1891 Englewood Rd · Englewood, FL 34223

$139,900

2 bd · 2.0 ba · 972 sqft · Manufactured · 23 Days on market

Built 2007 ↓ 22% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Rent growth +4.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Brook to Bay, one of Englewood's best kept secrets, a small resident owned cooperative community located on Forked Creek with quick access to open water! The community boasts a boat ramp, dock slips, shuffle courts, bocce courts, swimming pool, clubhouse and all the amenities an active 55+ buyer is looking for. Brook to Bay is a quick bike ride to the beach as we are less than 3 miles from Manasota Key and also downtown Englewood Dearborn Street with fantastic local shopping and dining. Unit 36 is located in a back row, the community is contracting to replace the fence behind the home at this time. This 1200+ SF home has central AC with two bedrooms, one at each end of the home offering a private split floorplan. There is a lovely screened lanai to enjoy the Florida weather and sounds of our birds singing. The laminate flooring has been replaced, the home has had a roof over and seller says AC is newer! There is a dedicated shed with a washer and dryer in the breezeway. The home will be sold fully furnished with all furnishings, linens and kitchenware as the home has been rented seasonally. Monthly maintenance fee of only $68.00 includes full use of all amenities trimming of all palm, pine and oak trees as well as lawn care.

Key facts

• Built 2007
• Listed 23 days

🏢 Co-op / cooperative unit. The $139,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% 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.
• 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; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 37% of the median local income ($76k/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 $967 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 21y 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 $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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.69% ✓
• Cap rate: 14.84%
• Cash-on-cash: 30.52%
• DSCR: 2.36
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.67×
• Total profit: $26,362
• Equity at exit: $20,860

10-year hold

• IRR: 28.3%
• Equity multiple: 4.26×
• Total profit: $127,542
• Equity at exit: $12,096

Cash invested: $39,172 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,365 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $570

Break-even live

Break-even rent $1,643

Max offer price $139,900

Occupancy floor 71%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $139,900 Active 23 DOM
2. 2026-06-17
   days on market $139,900 Active 22 DOM
3. 2026-06-15
   days on market $139,900 Active 20 DOM
4. 2026-06-13
   days on market $139,900 Active 18 DOM
5. 2026-06-13
   days on market $139,900 Active 17 DOM
6. 2026-06-10
   days on market $139,900 Active 15 DOM
7. 2026-06-09
   days on market $139,900 Active 14 DOM
8. 2026-06-08
   days on market $139,900 Active 12 DOM
9. 2026-06-05
   days on market $139,900 Active 9 DOM
10. 2026-06-03
    days on market $139,900 Active 8 DOM
11. 2026-06-02
    days on market $139,900 Active 7 DOM
12. 2026-06-01
    days on market $139,900 Active 6 DOM
13. 2026-05-31
    days on market $139,900 Active 5 DOM
14. 2026-05-26
    listed $139,900 Active
15. 2026-02-10
    historical
16. 2026-01-13
    status Active
17. 2026-01-08
    status Pending
18. 2025-11-22
    price $74,500
19. 2025-09-15
    listed $79,500 Active
20. 2022-07-08
    soldstatus $135,000 Closed 1255-char remark

    Show marketing remark (1255 chars)

    Welcome to Brook to Bay, one of Englewood's best kept secrets, a small resident owned cooperative community located on Forked Creek with quick access to open water! The community boasts a boat ramp, dock slips, shuffle courts, bocce courts, swimming pool, clubhouse and all the amenities an active 55+ buyer is looking for. Brook to Bay is a quick bike ride to the beach as we are less than 3 miles from Manasota Key and also downtown Englewood Dearborn Street with fantastic local shopping and dining. Unit 36 is located in a back row, the community is contracting to replace the fence behind the home at this time. This 1200+ SF home has central AC with two bedrooms, one at each end of the home offering a private split floorplan. There is a lovely screened lanai to enjoy the Florida weather and sounds of our birds singing. The laminate flooring has been replaced, the home has had a roof over and seller says AC is newer! There is a dedicated shed with a washer and dryer in the breezeway. The home will be sold fully furnished with all furnishings, linens and kitchenware as the home has been rented seasonally. Monthly maintenance fee of only $68.00 includes full use of all amenities trimming of all palm, pine and oak trees as well as lawn care.

21. 2022-06-08
    status Pending 1255-char remark

    Show marketing remark (1255 chars)

    Welcome to Brook to Bay, one of Englewood's best kept secrets, a small resident owned cooperative community located on Forked Creek with quick access to open water! The community boasts a boat ramp, dock slips, shuffle courts, bocce courts, swimming pool, clubhouse and all the amenities an active 55+ buyer is looking for. Brook to Bay is a quick bike ride to the beach as we are less than 3 miles from Manasota Key and also downtown Englewood Dearborn Street with fantastic local shopping and dining. Unit 36 is located in a back row, the community is contracting to replace the fence behind the home at this time. This 1200+ SF home has central AC with two bedrooms, one at each end of the home offering a private split floorplan. There is a lovely screened lanai to enjoy the Florida weather and sounds of our birds singing. The laminate flooring has been replaced, the home has had a roof over and seller says AC is newer! There is a dedicated shed with a washer and dryer in the breezeway. The home will be sold fully furnished with all furnishings, linens and kitchenware as the home has been rented seasonally. Monthly maintenance fee of only $68.00 includes full use of all amenities trimming of all palm, pine and oak trees as well as lawn care.

22. 2022-05-24
    price $145,000 1255-char remark

    Show marketing remark (1255 chars)

    Welcome to Brook to Bay, one of Englewood's best kept secrets, a small resident owned cooperative community located on Forked Creek with quick access to open water! The community boasts a boat ramp, dock slips, shuffle courts, bocce courts, swimming pool, clubhouse and all the amenities an active 55+ buyer is looking for. Brook to Bay is a quick bike ride to the beach as we are less than 3 miles from Manasota Key and also downtown Englewood Dearborn Street with fantastic local shopping and dining. Unit 36 is located in a back row, the community is contracting to replace the fence behind the home at this time. This 1200+ SF home has central AC with two bedrooms, one at each end of the home offering a private split floorplan. There is a lovely screened lanai to enjoy the Florida weather and sounds of our birds singing. The laminate flooring has been replaced, the home has had a roof over and seller says AC is newer! There is a dedicated shed with a washer and dryer in the breezeway. The home will be sold fully furnished with all furnishings, linens and kitchenware as the home has been rented seasonally. Monthly maintenance fee of only $68.00 includes full use of all amenities trimming of all palm, pine and oak trees as well as lawn care.

23. 2022-05-01
    listed $149,900 Active 1255-char remark

    Show marketing remark (1255 chars)

    Welcome to Brook to Bay, one of Englewood's best kept secrets, a small resident owned cooperative community located on Forked Creek with quick access to open water! The community boasts a boat ramp, dock slips, shuffle courts, bocce courts, swimming pool, clubhouse and all the amenities an active 55+ buyer is looking for. Brook to Bay is a quick bike ride to the beach as we are less than 3 miles from Manasota Key and also downtown Englewood Dearborn Street with fantastic local shopping and dining. Unit 36 is located in a back row, the community is contracting to replace the fence behind the home at this time. This 1200+ SF home has central AC with two bedrooms, one at each end of the home offering a private split floorplan. There is a lovely screened lanai to enjoy the Florida weather and sounds of our birds singing. The laminate flooring has been replaced, the home has had a roof over and seller says AC is newer! There is a dedicated shed with a washer and dryer in the breezeway. The home will be sold fully furnished with all furnishings, linens and kitchenware as the home has been rented seasonally. Monthly maintenance fee of only $68.00 includes full use of all amenities trimming of all palm, pine and oak trees as well as lawn care.

24. 2022-04-15
    soldstatus $125,000 Closed
25. 2022-03-03
    status Pending
26. 2022-02-15
    status Active
27. 2022-02-09
    status Pending
28. 2022-02-07
    soldstatus $95,000 Closed
29. 2022-02-07
    soldstatus $75,000 Closed
30. 2022-02-01
    listed $125,000 Active
31. 2021-12-24
    status Pending
32. 2021-12-24
    historical
33. 2021-12-23
    listed $95,000
34. 2021-12-09
    listed $79,900 Active
35. 2021-12-01
    soldstatus $138,000 Closed
36. 2021-11-19
    soldstatus $125,000 Closed
37. 2021-11-05
    listed $139,900
38. 2021-11-05
    historical
39. 2021-11-02
    status Pending
40. 2021-10-27
    listed $138,000 Active
41. 2007-05-09
    soldstatus $130,000
42. 2006-11-28
    listed $145,000
43. 2006-11-28
    historical
44. 2006-09-01
    listed $156,000
45. 2006-06-25
    listed $169,900
46. 2006-06-25
    listed $169,900
47. 2006-03-29
    soldstatus $76,000
48. 2006-02-24
    soldstatus $130,000
49. 2006-02-18
    listed $90,000
50. 2005-11-23
    listed $149,900

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$204/yr (+$17/mo · 21.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 94% chance over 30 yrs
• 🔥 Wildfire 4/10 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,376
• − Mortgage interest: −$7,837
• − Property taxes: −$957
• − Insurance: −$5,818
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − Depreciation: −$4,070
• Taxable income: $5,155
• Est. tax owed @ 24.0%: −$1,237
• After-tax cash flow: $5,601/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: 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

-22.2% since first listed

38 events — show timeline

• 2026-05-26 Listed $139,900 FSBO.com
• 2026-02-10 Listing Removed — FORTMLS
• 2026-01-13 Relisted — FORTMLS
• 2026-01-08 Pending — FORTMLS
• 2025-11-22 Price Changed $74,500 FORTMLS
• 2025-09-15 Listed $79,500 FORTMLS
• 2022-07-08 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-24 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-01 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2022-04-15 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-02-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-07 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-07 Sold (MLS) $95,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-01 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-12-23 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-09 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-01 Sold (MLS) $138,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-19 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-11-05 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2021-11-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-27 Listed $138,000 Stellar MLS as Distributed by MLS Grid
• 2007-05-09 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-11-28 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2006-09-01 Listed $156,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-25 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2006-06-25 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-29 Sold (MLS) $76,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-24 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-18 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-23 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2005-10-17 Listed $179,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-0.9%/yr

Latest (2025): $957 · +13.2% YoY. Source: county tax records.