105 Sylvania Ave · Englewood, FL 34223

$240,000

3 bd · 2.0 ba · 1,434 sqft · SingleFamily public records · 150 Days on market

Built 1973 9,700 sqft lot $167/sqft · 18% below area Est $294k · 18% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Perfectly located just a few blocks from Historic Dearborn Street, home to charming shops, local dining, year-round festivals, the farmers market, and vibrant community events. This updated three-bedroom home features a newer roof and windows and sits on a desirable corner lot. Enjoy the peace of mind of an X flood zone, all while being just minutes from Englewood’s beautiful beaches, waterways, and recreational facilities. Embrace the Southwest Florida tropical lifestyle, with easy access to boating, beaches, golf courses, walking trails, and outstanding natural resources. Conveniently located for quick drives to Venice, Sarasota, Port Charlotte, and Punta Gorda, making this home ideal for both full-time living and seasonal enjoyment.

Key facts

• Newer roof
• Golf courses
• Newer windows

Tags

• UPDATED HOME
• NEWER ROOF
• NEWER WINDOWS
• CORNER LOT
• BOATING ACCESS
• GOLF COURSES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.
• Market conditions: Rents rising fast (+9.0%/yr); 717 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $3,109/mo this rent would consume 49% 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 $2k of loan paydown is wiped out by about $7k 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 $67k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; list at $240k implies a 147% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.30% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.97%
• DSCR: 1.71
• GRM: 6.4

CMA / ARV

• ARV (median comp): $294,040
• List price: $240,000
• Delta: -18.38%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $7,591
• Equity at exit: $35,785

10-year hold

• IRR: 17.2%
• Equity multiple: 2.80×
• Total profit: $120,771
• Equity at exit: $20,751

Cash invested: $67,200 (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: 717
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,109 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$203 /mo · $2,433/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $468

Break-even live

Break-even rent $2,516

Max offer price $240,000

Occupancy floor 80%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	20d	1	1.26mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	20d	1	1.34mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	20d	1	1.37mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	20d	1	1.38mi
1501 Helene Ave Englewood, FL	3.0	2.0	1608	$3,200	$1.99	13d	1	1.40mi

Listing history 46 events

1. 2026-06-18
   days on market $240,000 Active 150 DOM
2. 2026-06-17
   days on market $240,000 Active 149 DOM
3. 2026-06-16
   days on market $240,000 Active 148 DOM
4. 2026-06-15
   days on market $240,000 Active 147 DOM
5. 2026-06-13
   days on market $240,000 Active 145 DOM
6. 2026-06-13
   days on market $240,000 Active 144 DOM
7. 2026-06-10
   days on market $240,000 Active 142 DOM
8. 2026-06-09
   days on market $240,000 Active 141 DOM
9. 2026-06-08
   days on market $240,000 Active 140 DOM
10. 2026-06-08
    days on market $240,000 Active 139 DOM
11. 2026-06-05
    days on market $240,000 Active 136 DOM
12. 2026-06-03
    days on market $240,000 Active 135 DOM
13. 2026-06-02
    days on market $240,000 Active 134 DOM
14. 2026-06-01
    days on market $240,000 Active 133 DOM
15. 2026-05-31
    days on market $240,000 Active 132 DOM
16. 2026-05-04
    status Active 751-char remark

    Show marketing remark (751 chars)

    Perfectly located just a few blocks from Historic Dearborn Street, home to charming shops, local dining, year-round festivals, the farmers market, and vibrant community events. This updated three-bedroom home features a newer roof and windows and sits on a desirable corner lot. Enjoy the peace of mind of an X flood zone, all while being just minutes from Englewood’s beautiful beaches, waterways, and recreational facilities. Embrace the Southwest Florida tropical lifestyle, with easy access to boating, beaches, golf courses, walking trails, and outstanding natural resources. Conveniently located for quick drives to Venice, Sarasota, Port Charlotte, and Punta Gorda, making this home ideal for both full-time living and seasonal enjoyment.

17. 2026-04-30
    historical 751-char remark

    Show marketing remark (751 chars)

    Perfectly located just a few blocks from Historic Dearborn Street, home to charming shops, local dining, year-round festivals, the farmers market, and vibrant community events. This updated three-bedroom home features a newer roof and windows and sits on a desirable corner lot. Enjoy the peace of mind of an X flood zone, all while being just minutes from Englewood’s beautiful beaches, waterways, and recreational facilities. Embrace the Southwest Florida tropical lifestyle, with easy access to boating, beaches, golf courses, walking trails, and outstanding natural resources. Conveniently located for quick drives to Venice, Sarasota, Port Charlotte, and Punta Gorda, making this home ideal for both full-time living and seasonal enjoyment.

18. 2026-01-15
    listed $269,900 Active 751-char remark

    Show marketing remark (751 chars)

    Perfectly located just a few blocks from Historic Dearborn Street, home to charming shops, local dining, year-round festivals, the farmers market, and vibrant community events. This updated three-bedroom home features a newer roof and windows and sits on a desirable corner lot. Enjoy the peace of mind of an X flood zone, all while being just minutes from Englewood’s beautiful beaches, waterways, and recreational facilities. Embrace the Southwest Florida tropical lifestyle, with easy access to boating, beaches, golf courses, walking trails, and outstanding natural resources. Conveniently located for quick drives to Venice, Sarasota, Port Charlotte, and Punta Gorda, making this home ideal for both full-time living and seasonal enjoyment.

19. 2025-05-09
    historical
20. 2025-04-09
    price $319,900
21. 2025-03-14
    price $335,000
22. 2025-02-15
    price $350,000
23. 2025-01-02
    price $360,000
24. 2024-11-22
    price $375,000
25. 2024-11-11
    listed $385,000 Active
26. 2024-02-12
    listed $219,990 Active
27. 2017-01-31
    soldstatus $97,000 Sold
28. 2017-01-31
    soldstatus $97,000
29. 2016-11-16
    status Pending
30. 2016-10-21
    status Active
31. 2016-10-10
    historical Contingent - Inspections
32. 2016-10-08
    status Pending
33. 2016-08-11
    status Active
34. 2016-08-05
    historical Contingent - Inspections
35. 2016-08-02
    listed $110,000 Active
36. 2014-08-13
    historical
37. 2014-03-20
    price $96,900
38. 2014-02-12
    listed $99,990 Active
39. 2009-10-15
    listed $89,900
40. 2008-08-11
    listed $99,000
41. 2007-07-10
    listed $129,000
42. 2006-10-11
    listed $148,000
43. 2006-10-11
    historical
44. 2006-07-06
    listed $169,900
45. 2006-05-05
    soldstatus $110,000
46. 1985-05-01
    soldstatus $25,900

ⓘ 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: $2,433 · $203/mo
• Projected year-2 tax: $2,433 · $203/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 2/10 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: $37,303
• − Mortgage interest: −$13,444
• − Property taxes: −$2,433
• − Insurance: −$6,319
• − Repairs & maintenance: −$2,984
• − Management: −$2,984
• − Depreciation: −$6,982
• Taxable income: $2,158
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $5,097/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

+942.1% since first listed

31 events — show timeline

• 2026-05-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-09 Price Changed $319,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-14 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-15 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-02 Price Changed $360,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-22 Price Changed $375,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-11 Listed $385,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-12 Listed $219,990 Stellar MLS as Distributed by MLS Grid
• 2017-01-31 Sold (Public Records) $97,000 Public Records
• 2017-01-31 Sold (MLS) $97,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-10-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-10-10 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-10-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-08-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-08-05 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-08-02 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-03-20 Price Changed $96,900 Stellar MLS as Distributed by MLS Grid
• 2014-02-12 Listed $99,990 Stellar MLS as Distributed by MLS Grid
• 2009-10-15 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2008-08-11 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2007-07-10 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-10-11 Listed $148,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-06 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2006-05-05 Sold (Public Records) $110,000 Public Records
• 1985-05-01 Sold (Public Records) $25,900 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,433 · -0.7% YoY. Source: county tax records.