1410 Deer Creek Dr · Englewood, FL 34223

$275,000

2 bd · 1.0 ba · 1,363 sqft · SingleFamily public records · 160 Days on market

Built 1954 0.26 ac lot Est $263k · at est.

---

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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +5.5/15.0
• 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

REDUCED!!! Minutes to the Gulf--TWO boat slips PLUS a jetski slip! This sunny mid century slice of Old Florida has been soaking up the sun since 1954. The perfect wood plank ceilings echo local trees that shaded panthers and wolves. Point of Pines was platted around the turn of the last century, and the access to the Gulf is within minutes through Stump Pass. The property features a fireplace (!) has been thoroughly remediated, and awaits your renovation. There are TWO boat slips, a jetski slip and an oversized lot. .. You're Welcome.

Key facts

• Wood plank ceilings
• Two boat slips
• Oversized lot

Tags

• WOOD PLANK CEILINGS
• FIREPLACE
• TWO BOAT SLIPS
• OVERSIZED LOT

Property features AI

Finance

• Other: Property zoning RSF3.5; Property type: Residential, Single Family Residence; Living area about 1,363 square feet (per public records); Building area total about 1,699 square feet (per public records)
• Financial info: No lease restrictions
• HOA & community: Not part of an association; Not in a development

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Single-family residence; One-story home; Faces north; Homesteaded
• Construction: Block construction; Other roof type; Slab foundation; Lot around 0.26 acres (about 1/4 to less than 1/2 acre)
• Exterior features: Asphalt road frontage; Street lights in the community; Lot dimensions approx. 73 x 156

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating listed; Mini-split cooling units; Wall/window cooling units
• Interior features: Fireplace in the living room; No built-in interior appliances listed
• Laundry & utility: No laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 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 rising fast (+9.0%/yr); 717 active listings in the ZIP; 17 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $77k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $120k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $275k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1954 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.27% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.70%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $263,059
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1720 Florence Ave	0.47mi	2/2.0	1,293 (-5%)	14mo	$250,000	$193	54
1575 Loralin Dr	0.36mi	3/2.0 (+1)	1,322 (-3%)	22mo	$410,000	$310	51
1740 Edith Ave	0.55mi	2/2.0	1,219 (-11%)	6mo	$215,000	$176	48
1550 Barbara Pl	0.47mi	2/2.0	1,168 (-14%)	4mo	$299,900	$257	47
1220 Greaza St	0.42mi	2/2.0	1,527 (+12%)	17mo	$285,500	$187	42

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $11,146
• Equity at exit: $41,003

10-year hold

• IRR: 17.7%
• Equity multiple: 2.85×
• Total profit: $142,372
• Equity at exit: $23,777

Cash invested: $77,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $3,497 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$198 /mo · $2,376/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $581

Break-even live

Break-even rent $2,761

Max offer price $275,000

Occupancy floor 78%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 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
1501 Helene Ave Englewood, FL	3.0	2.0	1608	$3,200	$1.99	13d	1	0.24mi
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	21d	1	0.29mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	21d	1	0.33mi
1375 Beach Rd #311 Englewood, FL	3.0	2.0	1686	$4,950	$2.94	21d	1	0.35mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	21d	1	0.63mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	21d	1	0.64mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	21d	1	0.96mi
1081 Humboldt St Englewood, FL	3.0	2.0	1838	$2,400	$1.31	21d	1	1.05mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	21d	1	1.07mi
2700 N Beach Rd Unit 1546036P Englewood, FL	2.0	2.0	1140	$5,774	$5.06	13d	1	1.21mi
2400 N Beach Rd #17 Englewood, FL	2.0	3.0	1402	$7,500	$5.35	21d	1	1.24mi
2955 N Beach Rd Unit E122 Englewood, FL	2.0	2.0	1060	$2,850	$2.69	21d	1	1.27mi
2825 N Beach Rd Englewood, FL	3.0	2.0	1800	$3,750	$2.08	21d	1	1.28mi
2955 N Beach Rd Unit 1546022P Englewood, FL	2.0	2.0	1140	$6,423	$5.63	13d	1	1.34mi
1600 Gulf Blvd Englewood, FL	3.0	3.0	1360	$2,700	$1.99	21d	1	1.47mi
1960 Oregon Trl Unit 2A Englewood, FL	2.0	2.0	1360	$3,750	$2.76	21d	1	1.47mi

Listing history 11 events

1. 2026-06-05
   status $275,000 Pending 160 DOM
2. 2026-06-03
   days on market $275,000 Active 160 DOM
3. 2026-06-02
   pricedays on market $275,000 Active 159 DOM
4. 2026-06-01
   days on market $345,000 Active 158 DOM
5. 2026-05-31
   days on market $345,000 Active 157 DOM
6. 2026-05-30
   days on market $345,000 Active 156 DOM
7. 2026-05-07
   status Active
8. 2026-04-21
   status Pending
9. 2026-03-26
   price $345,000
10. 2025-12-09
    listed $395,000 Active
11. 1994-09-01
    soldstatus $85,000

ⓘ 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: $2,376 · $198/mo
• Projected year-2 tax: $2,376 · $198/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 1/10 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: $41,958
• − Mortgage interest: −$15,404
• − Property taxes: −$2,376
• − Insurance: −$6,494
• − Repairs & maintenance: −$3,357
• − Management: −$3,357
• − Depreciation: −$8,000
• Taxable income: $2,971
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $6,259/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

+305.9% since first listed

5 events — show timeline

• 2026-05-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-09 Listed $395,000 Stellar MLS as Distributed by MLS Grid
• 1994-09-01 Sold (Public Records) $85,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,376 · -10.4% YoY. Source: county tax records.