258 Via DE Luna · Englewood, FL 34224

$185,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 71 Days on market

Built 1980 7,500 sqft lot

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own your own land! Come and see this 2 bedroom 2 bath home in the waterfront community of Mobile Gardens! This home is a diamond in the rough and just waiting for you to polish it up! Located right in the heart of Englewood, the beaches of Manasota Key and Boca Grande are just a short drive away. Shopping, restaurants, parks, golf and more are merely minutes away. This property backs up the the preserve at the Ann & Chuck Dever Regional Park where you can walk the series of gentle hiking trails and enjoy the true beauty of Florida. Mobile Gardens offers quick Gulf access from the community marina too. Boat slips available for $100 per year on a first come first serve basis when you belong to the HOA. The HOA membership is only $175 per year! This home is great for a vacation home or year round living. Call today to schedule your private showing.

Key facts

• 7,500 sq ft lot
• Parking
• Built 1980

Property features AI

Finance

• Other: Property zoned MHC; Property type: Residential - Manufactured Home; Body type: Double Wide; Lot approximately 75 x 100 (0.17 acres); Living area reported as 840 sq ft; total building area 1,050 sq ft; Lot vegetation: mature landscaping and trees
• HOA & community: Mobile Gardens Association; Community clubhouse; Shuffleboard court; Deed restrictions; Pets allowed

Exterior

• Parking: Driveway; Carport with 1 space
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/High-speed internet available
• Home design: Manufactured double-wide home; One story; Faces east
• Construction: Vinyl siding; Membrane roof; Built on crawlspace
• Exterior features: Covered patio/porch; Exterior lighting; Rain gutters; Shed(s); Mature landscaping with trees; Landscaped lot; Near golf course; Near marina; Paved lot and paved access (public maintained road)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Stone counters; Solid wood cabinets
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Solid wood cabinets; Stone counters; Thermostat; Vaulted ceilings; Window treatments (blinds)
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet; Inside utility; Crawlspace foundation (utility access)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Vineland Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 579 students, 45% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 37% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 40% of the median local income ($57k/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.
• 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 71 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $100k; list at $185k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.04% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $41,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Camino Real	0.23mi	2/2.0	818 (-3%)	8mo	$40,000	$49	78

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: -12.7%
• Equity multiple: 0.56×
• Total profit: $-22,938
• Equity at exit: $27,584

10-year hold

• IRR: -9.2%
• Equity multiple: 0.51×
• Total profit: $-25,287
• Equity at exit: $15,995

Cash invested: $51,800 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,924 high
• Mortgage (P&I): −$970
• Tax from tax record: −$208 /mo · $2,500/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $198

Break-even live

Break-even rent $1,673

Max offer price $185,000

Occupancy floor 85%

Sensitivity live

Price	-10% $303	-5% $251	+0% $198	+5% $146	+10% $93
Rent	-10% $46	-5% $122	+0% $198	+5% $274	+10% $350
Rate	-1.0pp $291	-0.5pp $245	base $198	+0.5pp $150	+1.0pp $101

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	14d	1	0.25mi
1604 Cardinal Ln Unit 1 Englewood, FL	1.0	1.0	750	$1,300	$1.73	21d	1	0.33mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	21d	1	0.45mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	21d	1	1.00mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	21d	1	1.01mi
9264 Anita Ave Unit A Englewood, FL	2.0	2.0	1008	$1,400	$1.39	21d	1	1.34mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	21d	1	1.35mi
9312 Anita Ave Unit B Englewood, FL	2.0	1.0	972	$1,600	$1.65	21d	1	1.43mi

Listing history 23 events

1. 2026-06-18
   days on market $185,000 Active 71 DOM
2. 2026-06-17
   days on market $185,000 Active 70 DOM
3. 2026-06-16
   days on market $185,000 Active 69 DOM
4. 2026-06-15
   days on market $185,000 Active 68 DOM
5. 2026-06-14
   days on market $185,000 Active 66 DOM
6. 2026-06-13
   days on market $185,000 Active 65 DOM
7. 2026-06-10
   days on market $185,000 Active 63 DOM
8. 2026-06-09
   days on market $185,000 Active 62 DOM
9. 2026-06-08
   days on market $185,000 Active 61 DOM
10. 2026-06-07
    days on market $185,000 Active 60 DOM
11. 2026-06-05
    days on market $185,000 Active 57 DOM
12. 2026-06-03
    days on market $185,000 Active 56 DOM
13. 2026-06-02
    days on market $185,000 Active 55 DOM
14. 2026-06-01
    days on market $185,000 Active 54 DOM
15. 2026-05-31
    days on market $185,000 Active 53 DOM
16. 2026-05-30
    days on market $185,000 Active 52 DOM
17. 2026-04-08
    listed $185,000 Active
18. 2021-08-10
    soldstatus $100,000 Closed 863-char remark

    Show marketing remark (863 chars)

    Own your own land! Come and see this 2 bedroom 2 bath home in the waterfront community of Mobile Gardens! This home is a diamond in the rough and just waiting for you to polish it up! Located right in the heart of Englewood, the beaches of Manasota Key and Boca Grande are just a short drive away. Shopping, restaurants, parks, golf and more are merely minutes away. This property backs up the the preserve at the Ann & Chuck Dever Regional Park where you can walk the series of gentle hiking trails and enjoy the true beauty of Florida. Mobile Gardens offers quick Gulf access from the community marina too. Boat slips available for $100 per year on a first come first serve basis when you belong to the HOA. The HOA membership is only $175 per year! This home is great for a vacation home or year round living. Call today to schedule your private showing.

19. 2021-08-10
    soldstatus $100,000

    Show marketing remark (863 chars)

    Own your own land! Come and see this 2 bedroom 2 bath home in the waterfront community of Mobile Gardens! This home is a diamond in the rough and just waiting for you to polish it up! Located right in the heart of Englewood, the beaches of Manasota Key and Boca Grande are just a short drive away. Shopping, restaurants, parks, golf and more are merely minutes away. This property backs up the the preserve at the Ann & Chuck Dever Regional Park where you can walk the series of gentle hiking trails and enjoy the true beauty of Florida. Mobile Gardens offers quick Gulf access from the community marina too. Boat slips available for $100 per year on a first come first serve basis when you belong to the HOA. The HOA membership is only $175 per year! This home is great for a vacation home or year round living. Call today to schedule your private showing.

20. 2021-07-12
    status Pending 863-char remark

    Show marketing remark (863 chars)

    Own your own land! Come and see this 2 bedroom 2 bath home in the waterfront community of Mobile Gardens! This home is a diamond in the rough and just waiting for you to polish it up! Located right in the heart of Englewood, the beaches of Manasota Key and Boca Grande are just a short drive away. Shopping, restaurants, parks, golf and more are merely minutes away. This property backs up the the preserve at the Ann & Chuck Dever Regional Park where you can walk the series of gentle hiking trails and enjoy the true beauty of Florida. Mobile Gardens offers quick Gulf access from the community marina too. Boat slips available for $100 per year on a first come first serve basis when you belong to the HOA. The HOA membership is only $175 per year! This home is great for a vacation home or year round living. Call today to schedule your private showing.

21. 2021-07-12
    status Active 863-char remark

    Show marketing remark (863 chars)

    Own your own land! Come and see this 2 bedroom 2 bath home in the waterfront community of Mobile Gardens! This home is a diamond in the rough and just waiting for you to polish it up! Located right in the heart of Englewood, the beaches of Manasota Key and Boca Grande are just a short drive away. Shopping, restaurants, parks, golf and more are merely minutes away. This property backs up the the preserve at the Ann & Chuck Dever Regional Park where you can walk the series of gentle hiking trails and enjoy the true beauty of Florida. Mobile Gardens offers quick Gulf access from the community marina too. Boat slips available for $100 per year on a first come first serve basis when you belong to the HOA. The HOA membership is only $175 per year! This home is great for a vacation home or year round living. Call today to schedule your private showing.

22. 2021-07-02
    status Pending 863-char remark

    Show marketing remark (863 chars)

    Own your own land! Come and see this 2 bedroom 2 bath home in the waterfront community of Mobile Gardens! This home is a diamond in the rough and just waiting for you to polish it up! Located right in the heart of Englewood, the beaches of Manasota Key and Boca Grande are just a short drive away. Shopping, restaurants, parks, golf and more are merely minutes away. This property backs up the the preserve at the Ann & Chuck Dever Regional Park where you can walk the series of gentle hiking trails and enjoy the true beauty of Florida. Mobile Gardens offers quick Gulf access from the community marina too. Boat slips available for $100 per year on a first come first serve basis when you belong to the HOA. The HOA membership is only $175 per year! This home is great for a vacation home or year round living. Call today to schedule your private showing.

23. 2021-06-30
    listed $110,000 Active 863-char remark

    Show marketing remark (863 chars)

    Own your own land! Come and see this 2 bedroom 2 bath home in the waterfront community of Mobile Gardens! This home is a diamond in the rough and just waiting for you to polish it up! Located right in the heart of Englewood, the beaches of Manasota Key and Boca Grande are just a short drive away. Shopping, restaurants, parks, golf and more are merely minutes away. This property backs up the the preserve at the Ann & Chuck Dever Regional Park where you can walk the series of gentle hiking trails and enjoy the true beauty of Florida. Mobile Gardens offers quick Gulf access from the community marina too. Boat slips available for $100 per year on a first come first serve basis when you belong to the HOA. The HOA membership is only $175 per year! This home is great for a vacation home or year round living. Call today to schedule your private showing.

ⓘ 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: $2,500 · $208/mo
• Projected year-2 tax: $2,500 · $208/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 X (shaded) · 95% 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: $23,093
• − Mortgage interest: −$10,363
• − Property taxes: −$2,500
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$5,382
• Taxable loss: −$570
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $2,515/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: Charlotte County · 196,994 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: 329.0

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 (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%

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

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

+68.2% since first listed

7 events — show timeline

• 2026-04-08 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-10 Sold (Public Records) $100,000 Public Records
• 2021-08-10 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-07-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-30 Listed $110,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.4%/yr

Latest (2025): $2,500 · -17.6% YoY. Source: county tax records.