Sandpiper Plan · Englewood, FL 34224

$269,990

4 bd · 2.0 ba · 1,593 sqft · SingleFamily · 130 Days on market

Good condition Garage

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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 +5.8/10.0
• Cash flow +5.2/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Quality of Life & Affordability In Englewood, Florida. .. Englewood boasts an array of attractions that cater to both families and individuals seeking a peaceful living. For water enthusiasts, easy access to the Gulf of Mexico allows for unforgettable boating, fishing, and swimming experiences. Golf enthusiasts will delight in the abundance of top-notch golf courses, while shoppers can explore charming local boutiques and stores. If you're browsing for new homes in Englewood, Christopher Alan Homes has the perfect options for you. As leaders in new home construction in Southwest Florida, we take pride in offering homes that cater to a diverse range of preferences.

Key facts

• 2 garage spots
• Listed 129 days

🏗️ New construction. The $269,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $380,971.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-867 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (17.2% below list).
• Recommended offer: $223k (17.2% below list) — sets the bar for 1% rule.

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); 784 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,235/mo this rent would consume 47% of the median local household income ($57k/yr) (locally 17% 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 $3k of loan paydown is wiped out by about $11k 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 130 days — a 12% lower offer ($238k) 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 $223,498 (17.2% 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 130 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.59% ✗
• Cap rate: 3.56%
• Cash-on-cash: -9.76%
• DSCR: 0.57
• GRM: 14.2

CMA / ARV

• ARV (median comp): $380,971
• List price: $269,990
• Delta: -29.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10293 Rockford Ave	0.10mi	3/2.0 (-1)	1,528 (-4%)	1mo	$439,000	$287	83
10285 Rockford Ave	0.09mi	3/2.0 (-1)	1,528 (-4%)	3mo	$326,000	$213	81
10245 Deerwood Ave	0.00mi	3/2.0 (-1)	1,469 (-8%)	3mo	$298,990	$204	80
10437 Grail Ave	0.56mi	3/2.0 (-1)	1,578 (-1%)	1mo	$305,000	$193	67
10422 Reims Ave	0.35mi	3/2.0 (-1)	1,469 (-8%)	1mo	$306,000	$208	65
6312 Brookridge St	0.40mi	3/2.0 (-1)	1,469 (-8%)	2mo	$302,990	$206	61
7075 Mifflin St	0.61mi	3/2.0 (-1)	1,550 (-3%)	4mo	$326,217	$210	59
6269 Marcum St	0.73mi	3/2.0 (-1)	1,550 (-3%)	1mo	$303,990	$196	56
10075 Bentley Ave	0.70mi	3/2.0 (-1)	1,657 (+4%)	2mo	$395,000	$238	54
10253 Winstead Ave	0.46mi	3/2.0 (-1)	1,828 (+15%)	0mo	$395,000	$216	49
10461 Euston Ave	0.63mi	3/2.0 (-1)	1,796 (+13%)	2mo	$435,000	$242	42
6984 Mamouth St	0.68mi	3/2.0 (-1)	1,376 (-14%)	3mo	$335,000	$243	38

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: -37.1%
• Equity multiple: -0.16×
• Total profit: $-123,480
• Equity at exit: $56,804

10-year hold

• IRR: -76.0%
• Equity multiple: -0.91×
• Total profit: $-203,818
• Equity at exit: $32,939

Cash invested: $106,672 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 16 under contract
• Months of supply: 4.6 mo (22%/mo absorbed)
• Median asking: $339,000 ($218/sqft)
• Median days on market: 156 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +9.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 784
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$1,998
• Tax est. 1.5%: −$476 /mo · $5,715/yr
• Insurance: −$159
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-867

Break-even live

Break-even rent $3,333

Max offer price $255,490

Occupancy floor —

Sensitivity live

Price	-10% $-604	-5% $-736	+0% $-867	+5% $-999	+10% $-1,130
Rent	-10% $-1,044	-5% $-955	+0% $-867	+5% $-779	+10% $-691
Rate	-1.0pp $-675	-0.5pp $-770	base $-867	+0.5pp $-966	+1.0pp $-1,066

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: $95,243
• Closing costs: $11,429
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6320 Brookridge St Englewood, FL	3.0	2.0	1445	$5,550	$3.84	70d	1	0.37mi
10336 Pendleton Ave Englewood, FL	3.0	2.0	1162	$1,800	$1.55	70d	1	0.41mi
10136 Willmington Blvd Englewood, FL	3.0	2.0	1598	$2,000	$1.25	70d	1	0.48mi
6305 Shaw St Englewood, FL	3.0	2.0	1525	$2,100	$1.38	70d	1	0.49mi
10452 Pendleton Ave Englewood, FL	3.0	2.0	1164	$1,700	$1.46	62d	1	0.54mi
10526 Pendleton Ave Englewood, FL	3.0	2.0	1191	$1,550	$1.30	70d	1	0.65mi
9410 Tacoma Ave Unit A Englewood, FL	3.0	2.0	1062	$1,600	$1.51	62d	1	0.69mi
10123 Bay Ave Englewood, FL	3.0	2.0	2010	$2,150	$1.07	70d	1	0.80mi
7114 Sunnybrook Blvd Englewood, FL	4.0	2.0	1636	$2,297	$1.40	70d	1	0.88mi
9416 Anita Ave Englewood, FL	3.0	2.0	1162	$1,750	$1.51	62d	1	0.89mi
11138 Pendleton Ave Unit 11136 Englewood, FL	3.0	2.0	1247	$1,495	$1.20	62d	1	0.90mi
9400 New Martinsville Ave Englewood, FL	3.0	2.0	1879	$3,300	$1.76	70d	1	0.96mi
11223 Pendleton Ave Englewood, FL	3.0	3.0	1164	$1,545	$1.33	62d	1	1.06mi
11225 Pendleton Ave Englewood, FL	3.0	2.0	1164	$1,545	$1.33	62d	1	1.07mi
7152 Bougainvillea St Englewood, FL	3.0	3.0	2150	$4,500	$2.09	62d	1	1.07mi
11268 Oceanspray Blvd Englewood, FL	3.0	2.0	1702	$6,750	$3.97	70d	1	1.16mi
7160 Carlsbad Ter Englewood, FL	3.0	2.0	2061	$4,500	$2.18	70d	1	1.25mi
6460 Blueberry Dr Englewood, FL	3.0	2.0	1672	$1,800	$1.08	70d	1	1.35mi
11383 Baggot Ave Englewood, FL	3.0	2.0	1535	$2,000	$1.30	70d	1	1.36mi
6193 Seaport St Port Charlotte, FL	3.0	2.0	1613	$1,966	$1.22	62d	1	1.48mi

Property features AI

Finance

• Financial info: List price $269,990

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: Single-family plan (Sandpiper)New construction — Plan inventory

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area of 1593Plan: Sandpiper

Listing history 49 events

1. 2026-08-08
   days on market $269,990 Active 130 DOM
2. 2026-08-07
   days on market $269,990 Active 129 DOM
3. 2026-08-06
   days on market $269,990 Active 128 DOM
4. 2026-08-05
   days on market $269,990 Active 127 DOM
5. 2026-08-04
   days on market $269,990 Active 126 DOM
6. 2026-08-03
   days on market $269,990 Active 125 DOM
7. 2026-08-01
   days on market $269,990 Active 122 DOM
8. 2026-07-29
   days on market $269,990 Active 120 DOM
9. 2026-07-27
   days on market $269,990 Active 118 DOM
10. 2026-07-24
    days on market $269,990 Active 115 DOM
11. 2026-07-23
    days on market $269,990 Active 114 DOM
12. 2026-07-22
    days on market $269,990 Active 113 DOM
13. 2026-07-21
    days on market $269,990 Active 112 DOM
14. 2026-07-18
    days on market $269,990 Active 109 DOM
15. 2026-07-16
    days on market $269,990 Active 107 DOM
16. 2026-07-16
    days on market $269,990 Active 106 DOM
17. 2026-07-14
    days on market $269,990 Active 105 DOM
18. 2026-07-13
    days on market $269,990 Active 104 DOM
19. 2026-07-12
    days on market $269,990 Active 103 DOM
20. 2026-07-09
    days on market $269,990 Active 100 DOM
21. 2026-07-08
    days on market $269,990 Active 99 DOM
22. 2026-07-07
    days on market $269,990 Active 98 DOM
23. 2026-07-06
    days on market $269,990 Active 97 DOM
24. 2026-07-06
    days on market $269,990 Active 96 DOM
25. 2026-07-04
    days on market $269,990 Active 95 DOM
26. 2026-07-03
    days on market $269,990 Active 94 DOM
27. 2026-07-02
    days on market $269,990 Active 93 DOM
28. 2026-07-01
    days on market $269,990 Active 92 DOM
29. 2026-06-30
    days on market $269,990 Active 91 DOM
30. 2026-06-29
    days on market $269,990 Active 90 DOM
31. 2026-06-28
    days on market $269,990 Active 89 DOM
32. 2026-06-28
    days on market $269,990 Active 88 DOM
33. 2026-06-27
    days on market $269,990 Active 87 DOM
34. 2026-06-23
    days on market $269,990 Active 83 DOM
35. 2026-06-22
    days on market $269,990 Active 82 DOM
36. 2026-06-18
    days on market $269,990 Active 79 DOM
37. 2026-06-17
    days on market $269,990 Active 78 DOM
38. 2026-06-16
    days on market $269,990 Active 77 DOM
39. 2026-06-15
    days on market $269,990 Active 76 DOM
40. 2026-06-14
    days on market $269,990 Active 74 DOM
41. 2026-06-13
    days on market $269,990 Active 73 DOM
42. 2026-06-10
    days on market $269,990 Active 71 DOM
43. 2026-06-09
    days on market $269,990 Active 70 DOM
44. 2026-06-08
    days on market $269,990 Active 69 DOM
45. 2026-06-05
    days on market $269,990 Active 65 DOM
46. 2026-06-02
    days on market $269,990 Active 63 DOM
47. 2026-06-01
    days on market $269,990 Active 62 DOM
48. 2026-05-31
    days on market $269,990 Active 61 DOM
49. 2026-05-30
    days on market $269,990 Active 60 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 (unshaded) · 24% 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: $26,820
• − Mortgage interest: −$21,340
• − Property taxes: −$5,715
• − Insurance: −$1,905
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$11,083
• Taxable loss: −$17,514
• Est. tax savings @ 24.0%: +$4,203
• After-tax cash flow: $-6,203/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.

Condition & rehab AI · 4 photos

Good 80/100 Cosmetic rehab Est. rehab $7,965–$23,895 screening

The home appears to be in good condition with a good exterior and interior. It is ready for minor cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and attract potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Myakka River Elementary School B FL #601/2,144 Nat'l #6,111/41,679 Middle L. A. Ainger Middle School B FL #144/571 Nat'l #1,951/14,009 High Lemon Bay High School C- FL #148/667 Nat'l #4,893/17,239

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

B Composite livability gradescore 73/100

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 · 198,646 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: 17% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $269,990

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: Single-family plan (Sandpiper)New construction — Plan inventory

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area of 1593Plan: Sandpiper