2233 Brookwood Dr · Grove City, FL 34224

$220,000

3 bd · 2.0 ba · 1,323 sqft · Manufactured public records · 171 Days on market

Built 1999 7,560 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.8/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your Boat!! This spacious home is nestled on Oyster Creek Canal with just 2 bridges to Lemon Bay. This area is sought after for the location minutes from Englewood and Boca Grande beaches, dining, farmers markets and shopping. You can be out on the bay within minutes from your dock. The Ann Dever park across the street gives privacy and nature trails to enjoy as well as wooded views and wildlife. The 3/2 home has cathedral ceilings and open split floor plan that is perfect for entertaining and families. The breakfast nook was s a great place to unwind, new flooring throughout and light bright paint are canvas for you to decorate. You’ll enjoy fishing from your back yard. Make your appointment today to get your place in the sun!

Key facts

• Waterfront home
• Updated porches
• Updated dock

Tags

• WATERFRONT HOME
• DIRECT BOATING ACCESS
• PRIVATE DOCK
• UPDATED VAPOR BARRIER
• UPDATED PORCHES
• UPDATED DOCK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (9.6% below list).
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.8% in Grove City — 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 63/100 on livability (#713 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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; 21 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).
• At $2,372/mo this rent would consume 50% of the median local household income ($57k/yr) (locally 329% 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.
• 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 171 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,600 (12.0% 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 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.08% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.19×
• Total profit: $-49,918
• Equity at exit: $32,803

10-year hold

• IRR: -39.3%
• Equity multiple: -0.28×
• Total profit: $-78,851
• Equity at exit: $19,022

Cash invested: $61,600 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,372 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$322 /mo · $3,868/yr
• Insurance: −$92
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-120

Break-even live

Break-even rent $2,524

Max offer price $198,801

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-58	+0% $-120	+5% $-182	+10% $-245
Rent	-10% $-307	-5% $-214	+0% $-120	+5% $-26	+10% $67
Rate	-1.0pp $-9	-0.5pp $-64	base $-120	+0.5pp $-177	+1.0pp $-235

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	21d	1	0.61mi
1970 Georgia Ave Englewood, FL	3.0	2.0	1160	$11,790	$10.16	21d	1	0.66mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	21d	1	0.67mi
1945 Michigan Ave Englewood, FL	4.0	3.0	1579	$8,000	$5.07	21d	1	0.71mi
1960 Oregon Trl Unit 2A Englewood, FL	2.0	2.0	1360	$3,750	$2.76	21d	1	0.72mi
8644 Saint Kitts Cir Englewood, FL	3.0	3.0	1849	$2,095	$1.13	21d	1	0.74mi
8613 Seasalt Loop Englewood, FL	3.0	2.0	1422	$3,650	$2.57	21d	1	0.75mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	21d	1	0.77mi
8716 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,500	$1.76	21d	1	0.80mi
8722 Saint Kitts Cir Englewood, FL	3.0	2.0	1417	$2,100	$1.48	21d	1	0.81mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	21d	1	0.84mi
8787 Saint Kitts Cir Englewood, FL	3.0	2.0	1422	$2,300	$1.62	14d	1	0.87mi
1915 Pennsylvania Ave Englewood, FL	2.0	2.0	1394	$7,500	$5.38	21d	1	0.89mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	14d	1	1.01mi
3280 Holly Ave Englewood, FL	3.0	2.0	900	$3,300	$3.67	21d	1	1.03mi
1950 Nebraska Ave Englewood, FL	2.0	2.0	1325	$3,536	$2.67	21d	1	1.05mi
8146 Saint Kitts Cir Englewood, FL	3.0	2.0	1635	$2,400	$1.47	21d	1	1.09mi
1081 Humboldt St Englewood, FL	3.0	2.0	1838	$2,400	$1.31	21d	1	1.22mi
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	21d	1	1.26mi
4341 Placida Rd #6 Englewood, FL	2.0	2.0	1071	$1,450	$1.35	21d	1	1.26mi
4341 Placida Rd #5 Englewood, FL	2.0	2.0	1071	$1,350	$1.26	21d	1	1.26mi

Listing history 10 events

1. 2026-04-13
   status Pending
2. 2026-03-27
   price $220,000
3. 2026-01-26
   price $245,000
4. 2025-10-24
   listed $250,000 Active
5. 2021-12-15
   soldstatus $210,000 Closed 750-char remark

   Show marketing remark (750 chars)

   Bring your Boat!! This spacious home is nestled on Oyster Creek Canal with just 2 bridges to Lemon Bay. This area is sought after for the location minutes from Englewood and Boca Grande beaches, dining, farmers markets and shopping. You can be out on the bay within minutes from your dock. The Ann Dever park across the street gives privacy and nature trails to enjoy as well as wooded views and wildlife. The 3/2 home has cathedral ceilings and open split floor plan that is perfect for entertaining and families. The breakfast nook was s a great place to unwind, new flooring throughout and light bright paint are canvas for you to decorate. You’ll enjoy fishing from your back yard. Make your appointment today to get your place in the sun!

6. 2021-12-15
   soldstatus $210,000

   Show marketing remark (750 chars)

   Bring your Boat!! This spacious home is nestled on Oyster Creek Canal with just 2 bridges to Lemon Bay. This area is sought after for the location minutes from Englewood and Boca Grande beaches, dining, farmers markets and shopping. You can be out on the bay within minutes from your dock. The Ann Dever park across the street gives privacy and nature trails to enjoy as well as wooded views and wildlife. The 3/2 home has cathedral ceilings and open split floor plan that is perfect for entertaining and families. The breakfast nook was s a great place to unwind, new flooring throughout and light bright paint are canvas for you to decorate. You’ll enjoy fishing from your back yard. Make your appointment today to get your place in the sun!

7. 2021-11-24
   status Pending 750-char remark

   Show marketing remark (750 chars)

   Bring your Boat!! This spacious home is nestled on Oyster Creek Canal with just 2 bridges to Lemon Bay. This area is sought after for the location minutes from Englewood and Boca Grande beaches, dining, farmers markets and shopping. You can be out on the bay within minutes from your dock. The Ann Dever park across the street gives privacy and nature trails to enjoy as well as wooded views and wildlife. The 3/2 home has cathedral ceilings and open split floor plan that is perfect for entertaining and families. The breakfast nook was s a great place to unwind, new flooring throughout and light bright paint are canvas for you to decorate. You’ll enjoy fishing from your back yard. Make your appointment today to get your place in the sun!

8. 2021-10-19
   listed $220,000 Active 750-char remark

   Show marketing remark (750 chars)

   Bring your Boat!! This spacious home is nestled on Oyster Creek Canal with just 2 bridges to Lemon Bay. This area is sought after for the location minutes from Englewood and Boca Grande beaches, dining, farmers markets and shopping. You can be out on the bay within minutes from your dock. The Ann Dever park across the street gives privacy and nature trails to enjoy as well as wooded views and wildlife. The 3/2 home has cathedral ceilings and open split floor plan that is perfect for entertaining and families. The breakfast nook was s a great place to unwind, new flooring throughout and light bright paint are canvas for you to decorate. You’ll enjoy fishing from your back yard. Make your appointment today to get your place in the sun!

9. 1996-01-25
   soldstatus $33,000
10. 1979-03-01
    soldstatus $13,000

ⓘ 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: $3,868 · $322/mo
• Projected year-2 tax: $3,868 · $322/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 · 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: $28,470
• − Mortgage interest: −$12,323
• − Property taxes: −$3,868
• − Insurance: −$6,218
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − Depreciation: −$6,400
• Taxable loss: −$4,895
• Est. tax savings @ 24.0%: +$1,175
• After-tax cash flow: $-265/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 — Grove City

• Score: 63/100
• State rank: #713
• US rank: #15171

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• 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

+1592.3% since first listed

10 events — show timeline

• 2026-04-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-24 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-15 Sold (Public Records) $210,000 Public Records
• 2021-12-15 Sold (MLS) $210,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-19 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 1996-01-25 Sold (Public Records) $33,000 Public Records
• 1979-03-01 Sold (Public Records) $13,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,868 · -2.2% YoY. Source: county tax records.