817 E 6th St · Englewood, FL 34223

$232,000

2 bd · 2.0 ba · 768 sqft · SingleFamily public records · 142 Days on market

Built 1969 10,000 sqft lot Est $261k · 11% under

---

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 +24.4/30.0
• ARV discount +12.5/15.0
• DSCR +7.9/10.0
• 1% rule +5.6/10.0
• Rent growth +4.8/5.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Nicely updated 2 Bed, 1 1/2 Bath Ranch home. Great central location in Englewood. Less than 10 min. to Englewood Beach and 5 min. to Englewood Hospital and the YMCA. Also 5 min. to Historic Downtown Dearborn St. with many Restaurants, Shopping and Pioneer Plaza. Updated features include newer Roof, Hurricane Impact Windows (2023), and Gutters (2023). Hurricane rated Garage door (2021). Inside you will find a Living Room that flows into a dining area. The Kitchen has newer appliances including a Range and Refrigerator. The Washer and Dryer are located in the garage as well as a 1/2 bath and an updated Electric Panel Box. The Family Room and Main bedroo

Key facts

• Englewood beach
• Newer appliances
• Englewood hospital

Tags

• ENGLEWOOD BEACH
• ENGLEWOOD HOSPITAL
• YMCA
• HISTORIC DOWNTOWN DEARBORN ST
• NEWER APPLIANCES
• UPDATED ELECTRIC PANEL BOX

Property features AI

Finance

• Other: Unfurnished; Property type: Residential, single-family; Lot approximately 0.23 acres (100 x 100)
• Financial info: No lease restrictions
• HOA & community: No association; Pets allowed

Exterior

• Parking: Attached garage (1 car); Bath in garage; Driveway; Garage door opener; RV access/parking; Boat parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable connected
• Home design: Single-family residence; One-story; Faces north; Homesteaded
• Construction: Block construction; Shingle roof; Slab foundation; Built area reported (per public records)
• Exterior features: Covered rear porch; Screened porch; Storage shed; Chain link fencing; Level, paved lot; Asphalt road, public maintained

Interior

• Kitchen: Range; Microwave; Refrigerator; Ice maker
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Heat pump; Radiant ceiling heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Thermostat; Window treatments; Blinds; Double-pane / ENERGY STAR qualified / insulated / thermal windows; Ice maker
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $45 ($535/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $232k).
• Recommended offer: $204k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 28% FRL vs 54% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+9.0%/yr); 717 active listings in the ZIP; 7 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; 4,585 units permitted in Charlotte County in 2024 (703 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 $2k of loan paydown is wiped out by about $7k 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 142 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $232k implies a 55% 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 $204,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1969 — 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: 1.06% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $261,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Haste Ln	0.45mi	1/1.0 (-1)	858 (+12%)	13mo	$292,000	$340	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.67×
• Total profit: $-21,522
• Equity at exit: $34,592

10-year hold

• IRR: 7.3%
• Equity multiple: 1.69×
• Total profit: $45,035
• Equity at exit: $20,059

Cash invested: $64,960 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,462 high
• Mortgage (P&I): −$1,217
• Tax from tax record: −$161 /mo · $1,930/yr
• Insurance: −$97
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $45

Break-even live

Break-even rent $2,406

Max offer price $232,000

Occupancy floor 93%

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	21d	1	0.53mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	21d	1	0.53mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	21d	1	0.59mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	21d	1	0.59mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	21d	1	0.67mi
1604 Cardinal Ln Unit 1 Englewood, FL	1.0	1.0	750	$1,300	$1.73	21d	1	1.02mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	13d	1	1.14mi

Listing history 30 events

1. 2026-03-02
   price $232,000
2. 2026-01-31
   price $239,900
3. 2026-01-05
   listed $244,900 Active
4. 2025-12-31
   historical
5. 2025-08-29
   price $249,900
6. 2025-04-03
   price $255,000
7. 2025-03-10
   price $267,000
8. 2025-02-17
   price $274,900
9. 2025-01-02
   listed $283,500 Active
10. 2020-10-15
    soldstatus $149,900
11. 2019-02-04
    historical
12. 2019-01-08
    listed $159,900 Active
13. 2017-10-05
    soldstatus $70,000
14. 2017-09-29
    soldstatus $70,000 Sold
15. 2017-08-25
    status Pending
16. 2017-08-25
    price $79,000
17. 2017-08-25
    status Active
18. 2017-07-26
    status Pending
19. 2017-07-26
    historical
20. 2017-07-25
    price $89,000
21. 2017-07-25
    status Active
22. 2017-06-23
    status Pending
23. 2017-06-23
    historical
24. 2017-06-01
    price $100,000
25. 2017-06-01
    status Active
26. 2017-05-26
    status Pending
27. 2017-04-12
    price $110,000
28. 2017-02-13
    listed $115,000 Active
29. 1983-06-01
    soldstatus $60,000
30. 1983-05-01
    soldstatus $60,000

ⓘ 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: $1,930 · $161/mo
• Projected year-2 tax: $1,930 · $161/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 9/10 Extreme FEMA zone AE · 99% 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: $29,548
• − Mortgage interest: −$12,996
• − Property taxes: −$1,930
• − Insurance: −$6,278
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − Depreciation: −$6,749
• Taxable loss: −$3,133
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $1,287/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

• 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 (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 (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 · 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: ▼ -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

+286.7% since first listed

30 events — show timeline

• 2026-03-02 Price Changed $232,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Listed $244,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-03 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-10 Price Changed $267,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-17 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-02 Listed $283,500 Stellar MLS as Distributed by MLS Grid
• 2020-10-15 Sold (Public Records) $149,900 Public Records
• 2019-02-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-01-08 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2017-10-05 Sold (Public Records) $70,000 Public Records
• 2017-09-29 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2017-08-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-08-25 Price Changed $79,000 Stellar MLS as Distributed by MLS Grid
• 2017-08-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-07-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-07-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-07-25 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2017-07-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-06-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-06-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-06-01 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-05-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-04-12 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-13 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 1983-06-01 Sold (Public Records) $60,000 Public Records
• 1983-05-01 Sold (Public Records) $60,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,930 · +4.0% YoY. Source: county tax records.