1366 Flamingo Dr · Englewood, FL 34224

$169,900

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 297 Days on market

Built 2004 7,921 sqft lot Est $156k · 9% over $4/mo HOA

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.0/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful mobile home in a great area close to Gulf of Mexico Beaches and shopping. Centrally located and in a 55 and older community. The home has 3 Bedrooms and 2 Bathrooms, Lanai and large workshop. Annual association membership fee is only $25. and club house membership is $50. annually with a $50. initiation fee. Club members have access to activities, shuffleboard, pickle ball and boat ramp with access to the Gulf of Mexico. The carport sustained damage from Ian but all of the new components are in the shed ($3,500.) for reconstruction. The home has 200-amp service, 6-inch wall construction and thermal windows for energy savings. This home is ready to move in.

Key facts

• Boat launch
• Activities club
• Lemon bay

Tags

• CENTRALLY LOCATED NEIGHBORHOOD
• BOAT LAUNCH
• ACTIVITIES CLUB
• LEMON BAY

Property features AI

Finance

• Other: Lease restrictions apply; Furnished
• Financial info: Total monthly HOA approximately $4.17
• HOA & community: Has HOA (annual fee $50; optional); Association amenities include clubhouse, recreation facilities, pickleball and shuffleboard courts, and optional additional fees; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Carport with 1 space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Fire hydrant nearby; Sewer connected; Water connected
• Home design: Manufactured home (double wide); Attached property; One level; East-facing entry
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Completed condition
• Exterior features: Side porch; Hurricane shutters; Exterior lighting; Rain gutters; Sliding doors; Outdoor storage; Shed; Mature landscaping; Flood zone (flood insurance required); Paved, public maintained asphalt road

Interior

• Kitchen: Range; Range hood; Dishwasher; Exhaust fan
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Living room/dining room combo; Thermostat; Walk-in closets; Window treatments; Skylights
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Inside laundry; Laundry closet; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 43% 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 $5k 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 297 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $155,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1297 Kingfisher Dr	0.22mi	2/2.0 (-1)	1,176 (-9%)	3mo	$105,000	$89	67
6287 Oriole Blvd	0.51mi	2/2.0 (-1)	1,344 (+4%)	11mo	$130,000	$97	55
1513 Blue Heron Dr	0.30mi	2/2.0 (-1)	1,152 (-11%)	11mo	$165,000	$143	53
8443 Albatross Ln	0.62mi	2/1.5 (-1)	1,160 (-10%)	13mo	$139,000	$120	36

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: -5.0%
• Equity multiple: 0.82×
• Total profit: $-8,666
• Equity at exit: $25,333

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,546
• Equity at exit: $14,690

Cash invested: $47,572 (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 →

ZIP-level market 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$891
• Tax from tax record: −$186 /mo · $2,228/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$4
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $389

Break-even live

Break-even rent $1,542

Max offer price $169,900

Occupancy floor 76%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	13d	1	0.43mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	20d	1	0.65mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	20d	1	0.77mi
1081 Humboldt St Englewood, FL	3.0	2.0	1838	$2,400	$1.31	20d	1	0.77mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	20d	1	0.88mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	20d	1	0.93mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	20d	1	1.00mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	20d	1	1.14mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	20d	1	1.14mi
9264 Anita Ave Unit A Englewood, FL	2.0	2.0	1008	$1,400	$1.39	20d	1	1.20mi
9312 Anita Ave Unit B Englewood, FL	2.0	1.0	972	$1,600	$1.65	20d	1	1.29mi
9322 Anita Ave Englewood, FL	2.0	2.0	1133	$1,495	$1.32	20d	1	1.30mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	20d	1	1.33mi
9271 Tacoma Ave Unit B Englewood, FL	2.0	2.0	1206	$1,650	$1.37	20d	1	1.36mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	20d	1	1.46mi
9416 Anita Ave Englewood, FL	3.0	2.0	1162	$1,750	$1.51	13d	1	1.48mi
1960 Oregon Trl Unit 2A Englewood, FL	2.0	2.0	1360	$3,750	$2.76	20d	1	1.49mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 23 events

1. 2026-06-18
   days on market $169,900 Active 297 DOM
2. 2026-06-17
   days on market $169,900 Active 296 DOM
3. 2026-06-16
   days on market $169,900 Active 295 DOM
4. 2026-06-15
   days on market $169,900 Active 294 DOM
5. 2026-06-14
   days on market $169,900 Active 292 DOM
6. 2026-06-13
   days on market $169,900 Active 291 DOM
7. 2026-06-10
   days on market $169,900 Active 289 DOM
8. 2026-06-09
   days on market $169,900 Active 288 DOM
9. 2026-06-08
   days on market $169,900 Active 287 DOM
10. 2026-06-05
    days on market $169,900 Active 283 DOM
11. 2026-06-02
    days on market $169,900 Active 281 DOM
12. 2026-06-01
    days on market $169,900 Active 280 DOM
13. 2026-05-31
    days on market $169,900 Active 279 DOM
14. 2026-05-30
    days on market $169,900 Active 278 DOM
15. 2026-01-17
    price $169,900
16. 2025-08-25
    listed $174,900 Active
17. 2023-11-03
    soldstatus $175,000 Closed 674-char remark

    Show marketing remark (674 chars)

    Beautiful mobile home in a great area close to Gulf of Mexico Beaches and shopping. Centrally located and in a 55 and older community. The home has 3 Bedrooms and 2 Bathrooms, Lanai and large workshop. Annual association membership fee is only $25. and club house membership is $50. annually with a $50. initiation fee. Club members have access to activities, shuffleboard, pickle ball and boat ramp with access to the Gulf of Mexico. The carport sustained damage from Ian but all of the new components are in the shed ($3,500.) for reconstruction. The home has 200-amp service, 6-inch wall construction and thermal windows for energy savings. This home is ready to move in.

18. 2023-11-03
    soldstatus $175,000

    Show marketing remark (674 chars)

    Beautiful mobile home in a great area close to Gulf of Mexico Beaches and shopping. Centrally located and in a 55 and older community. The home has 3 Bedrooms and 2 Bathrooms, Lanai and large workshop. Annual association membership fee is only $25. and club house membership is $50. annually with a $50. initiation fee. Club members have access to activities, shuffleboard, pickle ball and boat ramp with access to the Gulf of Mexico. The carport sustained damage from Ian but all of the new components are in the shed ($3,500.) for reconstruction. The home has 200-amp service, 6-inch wall construction and thermal windows for energy savings. This home is ready to move in.

19. 2023-07-10
    status Pending 674-char remark

    Show marketing remark (674 chars)

    Beautiful mobile home in a great area close to Gulf of Mexico Beaches and shopping. Centrally located and in a 55 and older community. The home has 3 Bedrooms and 2 Bathrooms, Lanai and large workshop. Annual association membership fee is only $25. and club house membership is $50. annually with a $50. initiation fee. Club members have access to activities, shuffleboard, pickle ball and boat ramp with access to the Gulf of Mexico. The carport sustained damage from Ian but all of the new components are in the shed ($3,500.) for reconstruction. The home has 200-amp service, 6-inch wall construction and thermal windows for energy savings. This home is ready to move in.

20. 2023-04-27
    price $199,900 674-char remark

    Show marketing remark (674 chars)

    Beautiful mobile home in a great area close to Gulf of Mexico Beaches and shopping. Centrally located and in a 55 and older community. The home has 3 Bedrooms and 2 Bathrooms, Lanai and large workshop. Annual association membership fee is only $25. and club house membership is $50. annually with a $50. initiation fee. Club members have access to activities, shuffleboard, pickle ball and boat ramp with access to the Gulf of Mexico. The carport sustained damage from Ian but all of the new components are in the shed ($3,500.) for reconstruction. The home has 200-amp service, 6-inch wall construction and thermal windows for energy savings. This home is ready to move in.

21. 2023-04-18
    price $209,900 674-char remark

    Show marketing remark (674 chars)

    Beautiful mobile home in a great area close to Gulf of Mexico Beaches and shopping. Centrally located and in a 55 and older community. The home has 3 Bedrooms and 2 Bathrooms, Lanai and large workshop. Annual association membership fee is only $25. and club house membership is $50. annually with a $50. initiation fee. Club members have access to activities, shuffleboard, pickle ball and boat ramp with access to the Gulf of Mexico. The carport sustained damage from Ian but all of the new components are in the shed ($3,500.) for reconstruction. The home has 200-amp service, 6-inch wall construction and thermal windows for energy savings. This home is ready to move in.

22. 2023-02-22
    listed $219,900 Active 674-char remark

    Show marketing remark (674 chars)

    Beautiful mobile home in a great area close to Gulf of Mexico Beaches and shopping. Centrally located and in a 55 and older community. The home has 3 Bedrooms and 2 Bathrooms, Lanai and large workshop. Annual association membership fee is only $25. and club house membership is $50. annually with a $50. initiation fee. Club members have access to activities, shuffleboard, pickle ball and boat ramp with access to the Gulf of Mexico. The carport sustained damage from Ian but all of the new components are in the shed ($3,500.) for reconstruction. The home has 200-amp service, 6-inch wall construction and thermal windows for energy savings. This home is ready to move in.

23. 1993-09-16
    soldstatus $24,000

ⓘ 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: $2,228 · $186/mo
• Projected year-2 tax: $2,228 · $186/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 8/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $24,407
• − Mortgage interest: −$9,517
• − Property taxes: −$2,228
• − Insurance: −$1,647
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − HOA: −$48
• − Depreciation: −$4,943
• Taxable income: $2,119
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $4,158/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

+607.9% since first listed

9 events — show timeline

• 2026-01-17 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-03 Sold (Public Records) $175,000 Public Records
• 2023-11-03 Sold (MLS) $175,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-27 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-18 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2023-02-22 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 1993-09-16 Sold (Public Records) $24,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,228 · -29.4% YoY. Source: county tax records.