25 Hillcrest Dr · Englewood, FL 34223

$245,000

2 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 29 Days on market

Built 1958 9,000 sqft lot Est $261k · 6% 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 +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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. This home has lots of secrets! It has a new roof, impact windows recent HVAC upgrade and a huge enclosed Lanai under air, 20x24! There is a detached one car garage with adjoining shop area and partial bathroom plus a 21x21 detached two car garage with a back alley entrance. The home is clean, furnished and move in ready. There is also a separate deeded boat slip at the end of the street on Gottfried Creek. There is no dock and some mangroves need to be trimmed but the perfect Kayak launch area or small boat wet slip dockage. This home is located one mile from Englewood Beach for an easy bike ride for sunsets. This home has features you would not expe

Key facts

• Adjoining shop area
• Recent hvac upgrade
• Huge enclosed lanai

Tags

• NEW ROOF
• IMPACT WINDOWS
• RECENT HVAC UPGRADE
• HUGE ENCLOSED LANAI
• DETACHED ONE CAR GARAGE
• ADJOINING SHOP AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $241k (1.5% 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.
• 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.
• Market conditions: Rents rising fast (+9.0%/yr); 717 active listings in the ZIP; 14 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).
• At $3,268/mo this rent would consume 52% 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.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $69k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $245k implies a 309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,325 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $260,760
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1490 Homestead Dr	0.42mi	2/2.0	1,014 (-4%)	5mo	$600,000	$592	65
1550 Barbara Pl	0.42mi	2/2.0	1,168 (+10%)	4mo	$299,900	$257	56
1600 Maryknoll Rd	0.46mi	2/1.0	928 (-12%)	4mo	$228,700	$246	54
1775 Loralin Dr	0.64mi	2/2.0	1,051 (-1%)	18mo	$149,500	$142	49
1740 Edith Ave	0.59mi	2/2.0	1,219 (+15%)	6mo	$215,000	$176	39

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: 11.1%
• Equity multiple: 1.47×
• Total profit: $32,026
• Equity at exit: $36,530

10-year hold

• IRR: 23.9%
• Equity multiple: 3.58×
• Total profit: $176,820
• Equity at exit: $21,183

Cash invested: $68,600 (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 34223

• Home prices YoY: -34.2%
• Rents YoY: 9.0%
• Active inventory: 717
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,268 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$275 /mo · $3,299/yr
• Insurance: −$102
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $854

Break-even live

Break-even rent $2,188

Max offer price $245,000

Occupancy floor 69%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	21d	1	0.14mi
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	21d	1	0.24mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	21d	1	0.39mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	21d	1	0.49mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	21d	1	0.83mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	21d	1	0.83mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	21d	1	0.99mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	21d	1	1.14mi
2700 N Beach Rd Unit 1546036P Englewood, FL	2.0	2.0	1140	$5,774	$5.06	13d	1	1.17mi
2955 N Beach Rd Unit E122 Englewood, FL	2.0	2.0	1060	$2,850	$2.69	21d	1	1.18mi
2955 N Beach Rd Unit 1546022P Englewood, FL	2.0	2.0	1140	$6,423	$5.63	13d	1	1.25mi
2400 N Beach Rd #17 Englewood, FL	2.0	3.0	1402	$7,500	$5.35	21d	1	1.26mi
5041 N Beach Rd Unit 3-A Englewood, FL	2.0	1.0	864	$3,000	$3.47	21d	1	1.36mi
5031 N Beach Rd #112 Englewood, FL	2.0	2.0	1035	$2,500	$2.42	13d	1	1.43mi

Listing history 3 events

1. 2026-04-16
   status Pending
2. 2026-03-18
   listed $245,000 Active
3. 2000-05-17
   soldstatus $59,900

ⓘ 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: $3,299 · $275/mo
• Projected year-2 tax: $3,299 · $275/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $39,222
• − Mortgage interest: −$13,724
• − Property taxes: −$3,299
• − Insurance: −$2,022
• − Repairs & maintenance: −$3,138
• − Management: −$3,138
• − Depreciation: −$7,127
• Taxable income: $6,774
• Est. tax owed @ 24.0%: −$1,626
• After-tax cash flow: $8,621/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

+309.0% since first listed

3 events — show timeline

• 2026-04-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2000-05-17 Sold (Public Records) $59,900 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,299 · +2.7% YoY. Source: county tax records.