2061 S Pine St · Englewood, FL 34224

$299,000

1 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 457 Days on market

Built 1952 6,900 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Cash flow +4.8/30.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

HUGE PRICE IMPROVEMENT!!! Opportunity knocks at this highly desirable located property in SAILBOAT WATERS with NO BRIDGES and just half mile to the Intracoastal Waterway and 2 miles to the open water of Gulf of America! Hidden neighborhood nestled in a nook of Cedar Park’s 115 acres, just 15 homes on the camouflaged street. PUBLIC WATER & PUBLIC SEWER. 2012 cement SEAWALL in fantastic condition, 2016 Boat LIFT. Flooded in Helene & Milton hurricanes, you can rebuild or teardown and build your Florida dream home! Plans from local builder available starting at $330,000 for 3 beds/2 baths/2 car garage including impact windows, Level 3 granite, tile flooring throughout, wood

Key facts

• 2012 cement seawall
• 2016 boat lift
• Sailboat waters

Tags

• SAILBOAT WATERS
• NO BRIDGES
• 2 MILES TO OPEN WATER
• HIDDEN NEIGHBORHOOD
• 2012 CEMENT SEAWALL
• 2016 BOAT LIFT

Property features AI

Finance

• Other: Zoning: RSF5; Lot dimensions approximately 64 x 109 (0.16 acres); Asphalt road access; Universal property ID available; Directions: Placida Road to South on S. Pine St., home on right side
• Financial info: Property taxed (tax year 2024)
• HOA & community: No HOA/association indicated; Pets allowed

Exterior

• Parking: Attached garage with 1 garage space
• Security: Lighting (exterior)
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Single family residence; Residential property; One-story; Faces southwest; Fixer condition; Homestead exempt
• Construction: Block construction; Membrane roof; Slab foundation; Built area recorded as 1,032 living area and 1,539 total building area
• Exterior features: Exterior lighting; Chain link fencing; Near marina; 60-foot saltwater canal frontage; Canal water view; Water access to saltwater canal, gulf/ocean, intracoastal waterway and marina; Boat lift

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No central cooling
• Interior features: Other interior features; Ceramic tile floors
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (68.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (48.2% below list).
• Recommended offer: $95k (68.3% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Vineland Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 579 students, 45% FRL); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% 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); 737 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 $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 457 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $71k; list at $299k implies a 321% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $94,799 (68.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 457 days. Have you received any prior offers? Is the seller open to a 68% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.52% ✗
• Cap rate: 3.37%
• Cash-on-cash: -10.45%
• DSCR: 0.53
• GRM: 16.1

CMA / ARV

• ARV (on-the-fly): $610,944
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1490 Homestead Dr	0.74mi	2/2.0 (+1)	1,014 (-2%)	5mo	$600,000	$592	50

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: -52.7%
• Equity multiple: -0.51×
• Total profit: $-126,395
• Equity at exit: $44,582

10-year hold

• IRR: —
• Equity multiple: -1.65×
• Total profit: $-221,520
• Equity at exit: $25,852

Cash invested: $83,720 (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: 737
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$260 /mo · $3,118/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-1,156

Break-even live

Break-even rent $3,011

Max offer price $94,799

Occupancy floor —

Sensitivity live

Price	-10% $-987	-5% $-1,071	+0% $-1,156	+5% $-1,241	+10% $-1,325
Rent	-10% $-1,278	-5% $-1,217	+0% $-1,156	+5% $-1,095	+10% $-1,034
Rate	-1.0pp $-1,005	-0.5pp $-1,080	base $-1,156	+0.5pp $-1,233	+1.0pp $-1,312

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	23d	1	0.52mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	23d	1	0.52mi
1960 Oregon Trl Unit 2A Englewood, FL	2.0	2.0	1360	$3,750	$2.76	23d	1	0.59mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	23d	1	0.72mi
1604 Cardinal Ln Unit 1 Englewood, FL	1.0	1.0	750	$1,300	$1.73	23d	1	0.94mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	23d	1	1.00mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	15d	1	1.03mi
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	23d	1	1.05mi
1915 Pennsylvania Ave Englewood, FL	2.0	2.0	1394	$7,500	$5.38	23d	1	1.06mi
1265 Holiday Dr Englewood, FL	2.0	2.0	1024	$11,200	$10.94	23d	1	1.35mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	23d	1	1.37mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	23d	1	1.40mi
60 Beachcomber Ln Unit B Englewood, FL	2.0	1.5	1008	$2,500	$2.48	23d	1	1.41mi
45 Wilhelm Dr Englewood, FL	2.0	2.0	1040	$7,900	$7.60	23d	1	1.43mi
1760 Gulf Blvd #601 Englewood, FL	1.0	1.0	760	$5,800	$7.63	23d	1	1.44mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	23d	1	1.50mi

Listing history 20 events

1. 2026-06-22
   days on market $299,000 Active 457 DOM
2. 2026-06-18
   days on market $299,000 Active 454 DOM
3. 2026-06-17
   days on market $299,000 Active 453 DOM
4. 2026-06-16
   days on market $299,000 Active 452 DOM
5. 2026-06-15
   days on market $299,000 Active 451 DOM
6. 2026-06-14
   days on market $299,000 Active 449 DOM
7. 2026-06-13
   days on market $299,000 Active 448 DOM
8. 2026-06-10
   days on market $299,000 Active 446 DOM
9. 2026-06-09
   days on market $299,000 Active 445 DOM
10. 2026-06-08
    days on market $299,000 Active 444 DOM
11. 2026-06-05
    days on market $299,000 Active 440 DOM
12. 2026-06-02
    days on market $299,000 Active 438 DOM
13. 2026-06-01
    days on market $299,000 Active 437 DOM
14. 2026-05-31
    days on market $299,000 Active 436 DOM
15. 2026-05-30
    days on market $299,000 Active 435 DOM
16. 2026-01-27
    price $299,000
17. 2025-11-25
    price $349,900
18. 2025-04-03
    price $399,900
19. 2025-03-22
    listed $449,000 Active
20. 1992-03-01
    soldstatus $71,000

ⓘ 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: $3,118 · $260/mo
• Projected year-2 tax: $3,118 · $260/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $18,577
• − Mortgage interest: −$16,749
• − Property taxes: −$3,118
• − Insurance: −$6,614
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$8,698
• Taxable loss: −$19,573
• Est. tax savings @ 24.0%: +$4,698
• After-tax cash flow: $-9,174/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)

No district data.

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

+321.1% since first listed

5 events — show timeline

• 2026-01-27 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-25 Price Changed $349,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-03 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-22 Listed $449,000 Stellar MLS as Distributed by MLS Grid
• 1992-03-01 Sold (Public Records) $71,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,118 · +66.9% YoY. Source: county tax records.