	$3,750	$2.76	21d	1	0.55mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	21d	1	0.55mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	14d	1	0.67mi
1945 Michigan Ave Englewood, FL	4.0	3.0	1579	$8,000	$5.07	21d	1	0.76mi
1970 Georgia Ave Englewood, FL	3.0	2.0	1160	$11,790	$10.16	21d	1	0.78mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	21d	1	0.97mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	21d	1	1.01mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	21d	1	1.02mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	21d	1	1.04mi
1501 Helene Ave Englewood, FL	3.0	2.0	1608	$3,200	$1.99	14d	1	1.05mi
1915 Pennsylvania Ave Englewood, FL	2.0	2.0	1394	$7,500	$5.38	21d	1	1.10mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	21d	1	1.13mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	21d	1	1.14mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	21d	1	1.19mi
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	21d	1	1.20mi
1375 Beach Rd #311 Englewood, FL	3.0	2.0	1686	$4,950	$2.94	21d	1	1.32mi

Listing history 24 events

1. 2026-06-18
   days on market $300,000 Active 128 DOM
2. 2026-06-17
   days on market $300,000 Active 127 DOM
3. 2026-06-16
   days on market $300,000 Active 126 DOM
4. 2026-06-15
   days on market $300,000 Active 125 DOM
5. 2026-06-14
   days on market $300,000 Active 123 DOM
6. 2026-06-13
   days on market $300,000 Active 122 DOM
7. 2026-06-10
   days on market $300,000 Active 120 DOM
8. 2026-06-09
   days on market $300,000 Active 119 DOM
9. 2026-06-08
   days on market $300,000 Active 118 DOM
10. 2026-06-07
    days on market $300,000 Active 117 DOM
11. 2026-06-05
    days on market $300,000 Active 114 DOM
12. 2026-06-03
    days on market $300,000 Active 113 DOM
13. 2026-06-02
    days on market $300,000 Active 112 DOM
14. 2026-06-01
    days on market $300,000 Active 111 DOM
15. 2026-05-31
    days on market $300,000 Active 110 DOM
16. 2026-05-30
    days on market $300,000 Active 109 DOM
17. 2026-04-14
    price $300,000
18. 2026-02-10
    listed $310,000 Active
19. 2018-01-31
    historical
20. 2017-11-05
    listed $259,500 Active
21. 2015-07-27
    soldstatus $180,000 Sold 767-char remark

    Show marketing remark (767 chars)

    If you are looking for a clean, move in ready home in a good area than look no further. This light and bright 3BR/2BA/2CG home is immaculate and offers lots of features buyers will appreciate. Great room floor plan with high ceilings, tile flooring and carpets in bedrooms. Kitchen is open to the living areas and has closet pantry with breakfast bar with separate breakfast room and laundry room smartly located just off the kitchen. House has large screened in back patio and large backyard is fenced in. Conveniently located in one of Englewood's most popular neighborhoods, you are just minutes away from some of our areas most beautiful beaches, Englewood Beach and Manasota Beach, close to great shopping and local dining. This home easy to show and a must see!

22. 2015-07-27
    soldstatus $180,000

    Show marketing remark (767 chars)

    If you are looking for a clean, move in ready home in a good area than look no further. This light and bright 3BR/2BA/2CG home is immaculate and offers lots of features buyers will appreciate. Great room floor plan with high ceilings, tile flooring and carpets in bedrooms. Kitchen is open to the living areas and has closet pantry with breakfast bar with separate breakfast room and laundry room smartly located just off the kitchen. House has large screened in back patio and large backyard is fenced in. Conveniently located in one of Englewood's most popular neighborhoods, you are just minutes away from some of our areas most beautiful beaches, Englewood Beach and Manasota Beach, close to great shopping and local dining. This home easy to show and a must see!

23. 2015-06-27
    status Pending 767-char remark

    Show marketing remark (767 chars)

    If you are looking for a clean, move in ready home in a good area than look no further. This light and bright 3BR/2BA/2CG home is immaculate and offers lots of features buyers will appreciate. Great room floor plan with high ceilings, tile flooring and carpets in bedrooms. Kitchen is open to the living areas and has closet pantry with breakfast bar with separate breakfast room and laundry room smartly located just off the kitchen. House has large screened in back patio and large backyard is fenced in. Conveniently located in one of Englewood's most popular neighborhoods, you are just minutes away from some of our areas most beautiful beaches, Englewood Beach and Manasota Beach, close to great shopping and local dining. This home easy to show and a must see!

24. 2015-06-22
    listed $184,900 Active 767-char remark

    Show marketing remark (767 chars)

    If you are looking for a clean, move in ready home in a good area than look no further. This light and bright 3BR/2BA/2CG home is immaculate and offers lots of features buyers will appreciate. Great room floor plan with high ceilings, tile flooring and carpets in bedrooms. Kitchen is open to the living areas and has closet pantry with breakfast bar with separate breakfast room and laundry room smartly located just off the kitchen. House has large screened in back patio and large backyard is fenced in. Conveniently located in one of Englewood's most popular neighborhoods, you are just minutes away from some of our areas most beautiful beaches, Englewood Beach and Manasota Beach, close to great shopping and local dining. This home easy to show and a must see!

ⓘ 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: $4,995 · $416/mo
• Projected year-2 tax: $4,995 · $416/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 65% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $45,554
• − Mortgage interest: −$16,805
• − Property taxes: −$4,995
• − Insurance: −$6,619
• − Repairs & maintenance: −$3,644
• − Management: −$3,644
• − Depreciation: −$8,727
• Taxable income: $1,120
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $5,227/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: Charlotte County · 196,994 people
• City population: 35,420
• Metro: Punta Gorda, FL
• Population (ZIP): 15,536
• Household income: $57,281
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 329.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% German/W. Germanic 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: ▼ -75.76%
• Current HPI: 325.0345
• Rent YoY: ▼ -0.11%
• Metro: Punta Gorda, 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

+62.2% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Listed $310,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-11-05 Listed $259,500 Stellar MLS as Distributed by MLS Grid
• 2015-07-27 Sold (Public Records) $180,000 Public Records
• 2015-07-27 Sold (MLS) $180,000 Stellar MLS as Distributed by MLS Grid
• 2015-06-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-06-22 Listed $184,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2025): $4,995 · -1.3% YoY. Source: county tax records.