6161 Oriole Blvd · Englewood, FL 34224

$114,900

2 bd · 2.0 ba · 920 sqft · Manufactured public records · 93 Days on market

Built 1985 7,506 sqft lot $25/mo HOA · 2% of rent

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• 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

Lovingly maintained home in very popular Lemon Bay Isles. Home has new flooring throughout. Freshly painted inside and out, New sinks and faucets in both bathrooms and kitchen. New hot water heater. Both bedrooms have a walk in closet. Master bath has a shower only. Guest bath has a huge linen and storage closet. You will love this extra storage. Florida room with vinyl windows offers additional living space. Dining room has a bay window, making the space feel much bigger. In addition to the Florida room, enjoy your screened lanai. This home is a must see. Membership to the Edgewater Club is 200.00/yr and it is a very active club. Lemon Bay Isles is close to beaches, shopping, dining and golf courses. Being offered partially furnished.

Key facts

• Granite countertops
• Garden shed
• Impact windows

Tags

• DOUBLEWIDE MANUFACTURED HOME
• IMPACT WINDOWS
• GRANITE COUNTERTOPS
• ENCLOSED LANAI
• GARDEN SHED
• EDGEWATER CLUB AMENITIES

Property features AI

Finance

• Other: Total monthly fees listed as $25 and total annual fees $300
• Financial info: Lease restrictions apply
• HOA & community: Lemon Bay Isles association (buyer approval required); Association amenities: clubhouse, pool, tennis courts, pickleball courts, shuffleboard; Association fee $50 annually; Monthly HOA amount approximately $4.17; Association fees cover common area taxes, pool and recreational facilities; Community features include deed restrictions, association recreation (owned), golf carts allowed, senior community; Pets allowed

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available
• Home design: Manufactured home (double wide); One story; Faces northeast; Homestead exempt
• Construction: Metal frame, vinyl and wood siding; Membrane, metal and shingle roof; Crawlspace foundation; Built by Homes of Merit
• Exterior features: Private mailbox; Cleared lot; Paved lot access; Shed(s); Storage; Workshop

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Built-in features; Cathedral ceilings; Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Stone countertops; Walk-in closet(s); Florida room
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $794 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.44% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.16%
• DSCR: 1.81
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.24×
• Total profit: $7,594
• Equity at exit: $17,132

10-year hold

• IRR: 12.7%
• Equity multiple: 1.87×
• Total profit: $28,002
• Equity at exit: $9,934

Cash invested: $32,172 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$603
• Tax from tax record: −$142 /mo · $1,708/yr
• Insurance: −$48
• HOA: −$25
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $487

Break-even live

Break-even rent $1,035

Max offer price $114,900

Occupancy floor 66%

Sensitivity live

Price	-10% $552	-5% $519	+0% $487	+5% $454	+10% $422
Rent	-10% $356	-5% $422	+0% $487	+5% $552	+10% $617
Rate	-1.0pp $545	-0.5pp $516	base $487	+0.5pp $457	+1.0pp $427

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	22d	1	0.87mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	14d	1	0.92mi
9312 Anita Ave Unit B Englewood, FL	2.0	1.0	972	$1,600	$1.65	22d	1	0.94mi
1604 Cardinal Ln Unit 1 Englewood, FL	1.0	1.0	750	$1,300	$1.73	22d	1	0.99mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	22d	1	1.10mi
9410 Tacoma Ave Unit A Englewood, FL	3.0	2.0	1062	$1,600	$1.51	14d	1	1.18mi
9490 Tacoma Ave Unit B Englewood, FL	2.0	1.0	742	$1,349	$1.82	22d	1	1.32mi
9490 Tacoma Ave Unit A Englewood, FL	2.0	1.0	742	$1,395	$1.88	22d	1	1.32mi
9372 San Bernandino Ave Englewood, FL	2.0	2.0	1020	$4,666	$4.57	22d	1	1.39mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: water

Listing history 33 events

1. 2026-06-19
   status $114,900 Pending 93 DOM
2. 2026-06-18
   days on market $114,900 Active 93 DOM
3. 2026-06-17
   days on market $114,900 Active 92 DOM
4. 2026-06-16
   days on market $114,900 Active 91 DOM
5. 2026-06-15
   days on market $114,900 Active 90 DOM
6. 2026-06-14
   days on market $114,900 Active 88 DOM
7. 2026-06-13
   days on market $114,900 Active 87 DOM
8. 2026-06-10
   days on market $114,900 Active 85 DOM
9. 2026-06-09
   days on market $114,900 Active 84 DOM
10. 2026-06-08
    days on market $114,900 Active 83 DOM
11. 2026-06-07
    days on market $114,900 Active 82 DOM
12. 2026-06-05
    days on market $114,900 Active 79 DOM
13. 2026-06-03
    days on market $114,900 Active 78 DOM
14. 2026-06-02
    days on market $114,900 Active 77 DOM
15. 2026-06-01
    days on market $114,900 Active 76 DOM
16. 2026-05-31
    days on market $114,900 Active 75 DOM
17. 2026-05-30
    days on market $114,900 Active 74 DOM
18. 2026-05-19
    price $114,900
19. 2026-04-15
    price $119,900
20. 2026-03-17
    listed $129,900 Active
21. 2018-10-30
    soldstatus $120,000
22. 2018-10-24
    soldstatus $120,000 Sold 748-char remark

    Show marketing remark (748 chars)

    Lovingly maintained home in very popular Lemon Bay Isles. Home has new flooring throughout. Freshly painted inside and out, New sinks and faucets in both bathrooms and kitchen. New hot water heater. Both bedrooms have a walk in closet. Master bath has a shower only. Guest bath has a huge linen and storage closet. You will love this extra storage. Florida room with vinyl windows offers additional living space. Dining room has a bay window, making the space feel much bigger. In addition to the Florida room, enjoy your screened lanai. This home is a must see. Membership to the Edgewater Club is 200.00/yr and it is a very active club. Lemon Bay Isles is close to beaches, shopping, dining and golf courses. Being offered partially furnished.

23. 2018-09-06
    status Pending 748-char remark

    Show marketing remark (748 chars)

    Lovingly maintained home in very popular Lemon Bay Isles. Home has new flooring throughout. Freshly painted inside and out, New sinks and faucets in both bathrooms and kitchen. New hot water heater. Both bedrooms have a walk in closet. Master bath has a shower only. Guest bath has a huge linen and storage closet. You will love this extra storage. Florida room with vinyl windows offers additional living space. Dining room has a bay window, making the space feel much bigger. In addition to the Florida room, enjoy your screened lanai. This home is a must see. Membership to the Edgewater Club is 200.00/yr and it is a very active club. Lemon Bay Isles is close to beaches, shopping, dining and golf courses. Being offered partially furnished.

24. 2018-05-16
    listed $124,900 Active 748-char remark

    Show marketing remark (748 chars)

    Lovingly maintained home in very popular Lemon Bay Isles. Home has new flooring throughout. Freshly painted inside and out, New sinks and faucets in both bathrooms and kitchen. New hot water heater. Both bedrooms have a walk in closet. Master bath has a shower only. Guest bath has a huge linen and storage closet. You will love this extra storage. Florida room with vinyl windows offers additional living space. Dining room has a bay window, making the space feel much bigger. In addition to the Florida room, enjoy your screened lanai. This home is a must see. Membership to the Edgewater Club is 200.00/yr and it is a very active club. Lemon Bay Isles is close to beaches, shopping, dining and golf courses. Being offered partially furnished.

25. 2014-03-26
    soldstatus $78,000
26. 2014-03-25
    soldstatus $78,000 Sold 491-char remark

    Show marketing remark (491 chars)

    This home is the BEST VALUE in Lemon Bay Isles!! And you own the land under the home. When you purchase a home in the Isles you become a member of The Edgewater Club ($200/year). The Club has a huge pool and community room. There are 8 shuffleboard courts and two tennis courts. A place to practice putting and a large open park area where you can fish in the pond. The home is neat clean and PARTIALLY FURNISHED. The super effeciant 12 seer A/C was installed in 2009. Don't miss this one !

27. 2014-02-07
    listed $83,000 Active 491-char remark

    Show marketing remark (491 chars)

    This home is the BEST VALUE in Lemon Bay Isles!! And you own the land under the home. When you purchase a home in the Isles you become a member of The Edgewater Club ($200/year). The Club has a huge pool and community room. There are 8 shuffleboard courts and two tennis courts. A place to practice putting and a large open park area where you can fish in the pond. The home is neat clean and PARTIALLY FURNISHED. The super effeciant 12 seer A/C was installed in 2009. Don't miss this one !

28. 2007-11-13
    soldstatus $79,000
29. 2007-10-30
    soldstatus $79,000
30. 2007-01-15
    listed $85,000
31. 2006-12-29
    historical
32. 2006-07-21
    listed $95,000
33. 1987-07-01
    soldstatus $54,000

ⓘ 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: $1,708 · $142/mo
• Projected year-2 tax: $1,708 · $142/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) · 56% 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: $19,818
• − Mortgage interest: −$6,436
• − Property taxes: −$1,708
• − Insurance: −$574
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − HOA: −$300
• − Depreciation: −$3,343
• Taxable income: $4,286
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $4,815/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

+112.8% since first listed

16 events — show timeline

• 2026-05-19 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2018-10-30 Sold (Public Records) $120,000 Public Records
• 2018-10-24 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-05-16 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2014-03-26 Sold (Public Records) $78,000 Public Records
• 2014-03-25 Sold (MLS) $78,000 Stellar MLS as Distributed by MLS Grid
• 2014-02-07 Listed $83,000 Stellar MLS as Distributed by MLS Grid
• 2007-11-13 Sold (Public Records) $79,000 Public Records
• 2007-10-30 Sold (MLS) $79,000 Stellar MLS as Distributed by MLS Grid
• 2007-01-15 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2006-12-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-07-21 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 1987-07-01 Sold (Public Records) $54,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,708 · +69.5% YoY. Source: county tax records.