8479 Tanaka Dr · Englewood, FL 34224

$149,900

2 bd · 2.0 ba · 1,012 sqft · Manufactured public records · 492 Days on market

Built 1989 7,539 sqft lot Est $145k · at est. $45/mo HOA · 3% of rent

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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 +22.3/30.0
• DSCR +7.1/10.0
• 1% rule +6.6/10.0
• ARV discount +5.9/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WHAT A GREAT BUY! BEAUTIFUL REMODELED KITCHEN W/ ALL NEW APPLIANCES - GLASS TOP RANGE - NEW MICROWAVE - REFRIGERATOR - DISHWASHER - CABINETS & COUNTERTOPS. NEW CHA IN 2004. WASHER, DRYER & WATER HEATER NEW `02. FRESHLY PAINTED `08. NEW VINYL WINDOWS & SCREENS ON LANAI. ALL CARPETING NEW `07. EXTERIOR PAINTED `03. WELL & PUMP FOR IRRIGATION. MEMBRANE ROOF. CEMENT PORCH IN FRONT OF HOME PLUS CONCRETE PAD IN YARD. BEING SOLD FURNISHED. MEMBERSHIP TO LAKESIDE CLUB. CERTIFIED ADULT PARK. PETS ALLOWED.

Key facts

• Many golf courses
• Storage
• Carport

Tags

• NEW ROOF
• CARPORT
• FLORIDA ROOM
• STORAGE
• CLOSE TO SHOPPING
• MANY GOLF COURSES

Property features AI

Finance

• Other: Furnished; Lease restrictions apply
• Financial info: Total annual fees noted ($540); Association fee examples: $60 annually; $480 annually
• HOA & community: Has HOA (monthly HOA $5; association fees listed annually); Association amenities: clubhouse, pool, pickleball courts, shuffleboard court; Association approval required; Senior community; Pets allowed with restrictions (cats and dogs OK, breed restrictions)

Exterior

• Parking: Covered parking; On-street parking; 1-car carport
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Cable available; Phone available
• Home design: Manufactured double-wide home; One story; Faces west
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Completed condition
• Exterior features: Awning(s); Hurricane shutters; Exterior lighting; Private mailbox; Rain gutters; Sliding doors; Storage

Interior

• Kitchen: Cooktop; Dishwasher; Exhaust fan; Microwave; Refrigerator; Solid surface counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Kitchen/family room combo; Formal dining; Open floorplan; Solid surface counters; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments; Aluminum window frames; Florida room
• Laundry & utility: Washer and dryer (inside laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 36% of the median local income ($57k/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 $4k 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 492 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $150k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 492 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.16% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $144,716
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1513 Blue Heron Dr	0.43mi	2/2.0	1,152 (+14%)	11mo	$165,000	$143	48
8443 Albatross Ln	0.34mi	2/1.5	1,160 (+15%)	13mo	$139,000	$120	47

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-13,647
• Equity at exit: $22,351

10-year hold

• IRR: -4.7%
• Equity multiple: 0.74×
• Total profit: $-11,095
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$786
• Tax from tax record: −$236 /mo · $2,831/yr
• Insurance: −$62
• HOA: −$45
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $246

Break-even live

Break-even rent $1,430

Max offer price $149,900

Occupancy floor 81%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9264 Anita Ave Unit A Englewood, FL	2.0	2.0	1008	$1,400	$1.39	21d	1	0.69mi
9271 Tacoma Ave Unit B Englewood, FL	2.0	2.0	1206	$1,650	$1.37	21d	1	0.75mi
9312 Anita Ave Unit B Englewood, FL	2.0	1.0	972	$1,600	$1.65	21d	1	0.76mi
9322 Anita Ave Englewood, FL	2.0	2.0	1133	$1,495	$1.32	21d	1	0.78mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	21d	1	0.88mi
9416 Anita Ave Englewood, FL	3.0	2.0	1162	$1,750	$1.51	13d	1	0.92mi
9410 Tacoma Ave Unit A Englewood, FL	3.0	2.0	1062	$1,600	$1.51	13d	1	0.98mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	13d	1	1.03mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	21d	1	1.08mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	21d	1	1.11mi
1604 Cardinal Ln Unit 1 Englewood, FL	1.0	1.0	750	$1,300	$1.73	21d	1	1.12mi
9490 Tacoma Ave Unit A Englewood, FL	2.0	1.0	742	$1,395	$1.88	21d	1	1.13mi
9490 Tacoma Ave Unit B Englewood, FL	2.0	1.0	742	$1,349	$1.82	21d	1	1.13mi
9372 San Bernandino Ave Englewood, FL	2.0	2.0	1020	$4,666	$4.57	21d	1	1.21mi
6320 Brookridge St Englewood, FL	3.0	2.0	1445	$5,550	$3.84	21d	1	1.27mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	21d	1	1.32mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	21d	1	1.40mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-18
   days on market $149,900 Active 492 DOM
2. 2026-06-17
   days on market $149,900 Active 491 DOM
3. 2026-06-16
   days on market $149,900 Active 490 DOM
4. 2026-06-15
   days on market $149,900 Active 489 DOM
5. 2026-06-14
   days on market $149,900 Active 487 DOM
6. 2026-06-13
   days on market $149,900 Active 486 DOM
7. 2026-06-10
   days on market $149,900 Active 484 DOM
8. 2026-06-09
   days on market $149,900 Active 483 DOM
9. 2026-06-08
   days on market $149,900 Active 482 DOM
10. 2026-06-05
    days on market $149,900 Active 478 DOM
11. 2026-06-02
    days on market $149,900 Active 476 DOM
12. 2026-06-01
    days on market $149,900 Active 475 DOM
13. 2026-05-31
    days on market $149,900 Active 474 DOM
14. 2026-05-30
    days on market $149,900 Active 473 DOM
15. 2025-08-11
    status Active
16. 2025-07-24
    historical
17. 2025-06-02
    price $149,900
18. 2025-01-24
    listed $164,900 Active
19. 2008-04-09
    soldstatus $85,000
20. 2008-04-02
    soldstatus $85,000 525-char remark

    Show marketing remark (525 chars)

    WHAT A GREAT BUY! BEAUTIFUL REMODELED KITCHEN W/ ALL NEW APPLIANCES - GLASS TOP RANGE - NEW MICROWAVE - REFRIGERATOR - DISHWASHER - CABINETS & COUNTERTOPS. NEW CHA IN 2004. WASHER, DRYER & WATER HEATER NEW `02. FRESHLY PAINTED `08. NEW VINYL WINDOWS & SCREENS ON LANAI. ALL CARPETING NEW `07. EXTERIOR PAINTED `03. WELL & PUMP FOR IRRIGATION. MEMBRANE ROOF. CEMENT PORCH IN FRONT OF HOME PLUS CONCRETE PAD IN YARD. BEING SOLD FURNISHED. MEMBERSHIP TO LAKESIDE CLUB. CERTIFIED ADULT PARK. PETS ALLOWED.

21. 2006-08-14
    listed $98,500 525-char remark

    Show marketing remark (525 chars)

    WHAT A GREAT BUY! BEAUTIFUL REMODELED KITCHEN W/ ALL NEW APPLIANCES - GLASS TOP RANGE - NEW MICROWAVE - REFRIGERATOR - DISHWASHER - CABINETS & COUNTERTOPS. NEW CHA IN 2004. WASHER, DRYER & WATER HEATER NEW `02. FRESHLY PAINTED `08. NEW VINYL WINDOWS & SCREENS ON LANAI. ALL CARPETING NEW `07. EXTERIOR PAINTED `03. WELL & PUMP FOR IRRIGATION. MEMBRANE ROOF. CEMENT PORCH IN FRONT OF HOME PLUS CONCRETE PAD IN YARD. BEING SOLD FURNISHED. MEMBERSHIP TO LAKESIDE CLUB. CERTIFIED ADULT PARK. PETS ALLOWED.

22. 2005-06-15
    listed $139,900
23. 2000-11-03
    soldstatus $63,900

ⓘ 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: $2,831 · $236/mo
• Projected year-2 tax: $2,831 · $236/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 X (shaded) · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $20,892
• − Mortgage interest: −$8,397
• − Property taxes: −$2,831
• − Insurance: −$750
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − HOA: −$540
• − Depreciation: −$4,361
• Taxable income: $671
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $2,790/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

+134.6% since first listed

9 events — show timeline

• 2025-08-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-02 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-24 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-09 Sold (Public Records) $85,000 Public Records
• 2008-04-02 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-14 Listed $98,500 Stellar MLS as Distributed by MLS Grid
• 2005-06-15 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2000-11-03 Sold (Public Records) $63,900 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,831 · -3.9% YoY. Source: county tax records.