6304 Pennell St · Englewood, FL 34224

$329,000

4 bd · 2.0 ba · 1,806 sqft · SingleFamily · 638 Days on market

Built 2024 Est $408k · 19% under

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +11.9/30.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Open concept kitchen
• 2 garage spots
• Built 2024

Tags

• OPEN CONCEPT KITCHEN
• ENERGY-SMART FEATURES

Property features AI

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family property; Living area approximately 1806
• Exterior features: Property located at 6304 Pennell St, Englewood, FL 34224

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec-built Royal plan

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (15.8% below list).
• Recommended offer: $277k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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); 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; 7 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).
• At $2,771/mo this rent would consume 58% of the median local household income ($57k/yr) (locally 329% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 638 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,098 (15.8% 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 638 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.84% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $408,156
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6312 Pennell St	0.02mi	3/2.0 (-1)	1,637 (-9%)	6mo	$349,897	$214	74
9302 Gulfstream Blvd	0.71mi	3/2.0 (-1)	1,690 (-6%)	5mo	$395,000	$234	48
9363 Steubenville Ave	0.58mi	3/2.0 (-1)	1,985 (+10%)	6mo	$475,000	$239	47
7027 Mineola Rd	0.64mi	3/2.0 (-1)	1,632 (-10%)	14mo	$449,000	$275	37
6392 Grayson St	0.58mi	3/2.0 (-1)	1,550 (-14%)	12mo	$295,000	$190	34
9341 Boca Grande Ave	0.52mi	3/2.0 (-1)	1,564 (-13%)	20mo	$350,000	$224	32
7028 Denmark St	0.67mi	3/2.0 (-1)	1,619 (-10%)	19mo	$366,000	$226	31
7062 Spinnaker Blvd	0.71mi	3/2.0 (-1)	2,057 (+14%)	18mo	$340,000	$165	24

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: -21.5%
• Equity multiple: 0.28×
• Total profit: $-66,777
• Equity at exit: $49,055

10-year hold

• IRR: -24.5%
• Equity multiple: -0.05×
• Total profit: $-96,298
• Equity at exit: $28,446

Cash invested: $92,120 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,771 high
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-85

Break-even live

Break-even rent $2,878

Max offer price $316,762

Occupancy floor 98%

Sensitivity live

Price	-10% $143	-5% $29	+0% $-85	+5% $-198	+10% $-312
Rent	-10% $-303	-5% $-194	+0% $-85	+5% $25	+10% $134
Rate	-1.0pp $81	-0.5pp $-1	base $-85	+0.5pp $-170	+1.0pp $-257

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6320 Brookridge St Englewood, FL	3.0	2.0	1445	$5,550	$3.84	22d	1	0.44mi
10136 Willmington Blvd Englewood, FL	3.0	2.0	1598	$2,000	$1.25	22d	1	0.70mi
9400 New Martinsville Ave Englewood, FL	3.0	2.0	1879	$3,300	$1.76	22d	1	0.72mi
7160 Carlsbad Ter Englewood, FL	3.0	2.0	2061	$4,500	$2.18	22d	1	0.83mi
10123 Bay Ave Englewood, FL	3.0	2.0	2010	$2,150	$1.07	22d	1	1.02mi
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	22d	1	1.13mi
6305 Shaw St Englewood, FL	3.0	2.0	1525	$2,100	$1.38	22d	1	1.29mi

Listing history 15 events

1. 2026-06-22
   days on market $329,000 Active 638 DOM
2. 2026-06-18
   days on market $329,000 Active 635 DOM
3. 2026-06-17
   days on market $329,000 Active 634 DOM
4. 2026-06-16
   days on market $329,000 Active 633 DOM
5. 2026-06-15
   days on market $329,000 Active 632 DOM
6. 2026-06-14
   days on market $329,000 Active 630 DOM
7. 2026-06-13
   days on market $329,000 Active 629 DOM
8. 2026-06-10
   days on market $329,000 Active 627 DOM
9. 2026-06-09
   days on market $329,000 Active 626 DOM
10. 2026-06-08
    days on market $329,000 Active 625 DOM
11. 2026-06-05
    days on market $329,000 Active 621 DOM
12. 2026-06-02
    days on market $329,000 Active 619 DOM
13. 2026-06-01
    days on market $329,000 Active 618 DOM
14. 2026-05-31
    days on market $329,000 Active 617 DOM
15. 2026-05-30
    days on market $329,000 Active 616 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 26% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $33,252
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,660
• − Management: −$2,660
• − Depreciation: −$9,571
• Taxable loss: −$6,649
• Est. tax savings @ 24.0%: +$1,596
• After-tax cash flow: $581/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

• 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