118 Pine Hollow Dr #118 · Englewood, FL 34223

$190,000

2 bd · 2.0 ba · 1,112 sqft · Condo public records · 13 Days on market

Built 1989 $530/mo HOA · 18% 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 +25.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• 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

JUST A SHORT WALK TO DEARBORN ST. 2 BEDROOM 2 BATH 2ND FLOOR TURN KEY FURNISHED CONDO IN PINE HOLLOW. RECENT UPGRADES INCLUDE NEW KITCHEN CABINETS GRANITE AND FAUCETT. UNIT HAS NEW WATER HEATER AND NEWER AC UNIT. LANIA OVERLOOKS LAKE. MINUTES TO BEACH. THERE ARE STILL A FEW PERSONAL ITEMS THAT NEED TO BE REMOVED. PLEASE USE AS-IS CONTRACT

Key facts

• Gated community
• Scenic pond
• Newer a c system

Tags

• TOP FLOOR CONDO
• SCENIC POND
• GATED COMMUNITY
• MAINTENANCE FREE LIVING
• NEWER A C SYSTEM
• NEWER CARPETING

Property features AI

Finance

• Other: Turnkey furnished; Directions: From South Indiana Ave & Dearborn St in Englewood, drive east on Dearborn, turn right onto Pine Hollow Dr to 118 Pine Hollow Dr
• Financial info: Total annual fees listed as $6,370 (monthly equivalent $530.83); Lease restrictions apply
• HOA & community: Pine Hollow Association (monthly condo fee $490); HOA covers common area taxes, pool, reserves, insurance, structure & grounds maintenance, management, pest control, private road, recreational facilities, sewer and water; Association amenities: gated community, maintenance, pool, recreation facilities; Buyer/association approval required; Community features: community mailbox, deed restrictions, golf carts allowed, special community restrictions; Pets allowed (max 20 lbs)

Exterior

• Parking: Assigned parking; Covered parking; Guest parking; 1-car carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/High-speed internet available
• Home design: Condominium; 2 total stories; Unit on 2nd floor; Northeast facing; On waterfront with pond view (26 ft frontage)
• Construction: Block and stucco construction; Tile roof; Slab foundation; Built with storage structure
• Exterior features: Covered patio/porch; Rear porch; Screened porch; Patio; Porch; Balcony; Exterior lighting; Storage; Mature landscaping and trees; Near golf course; Near marina; Paved, private maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Solid surface counters; Solid wood cabinets; Split bedroom layout; Stone counters; Thermostat; Walk-in closet(s); Wet bar; Window treatments (blinds, drapes)
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $28 ($338/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Cap rate 9.2% 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.
• Zoned schools: Englewood Elementary School (math 65% / reading 66%, grade B+, #500 of 2,144 statewide, top 24%, 587 students, 52% FRL).
• Market conditions: Rents rising fast (+9.0%/yr); 720 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $2,879/mo this rent would consume 45% of the median local household income ($76k/yr) (locally 290% 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 $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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.
• Current owner paid $107k; list at $190k implies a 78% gain — meaningful room to come down on a strong offer.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000

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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.26%
• DSCR: 1.46
• GRM: 5.5

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: -6.2%
• Equity multiple: 0.75×
• Total profit: $-13,159
• Equity at exit: $28,330

10-year hold

• IRR: 11.1%
• Equity multiple: 2.18×
• Total profit: $62,618
• Equity at exit: $16,428

Cash invested: $53,200 (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: 720
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,879 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$214 /mo · $2,573/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$530
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $28

Break-even live

Break-even rent $2,844

Max offer price $190,000

Occupancy floor 94%

Sensitivity live

Price	-10% $136	-5% $82	+0% $28	+5% $-26	+10% $-79
Rent	-10% $-199	-5% $-86	+0% $28	+5% $142	+10% $256
Rate	-1.0pp $124	-0.5pp $77	base $28	+0.5pp $-21	+1.0pp $-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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	22d	1	1.35mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	22d	1	1.46mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	22d	1	1.47mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	22d	1	1.48mi

HOA detail condo

• Monthly dues: $530 · $6,360/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-21
   days on market $190,000 Active 13 DOM
2. 2026-06-18
   days on market $190,000 Active 10 DOM
3. 2026-06-17
   days on market $190,000 Active 9 DOM
4. 2026-06-16
   days on market $190,000 Active 8 DOM
5. 2026-06-15
   days on market $190,000 Active 7 DOM
6. 2026-06-13
   days on market $190,000 Active 5 DOM
7. 2026-06-13
   days on market $190,000 Active 4 DOM
8. 2026-06-10
   days on market $190,000 Active 2 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    listed $190,000 Active 1 DOM

ⓘ 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: $2,573 · $214/mo
• Projected year-2 tax: $2,573 · $214/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 7/10 Severe FEMA zone AE · 74% 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: $34,553
• − Mortgage interest: −$10,643
• − Property taxes: −$2,573
• − Insurance: −$6,068
• − Repairs & maintenance: −$2,764
• − Management: −$2,764
• − HOA: −$6,360
• − Depreciation: −$5,527
• Taxable loss: −$2,148
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $854/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

+211.5% since first listed

7 events — show timeline

• 2026-06-08 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-19 Sold (Public Records) $107,000 Public Records
• 2014-05-15 Sold (MLS) $107,000 Stellar MLS as Distributed by MLS Grid
• 2014-04-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2012-04-03 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2001-10-24 Sold (Public Records) $87,900 Public Records
• 1992-12-31 Sold (Public Records) $61,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,573 · -0.1% YoY. Source: county tax records.