727 Butterfield Cir · Englewood, FL 34223

$210,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 68 Days on market

Built 1983 6,207 sqft lot $226/mo HOA · 9% of rent

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Why this score? — see what drove the C 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +6.7/10.0
• 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

Welcome to Tangerine Woods, a highly sought-after gated 55+ community where you own your land and enjoy an active Florida lifestyle just minutes from beaches, golf, and historic Dearborn Street. Situated on a private cul-de-sac with a beautifully landscaped lot and unbuildable greenbelt backdrop, this light and bright 2BR/2BA home offers added privacy, peaceful views, and low-maintenance outdoor living. Vaulted ceilings and an open layout create an airy feel, while sliding doors open to an enclosed Florida Room with its own new A/C and heat—adding approximately 200 sq ft of year-round living space. The updated kitchen features new appliances (2024), ample cabinetry, pantry, and a breakfast bar. Both bathrooms have been updated, and the spacious primary suite offers a walk-in closet plus a 2nd closet, alcove desk area, and an updated en-suite bath, while the guest bedroom and bath provide comfort and privacy. Major updates include Roof (2023) A/C (Nov 2024), Bahama shutters, extra tie-down, new carport, and a new screened lanai. Additional highlights include a 12x17 storage shed with new washer and dryer, plus a workshop space. Community amenities include a heated/cooled pool, fitness center, tennis, pickleball, shuffleboard, walking trails, and an active social calendar. Low HOA includes cable, internet, and lawn care. Pet-friendly with optional RV/boat storage. Perfect as a full-time residence or seasonal retreat. Schedule your private showing today and experience the value and lifestyle this home has to deliver. Be sure to check out the virtual tour in the MLS to experience the home.

Key facts

• Gated community
• Landscaped lot
• Updated kitchen

Tags

• GATED COMMUNITY
• PRIVATE CUL-DE-SAC
• LANDSCAPED LOT
• UNBUILDABLE GREENBELT BACKDROP
• ENCLOSED FLORIDA ROOM
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Market conditions: Rents rising fast (+9.0%/yr); 717 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 39% of the median local income ($76k/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 $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 $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.17% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 7.1

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $192
• Equity at exit: $31,312

10-year hold

• IRR: 14.6%
• Equity multiple: 2.48×
• Total profit: $86,938
• Equity at exit: $18,157

Cash invested: $58,800 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,455 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$193 /mo · $2,313/yr
• Insurance: −$88
• HOA: −$226
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $332

Break-even live

Break-even rent $2,035

Max offer price $210,000

Occupancy floor 81%

Sensitivity live

Price	-10% $450	-5% $391	+0% $332	+5% $272	+10% $213
Rent	-10% $138	-5% $235	+0% $332	+5% $429	+10% $525
Rate	-1.0pp $437	-0.5pp $385	base $332	+0.5pp $277	+1.0pp $222

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $226 · $2,712/yr
• Likely covers: internetcablelandscapingpoolgymsecurity

Listing history 24 events

1. 2026-06-18
   days on market $210,000 Active 68 DOM
2. 2026-06-17
   days on market $210,000 Active 67 DOM
3. 2026-06-16
   days on market $210,000 Active 66 DOM
4. 2026-06-15
   days on market $210,000 Active 65 DOM
5. 2026-06-13
   days on market $210,000 Active 63 DOM
6. 2026-06-13
   days on market $210,000 Active 62 DOM
7. 2026-06-10
   days on market $210,000 Active 60 DOM
8. 2026-06-09
   days on market $210,000 Active 59 DOM
9. 2026-06-08
   days on market $210,000 Active 58 DOM
10. 2026-06-08
    days on market $210,000 Active 57 DOM
11. 2026-06-05
    days on market $210,000 Active 54 DOM
12. 2026-06-03
    days on market $210,000 Active 53 DOM
13. 2026-06-02
    days on market $210,000 Active 52 DOM
14. 2026-06-01
    days on market $210,000 Active 51 DOM
15. 2026-05-31
    days on market $210,000 Active 50 DOM
16. 2026-04-11
    listed $210,000 Active 1619-char remark

    Show marketing remark (1619 chars)

    Welcome to Tangerine Woods, a highly sought-after gated 55+ community where you own your land and enjoy an active Florida lifestyle just minutes from beaches, golf, and historic Dearborn Street. Situated on a private cul-de-sac with a beautifully landscaped lot and unbuildable greenbelt backdrop, this light and bright 2BR/2BA home offers added privacy, peaceful views, and low-maintenance outdoor living. Vaulted ceilings and an open layout create an airy feel, while sliding doors open to an enclosed Florida Room with its own new A/C and heat—adding approximately 200 sq ft of year-round living space. The updated kitchen features new appliances (2024), ample cabinetry, pantry, and a breakfast bar. Both bathrooms have been updated, and the spacious primary suite offers a walk-in closet plus a 2nd closet, alcove desk area, and an updated en-suite bath, while the guest bedroom and bath provide comfort and privacy. Major updates include Roof (2023) A/C (Nov 2024), Bahama shutters, extra tie-down, new carport, and a new screened lanai. Additional highlights include a 12x17 storage shed with new washer and dryer, plus a workshop space. Community amenities include a heated/cooled pool, fitness center, tennis, pickleball, shuffleboard, walking trails, and an active social calendar. Low HOA includes cable, internet, and lawn care. Pet-friendly with optional RV/boat storage. Perfect as a full-time residence or seasonal retreat. Schedule your private showing today and experience the value and lifestyle this home has to deliver. Be sure to check out the virtual tour in the MLS to experience the home.

17. 2025-01-21
    soldstatus $190,000
18. 2023-08-31
    soldstatus $185,000 Closed 1575-char remark

    Show marketing remark (1575 chars)

    Under contract-accepting backup offers. Escape to paradise in this perfect year round or winter retreat in the highly sought-after and vibrant community of Tangerine Woods. Step inside this open floor plan to find vaulted ceilings, and a combination of easy care tile and laminate flooring throughout to experience the meticulous care this home has received. The delightful kitchen is filled with natural light and offers ample storage and countertop space, including a breakfast bar built for two. You will love the ability to expand your entertaining space by opening the sliding glass doors that connect the living room with the enclosed Florida room. The ensuite master bedroom has both a walk-in and reach-in closet, upgraded granite topped vanity in the bathroom and a nice walk-in shower. The guest bedroom and guest bath with a tub/shower combo both will provide plenty of room and privacy for visiting family and friends! Additionally, there's a spacious workshop area in the utility room, providing a convenient space for your hobbies or projects. Tangerine Woods has a wealth of amenities, including a large recreation building, fitness center, tennis courts, shuffleboards, a nature trail, and a large heated community pool. Stay active and engaged with a calendar full of activities, or store your boats and RVs in the designated storage area. Conveniently situated near pristine beaches, excellent shopping, many local dining experiences, and world-class golf courses, this location truly has it all. Don't miss out on the chance to schedule your viewing today.

19. 2023-08-31
    soldstatus $185,000

    Show marketing remark (1575 chars)

    Under contract-accepting backup offers. Escape to paradise in this perfect year round or winter retreat in the highly sought-after and vibrant community of Tangerine Woods. Step inside this open floor plan to find vaulted ceilings, and a combination of easy care tile and laminate flooring throughout to experience the meticulous care this home has received. The delightful kitchen is filled with natural light and offers ample storage and countertop space, including a breakfast bar built for two. You will love the ability to expand your entertaining space by opening the sliding glass doors that connect the living room with the enclosed Florida room. The ensuite master bedroom has both a walk-in and reach-in closet, upgraded granite topped vanity in the bathroom and a nice walk-in shower. The guest bedroom and guest bath with a tub/shower combo both will provide plenty of room and privacy for visiting family and friends! Additionally, there's a spacious workshop area in the utility room, providing a convenient space for your hobbies or projects. Tangerine Woods has a wealth of amenities, including a large recreation building, fitness center, tennis courts, shuffleboards, a nature trail, and a large heated community pool. Stay active and engaged with a calendar full of activities, or store your boats and RVs in the designated storage area. Conveniently situated near pristine beaches, excellent shopping, many local dining experiences, and world-class golf courses, this location truly has it all. Don't miss out on the chance to schedule your viewing today.

20. 2023-08-08
    status Pending 1575-char remark

    Show marketing remark (1575 chars)

    Under contract-accepting backup offers. Escape to paradise in this perfect year round or winter retreat in the highly sought-after and vibrant community of Tangerine Woods. Step inside this open floor plan to find vaulted ceilings, and a combination of easy care tile and laminate flooring throughout to experience the meticulous care this home has received. The delightful kitchen is filled with natural light and offers ample storage and countertop space, including a breakfast bar built for two. You will love the ability to expand your entertaining space by opening the sliding glass doors that connect the living room with the enclosed Florida room. The ensuite master bedroom has both a walk-in and reach-in closet, upgraded granite topped vanity in the bathroom and a nice walk-in shower. The guest bedroom and guest bath with a tub/shower combo both will provide plenty of room and privacy for visiting family and friends! Additionally, there's a spacious workshop area in the utility room, providing a convenient space for your hobbies or projects. Tangerine Woods has a wealth of amenities, including a large recreation building, fitness center, tennis courts, shuffleboards, a nature trail, and a large heated community pool. Stay active and engaged with a calendar full of activities, or store your boats and RVs in the designated storage area. Conveniently situated near pristine beaches, excellent shopping, many local dining experiences, and world-class golf courses, this location truly has it all. Don't miss out on the chance to schedule your viewing today.

21. 2023-07-12
    price $189,900 1575-char remark

    Show marketing remark (1575 chars)

    Under contract-accepting backup offers. Escape to paradise in this perfect year round or winter retreat in the highly sought-after and vibrant community of Tangerine Woods. Step inside this open floor plan to find vaulted ceilings, and a combination of easy care tile and laminate flooring throughout to experience the meticulous care this home has received. The delightful kitchen is filled with natural light and offers ample storage and countertop space, including a breakfast bar built for two. You will love the ability to expand your entertaining space by opening the sliding glass doors that connect the living room with the enclosed Florida room. The ensuite master bedroom has both a walk-in and reach-in closet, upgraded granite topped vanity in the bathroom and a nice walk-in shower. The guest bedroom and guest bath with a tub/shower combo both will provide plenty of room and privacy for visiting family and friends! Additionally, there's a spacious workshop area in the utility room, providing a convenient space for your hobbies or projects. Tangerine Woods has a wealth of amenities, including a large recreation building, fitness center, tennis courts, shuffleboards, a nature trail, and a large heated community pool. Stay active and engaged with a calendar full of activities, or store your boats and RVs in the designated storage area. Conveniently situated near pristine beaches, excellent shopping, many local dining experiences, and world-class golf courses, this location truly has it all. Don't miss out on the chance to schedule your viewing today.

22. 2023-05-19
    listed $199,900 Active 1575-char remark

    Show marketing remark (1575 chars)

    Under contract-accepting backup offers. Escape to paradise in this perfect year round or winter retreat in the highly sought-after and vibrant community of Tangerine Woods. Step inside this open floor plan to find vaulted ceilings, and a combination of easy care tile and laminate flooring throughout to experience the meticulous care this home has received. The delightful kitchen is filled with natural light and offers ample storage and countertop space, including a breakfast bar built for two. You will love the ability to expand your entertaining space by opening the sliding glass doors that connect the living room with the enclosed Florida room. The ensuite master bedroom has both a walk-in and reach-in closet, upgraded granite topped vanity in the bathroom and a nice walk-in shower. The guest bedroom and guest bath with a tub/shower combo both will provide plenty of room and privacy for visiting family and friends! Additionally, there's a spacious workshop area in the utility room, providing a convenient space for your hobbies or projects. Tangerine Woods has a wealth of amenities, including a large recreation building, fitness center, tennis courts, shuffleboards, a nature trail, and a large heated community pool. Stay active and engaged with a calendar full of activities, or store your boats and RVs in the designated storage area. Conveniently situated near pristine beaches, excellent shopping, many local dining experiences, and world-class golf courses, this location truly has it all. Don't miss out on the chance to schedule your viewing today.

23. 1999-09-15
    soldstatus $65,000
24. 1986-05-01
    soldstatus $55,000

ⓘ 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: $2,313 · $193/mo
• Projected year-2 tax: $2,313 · $193/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 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,454
• − Mortgage interest: −$11,763
• − Property taxes: −$2,313
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − HOA: −$2,712
• − Depreciation: −$6,109
• Taxable income: $794
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $3,788/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

+281.8% since first listed

9 events — show timeline

• 2026-04-11 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-21 Sold (Public Records) $190,000 Public Records
• 2023-08-31 Sold (Public Records) $185,000 Public Records
• 2023-08-31 Sold (MLS) $185,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-07-12 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2023-05-19 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 1999-09-15 Sold (Public Records) $65,000 Public Records
• 1986-05-01 Sold (Public Records) $55,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,313 · -1.7% YoY. Source: county tax records.