2465 Heron Dr · Englewood, FL 34224

$110,000

2 bd · 1.0 ba · 690 sqft · Manufactured public records · 51 Days on market

Built 1972 7,799 sqft lot Est $89k · 24% over $9/mo HOA · 1% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

New in 2020 kitchen cabinets, granite counters, stove, dishwasher, microwave, paint and most flooring. New 2016 roof, new 2015 AC. Other upgrades electrical panel, age unknown. AC ducts being replace November 2021. This home is mostly furnished. King bed not staying. Everything else you see stays. Washer and dryer room off rear of home. Bonus room fully enclosed. Huge lani fully screened or can be used as car port. Huge shed with ramp, has power and will fit your golf cart. This is really close to a turn key property, just add one bed and kitchen plates, glasses pans etc. You OWN THE LAND in this park. This is a great community close to beaches, shopping resteraunts, music, etc. Available just in time for the best seasons. Listing agent is the owner of the property.

Key facts

• Clubhouse access
• Boat launch
• Nice canal

Tags

• UPDATED MANUFACTURED HOME
• CLUBHOUSE ACCESS
• BOAT LAUNCH
• NICE CANAL
• INTERCOASTAL WATERWAY

Property features AI

Finance

• Other: Unfurnished; Living area about 690 square feet; Universal property ID available
• Financial info: Lease restrictions apply
• HOA & community: Manatee Cove of Englewood HOA (optional membership); HOA fee $110 annually (about $9.17/month); Community clubhouse; Pickleball courts; Senior community; Cats and dogs allowed

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer available; Cable available
• Home design: Mobile home (double wide); One story; North-facing
• Construction: Vinyl siding with frame construction; Metal roof; Crawlspace foundation; Built on a 0.18-acre lot
• Exterior features: Enclosed patio/porch; Private mailbox; Sliding doors; Cleared lot; Asphalt road access; Publicly maintained road

Interior

• Kitchen: Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Blinds and drapes; Enclosed Florida room
• Laundry & utility: Washer hookup; Electric dryer hookup; Outside laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $68 ($821/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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.
• 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.
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 33% 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 $761 of loan paydown is wiped out by about $3k 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 51 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.43% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.29%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $89,010
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
755 Baja Viejo	0.41mi	2/1.0	672 (-3%)	3mo	$67,500	$100	74
1475 Flamingo Dr #70	0.26mi	1/1.0 (-1)	653 (-5%)	13mo	$84,000	$129	64
1128 Seahorse Ln	0.71mi	2/2.0	684 (-1%)	5mo	$175,000	$256	57

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: -17.0%
• Equity multiple: 0.42×
• Total profit: $-17,803
• Equity at exit: $16,401

10-year hold

• IRR: -21.0%
• Equity multiple: 0.14×
• Total profit: $-26,595
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$118 /mo · $1,413/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$9
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $68

Break-even live

Break-even rent $1,489

Max offer price $110,000

Occupancy floor 91%

Sensitivity live

Price	-10% $131	-5% $100	+0% $68	+5% $37	+10% $6
Rent	-10% $-56	-5% $6	+0% $68	+5% $131	+10% $193
Rate	-1.0pp $124	-0.5pp $96	base $68	+0.5pp $40	+1.0pp $11

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1604 Cardinal Ln Unit 1 Englewood, FL	1.0	1.0	750	$1,300	$1.73	22d	1	0.30mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	22d	1	1.36mi

HOA detail

• Monthly dues: $9 · $108/yr
• Likely covers: electric

Listing history 38 events

1. 2026-06-18
   days on market $110,000 Active 51 DOM
2. 2026-06-17
   days on market $110,000 Active 50 DOM
3. 2026-06-16
   days on market $110,000 Active 49 DOM
4. 2026-06-15
   days on market $110,000 Active 48 DOM
5. 2026-06-14
   days on market $110,000 Active 46 DOM
6. 2026-06-13
   pricedays on market $110,000 Active 45 DOM
7. 2026-06-10
   days on market $120,000 Active 43 DOM
8. 2026-06-09
   days on market $120,000 Active 42 DOM
9. 2026-06-08
   days on market $120,000 Active 41 DOM
10. 2026-06-07
    days on market $120,000 Active 40 DOM
11. 2026-06-05
    days on market $120,000 Active 37 DOM
12. 2026-06-03
    days on market $120,000 Active 36 DOM
13. 2026-06-02
    days on market $120,000 Active 35 DOM
14. 2026-06-01
    days on market $120,000 Active 34 DOM
15. 2026-05-31
    days on market $120,000 Active 33 DOM
16. 2026-05-30
    days on market $120,000 Active 32 DOM
17. 2026-04-28
    listed $120,000 Active
18. 2026-02-03
    historical
19. 2026-01-14
    price $120,000
20. 2025-11-20
    price $125,000
21. 2025-10-10
    price $135,000
22. 2025-09-08
    status Active
23. 2025-09-03
    historical
24. 2025-07-31
    price $147,400
25. 2025-05-29
    price $149,900
26. 2025-04-01
    price $153,000
27. 2025-03-06
    listed $157,500 Active
28. 2022-02-17
    soldstatus $152,500
29. 2022-01-19
    soldstatus $152,500 Closed 777-char remark

    Show marketing remark (777 chars)

    New in 2020 kitchen cabinets, granite counters, stove, dishwasher, microwave, paint and most flooring. New 2016 roof, new 2015 AC. Other upgrades electrical panel, age unknown. AC ducts being replace November 2021. This home is mostly furnished. King bed not staying. Everything else you see stays. Washer and dryer room off rear of home. Bonus room fully enclosed. Huge lani fully screened or can be used as car port. Huge shed with ramp, has power and will fit your golf cart. This is really close to a turn key property, just add one bed and kitchen plates, glasses pans etc. You OWN THE LAND in this park. This is a great community close to beaches, shopping resteraunts, music, etc. Available just in time for the best seasons. Listing agent is the owner of the property.

30. 2021-11-19
    status Pending 777-char remark

    Show marketing remark (777 chars)

    New in 2020 kitchen cabinets, granite counters, stove, dishwasher, microwave, paint and most flooring. New 2016 roof, new 2015 AC. Other upgrades electrical panel, age unknown. AC ducts being replace November 2021. This home is mostly furnished. King bed not staying. Everything else you see stays. Washer and dryer room off rear of home. Bonus room fully enclosed. Huge lani fully screened or can be used as car port. Huge shed with ramp, has power and will fit your golf cart. This is really close to a turn key property, just add one bed and kitchen plates, glasses pans etc. You OWN THE LAND in this park. This is a great community close to beaches, shopping resteraunts, music, etc. Available just in time for the best seasons. Listing agent is the owner of the property.

31. 2021-11-16
    price $159,000 777-char remark

    Show marketing remark (777 chars)

    New in 2020 kitchen cabinets, granite counters, stove, dishwasher, microwave, paint and most flooring. New 2016 roof, new 2015 AC. Other upgrades electrical panel, age unknown. AC ducts being replace November 2021. This home is mostly furnished. King bed not staying. Everything else you see stays. Washer and dryer room off rear of home. Bonus room fully enclosed. Huge lani fully screened or can be used as car port. Huge shed with ramp, has power and will fit your golf cart. This is really close to a turn key property, just add one bed and kitchen plates, glasses pans etc. You OWN THE LAND in this park. This is a great community close to beaches, shopping resteraunts, music, etc. Available just in time for the best seasons. Listing agent is the owner of the property.

32. 2021-11-05
    listed $169,000 Active 777-char remark

    Show marketing remark (777 chars)

    New in 2020 kitchen cabinets, granite counters, stove, dishwasher, microwave, paint and most flooring. New 2016 roof, new 2015 AC. Other upgrades electrical panel, age unknown. AC ducts being replace November 2021. This home is mostly furnished. King bed not staying. Everything else you see stays. Washer and dryer room off rear of home. Bonus room fully enclosed. Huge lani fully screened or can be used as car port. Huge shed with ramp, has power and will fit your golf cart. This is really close to a turn key property, just add one bed and kitchen plates, glasses pans etc. You OWN THE LAND in this park. This is a great community close to beaches, shopping resteraunts, music, etc. Available just in time for the best seasons. Listing agent is the owner of the property.

33. 2021-01-12
    soldstatus $92,500 Sold
34. 2021-01-12
    soldstatus $92,500
35. 2020-12-27
    status Pending
36. 2020-12-23
    status Active
37. 2020-12-20
    status Pending
38. 2020-12-14
    listed $99,900 Active

ⓘ 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: $1,413 · $118/mo
• Projected year-2 tax: $1,413 · $118/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 AE · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $18,903
• − Mortgage interest: −$6,162
• − Property taxes: −$1,413
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − HOA: −$108
• − Depreciation: −$3,200
• Taxable loss: −$673
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $983/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

+20.1% since first listed

22 events — show timeline

• 2026-04-28 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $147,400 Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-01 Price Changed $153,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-06 Listed $157,500 Stellar MLS as Distributed by MLS Grid
• 2022-02-17 Sold (Public Records) $152,500 Public Records
• 2022-01-19 Sold (MLS) $152,500 Stellar MLS as Distributed by MLS Grid
• 2021-11-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-16 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-05 Listed $169,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-12 Sold (Public Records) $92,500 Public Records
• 2021-01-12 Sold (MLS) $92,500 Stellar MLS as Distributed by MLS Grid
• 2020-12-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-12-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-12-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-12-14 Listed $99,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.6%/yr

Latest (2025): $1,413 · +47.6% YoY. Source: county tax records.