854 Calle Menuda · Englewood, FL 34224

$199,900

2 bd · 2.0 ba · 1,370 sqft · Manufactured public records · 117 Days on market

Built 1988 7,950 sqft lot $16/mo HOA · 1% of rent

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

This beautiful home has been well maintained and is sold to you with all of the furnishings. A great family home that is bright and cheery with plenty of room for entertaining. Many new features, electrical meter box and sub panel, plumbing, roof. The HVAC is only 9 years old and serviced annually. This home has 2 bedrooms, 2 baths, indoor laundry room, very light and bright front room. Many new upgrades over the last 10 years. This community of Mobile Gardens has an active club house with many activities and events all for only $200. annually. Now best of all it is a waterfront community is on Oyster Creek that goes out to Lemon Bay and then out to the Gulf of America, not to forget the be

Key facts

• Boat slips
• Waterfront community
• Active club house

Tags

• WATERFRONT COMMUNITY
• ACTIVE CLUB HOUSE
• BOAT SLIPS
• BEAUTIFUL BEACHES

Property features AI

Finance

• Other: Optional private boat slips available when offered ($250 annually); Located on waterfront (Oyster Creek) with boat ramp, fixed bridges, and fishing pier; water access to Gulf/Ocean, Gulf/Ocean to Bay, Intracoastal Waterway, and marina; Lot is paved, landscaped, near marina, in a flood zone; lot dimensions approx. 75 x 106
• HOA & community: Has HOA (optional fees); Annual association fee $200 (about $16.67/month); Community clubhouse and shuffleboard court; Deed restrictions; Golf carts allowed; Street lights; Pets allowed (cats and dogs)

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Water connected; Electricity connected; Cable available; High-speed internet/BB available; Phone available
• Home design: Manufactured double-wide home; One story; East-facing
• Construction: Metal siding; Membrane roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Covered, screened patio/porch; Awnings; Outdoor lighting; Private mailbox; Rain gutters; Storage shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heat; Heat pump; Central air with humidity control; Exhaust fan
• Interior features: Ceiling fans; High ceilings; Living room / dining room combo; Thermostat; Walk-in closets; Window treatments (blinds, drapes, rods)
• Laundry & utility: Inside laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 18 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 $2,211/mo this rent would consume 46% 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 $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 117 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $74k; list at $200k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.11% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.5

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-18,753
• Equity at exit: $29,806

10-year hold

• IRR: -4.8%
• Equity multiple: 0.73×
• Total profit: $-15,283
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,211 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$217 /mo · $2,609/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$16
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $315

Break-even live

Break-even rent $1,812

Max offer price $199,900

Occupancy floor 81%

Sensitivity live

Price	-10% $428	-5% $371	+0% $315	+5% $258	+10% $202
Rent	-10% $140	-5% $228	+0% $315	+5% $402	+10% $489
Rate	-1.0pp $416	-0.5pp $366	base $315	+0.5pp $263	+1.0pp $210

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.27mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	21d	1	0.34mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	21d	1	0.40mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	21d	1	0.52mi
1081 Humboldt St Englewood, FL	3.0	2.0	1838	$2,400	$1.31	21d	1	0.66mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	21d	1	0.93mi
1960 Oregon Trl Unit 2A Englewood, FL	2.0	2.0	1360	$3,750	$2.76	21d	1	0.93mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	21d	1	1.06mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	21d	1	1.06mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	21d	1	1.07mi
1970 Georgia Ave Englewood, FL	3.0	2.0	1160	$11,790	$10.16	21d	1	1.07mi
9264 Anita Ave Unit A Englewood, FL	2.0	2.0	1008	$1,400	$1.39	21d	1	1.28mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	21d	1	1.31mi
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	21d	1	1.34mi
9312 Anita Ave Unit B Englewood, FL	2.0	1.0	972	$1,600	$1.65	21d	1	1.37mi
9322 Anita Ave Englewood, FL	2.0	2.0	1133	$1,495	$1.32	21d	1	1.39mi
1915 Pennsylvania Ave Englewood, FL	2.0	2.0	1394	$7,500	$5.38	21d	1	1.40mi
8644 Saint Kitts Cir Englewood, FL	3.0	3.0	1849	$2,095	$1.13	21d	1	1.49mi

HOA detail

• Monthly dues: $16 · $192/yr
• Likely covers: waterelectric

Listing history 26 events

1. 2026-06-18
   days on market $199,900 Active 117 DOM
2. 2026-06-17
   days on market $199,900 Active 116 DOM
3. 2026-06-16
   days on market $199,900 Active 115 DOM
4. 2026-06-15
   days on market $199,900 Active 114 DOM
5. 2026-06-14
   days on market $199,900 Active 112 DOM
6. 2026-06-13
   days on market $199,900 Active 111 DOM
7. 2026-06-10
   days on market $199,900 Active 109 DOM
8. 2026-06-09
   days on market $199,900 Active 108 DOM
9. 2026-06-08
   days on market $199,900 Active 107 DOM
10. 2026-06-07
    days on market $199,900 Active 106 DOM
11. 2026-06-05
    days on market $199,900 Active 103 DOM
12. 2026-06-03
    days on market $199,900 Active 102 DOM
13. 2026-06-02
    days on market $199,900 Active 101 DOM
14. 2026-06-01
    days on market $199,900 Active 100 DOM
15. 2026-05-31
    days on market $199,900 Active 99 DOM
16. 2026-05-30
    days on market $199,900 Active 98 DOM
17. 2026-02-22
    price $199,900
18. 2026-02-21
    price $198,800
19. 2026-02-21
    listed $199,900 Active
20. 2025-08-05
    historical
21. 2025-06-23
    price $240,000
22. 2025-03-07
    price $229,900
23. 2025-02-12
    price $239,900
24. 2025-02-05
    listed $242,500 Active
25. 2002-06-19
    soldstatus $73,500
26. 1988-05-01
    soldstatus $23,000

ⓘ 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: $2,609 · $217/mo
• Projected year-2 tax: $2,609 · $217/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) · 96% 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: $26,526
• − Mortgage interest: −$11,198
• − Property taxes: −$2,609
• − Insurance: −$1,797
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − HOA: −$192
• − Depreciation: −$5,815
• Taxable income: $671
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $3,617/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

+769.1% since first listed

10 events — show timeline

• 2026-02-22 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-21 Price Changed $198,800 Stellar MLS as Distributed by MLS Grid
• 2026-02-21 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-07 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-12 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-05 Listed $242,500 Stellar MLS as Distributed by MLS Grid
• 2002-06-19 Sold (Public Records) $73,500 Public Records
• 1988-05-01 Sold (Public Records) $23,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,609 · -15.4% YoY. Source: county tax records.