2 Quails Run Blvd #2104 · Englewood, FL 34223

$134,900

2 bd · 2.0 ba · 946 sqft · Condo · 26 Days on market

Built 1977 Good condition $600/mo HOA · 24% of rent

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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 +28.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Rent growth +4.8/5.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Down stairs two bed room two bath with a preferred floor plan and water view. This floor plan has both bed rooms on the right hand side of the condo. The left hand side has the kitchen in the front, then flows into the dining then the living room and finally out the screened in lanai. The master bed room and living room both open up into the lanai with sliders and both have a great view over looking the pond with water fountain. This condo comes furnished and is ready for you to move in. Enjoy the club house with many activities and the heated pool. This particular floor plan down stairs is hard to come by.

Key facts

• Vinyl flooring
• Florida room
• View of the lake

Tags

• FLORIDA ROOM
• FIRST-FLOOR ACCESS
• VIEW OF THE LAKE
• VINYL FLOORING
• CLOSE PROXIMITY TO SHOPPING

Property features AI

Finance

• Other: Association name: Amber Mackian
• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee: $600 (includes cable TV, internet, sewer, trash, water, pool); Annual fees: $7,200; Association requires approval; Association amenities: Laundry, Pool; Community features: Deed restrictions, Pool, Wheelchair access; Senior community; Pets allowed (cats and dogs) with limits — max pet weight 16 lbs

Exterior

• Parking: Assigned parking; Guest parking; Off-street parking
• Utilities: Public water; Public sewer; Cable available and connected; High-speed internet available; Electrical service available and connected; Water and sewer connected
• Home design: Condominium; Residential property; One level; Faces southwest
• Construction: Stucco construction; Built-up roof; Slab foundation; Built in 2-story building (unit on first floor)
• Exterior features: Enclosed patio/porch; Pond frontage and pond view; Trees and landscaped grounds; Paved, privately maintained road

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Ice maker; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Stone counters; Sliding doors
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $31 ($371/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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.
• Sarasota (urban): math 63% / reading 63% proficiency, ranked #7 of 73 in FL (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+9.0%/yr); 720 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 40% of the median local income ($76k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 24% of rent.
• 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,876 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.87% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.53%
• DSCR: 1.65
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.84×
• Total profit: $-5,911
• Equity at exit: $20,114

10-year hold

• IRR: 14.1%
• Equity multiple: 2.61×
• Total profit: $60,687
• Equity at exit: $11,664

Cash invested: $37,772 (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: 720
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,519 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$600
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $31

Break-even live

Break-even rent $2,480

Max offer price $134,900

Occupancy floor 94%

Sensitivity live

Price	-10% $124	-5% $78	+0% $31	+5% $-16	+10% $-62
Rent	-10% $-168	-5% $-69	+0% $31	+5% $130	+10% $230
Rate	-1.0pp $99	-0.5pp $65	base $31	+0.5pp $-4	+1.0pp $-40

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	22d	1	1.13mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	22d	1	1.21mi
5041 N Beach Rd Unit 3-A Englewood, FL	2.0	1.0	864	$3,000	$3.47	22d	1	1.46mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	22d	1	1.46mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $134,900 Active 26 DOM
2. 2026-06-18
   days on market $134,900 Active 23 DOM
3. 2026-06-17
   days on market $134,900 Active 22 DOM
4. 2026-06-16
   days on market $134,900 Active 21 DOM
5. 2026-06-15
   days on market $134,900 Active 20 DOM
6. 2026-06-13
   days on market $134,900 Active 18 DOM
7. 2026-06-13
   days on market $134,900 Active 17 DOM
8. 2026-06-10
   days on market $134,900 Active 15 DOM
9. 2026-06-09
   days on market $134,900 Active 14 DOM
10. 2026-06-08
    days on market $134,900 Active 13 DOM
11. 2026-06-08
    days on market $134,900 Active 12 DOM
12. 2026-06-05
    days on market $134,900 Active 9 DOM
13. 2026-06-03
    days on market $134,900 Active 8 DOM
14. 2026-06-02
    days on market $134,900 Active 7 DOM
15. 2026-06-01
    days on market $134,900 Active 6 DOM
16. 2026-05-31
    days on market $134,900 Active 5 DOM
17. 2026-05-26
    listed $134,900 Active
18. 2017-11-20
    soldstatus $119,500 Sold 614-char remark

    Show marketing remark (614 chars)

    Down stairs two bed room two bath with a preferred floor plan and water view. This floor plan has both bed rooms on the right hand side of the condo. The left hand side has the kitchen in the front, then flows into the dining then the living room and finally out the screened in lanai. The master bed room and living room both open up into the lanai with sliders and both have a great view over looking the pond with water fountain. This condo comes furnished and is ready for you to move in. Enjoy the club house with many activities and the heated pool. This particular floor plan down stairs is hard to come by.

19. 2017-10-03
    status Pending 614-char remark

    Show marketing remark (614 chars)

    Down stairs two bed room two bath with a preferred floor plan and water view. This floor plan has both bed rooms on the right hand side of the condo. The left hand side has the kitchen in the front, then flows into the dining then the living room and finally out the screened in lanai. The master bed room and living room both open up into the lanai with sliders and both have a great view over looking the pond with water fountain. This condo comes furnished and is ready for you to move in. Enjoy the club house with many activities and the heated pool. This particular floor plan down stairs is hard to come by.

20. 2017-09-29
    price $123,900 614-char remark

    Show marketing remark (614 chars)

    Down stairs two bed room two bath with a preferred floor plan and water view. This floor plan has both bed rooms on the right hand side of the condo. The left hand side has the kitchen in the front, then flows into the dining then the living room and finally out the screened in lanai. The master bed room and living room both open up into the lanai with sliders and both have a great view over looking the pond with water fountain. This condo comes furnished and is ready for you to move in. Enjoy the club house with many activities and the heated pool. This particular floor plan down stairs is hard to come by.

21. 2017-08-15
    price $126,900 614-char remark

    Show marketing remark (614 chars)

    Down stairs two bed room two bath with a preferred floor plan and water view. This floor plan has both bed rooms on the right hand side of the condo. The left hand side has the kitchen in the front, then flows into the dining then the living room and finally out the screened in lanai. The master bed room and living room both open up into the lanai with sliders and both have a great view over looking the pond with water fountain. This condo comes furnished and is ready for you to move in. Enjoy the club house with many activities and the heated pool. This particular floor plan down stairs is hard to come by.

22. 2017-07-27
    listed $129,900 Active 614-char remark

    Show marketing remark (614 chars)

    Down stairs two bed room two bath with a preferred floor plan and water view. This floor plan has both bed rooms on the right hand side of the condo. The left hand side has the kitchen in the front, then flows into the dining then the living room and finally out the screened in lanai. The master bed room and living room both open up into the lanai with sliders and both have a great view over looking the pond with water fountain. This condo comes furnished and is ready for you to move in. Enjoy the club house with many activities and the heated pool. This particular floor plan down stairs is hard to come by.

23. 2012-06-29
    soldstatus $60,000 356-char remark

    Show marketing remark (356 chars)

    Quail's Run is an active community in a great location. Plenty of clubhouse activities, a heated pool, shuffle board and bocci-ball. Beaches, restaurants, golfing, fishing and shopping are all close by. This 2 bedroom, 2 bath, first floor unit with atranquil lake view has newer carpet, paint, appliances, toilets. Call to make an appointment to see today.

24. 2010-10-13
    listed $79,500 356-char remark

    Show marketing remark (356 chars)

    Quail's Run is an active community in a great location. Plenty of clubhouse activities, a heated pool, shuffle board and bocci-ball. Beaches, restaurants, golfing, fishing and shopping are all close by. This 2 bedroom, 2 bath, first floor unit with atranquil lake view has newer carpet, paint, appliances, toilets. Call to make an appointment to see today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $30,224
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$5,793
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − HOA: −$7,200
• − Depreciation: −$3,924
• Taxable loss: −$1,109
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $637/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 2-bath condo in a desirable 55+ community is in good condition with minimal repairs needed. It offers a spacious floorplan and a peaceful community atmosphere.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace sliding glass doors — Improves energy efficiency and safety
• Resale Replace countertops — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace sliding glass doors — Improves energy efficiency and safety ↑
• Resale Replace countertops — Modernizes the kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sarasota
• NCES district ID: 1201680
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $51,167
• Composite: 53.68/100
• National rank: #1428
• State rank: #7 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 (Sarasota County) Hauer SSP2

• Today (2025): 452,380 people
• By 2030: 474,175 · +4.8%
• By 2040: 511,577 · +13.1%
• By 2050: 541,467 · +19.7%
• By 2075: 604,947 · +33.7%
• By 2100: 621,965 · +37.5%

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 · Sarasota

• 2024 margin: R (+18.2) · D 40.5% · R 58.7%
• 2008→2024 swing: -18.1pp toward R · 2008: -0.1pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+10.4 2016: R+11.6 2012: R+7.4 2008: R+0.1

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

+69.7% since first listed

8 events — show timeline

• 2026-05-26 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2017-11-20 Sold (MLS) $119,500 Stellar MLS as Distributed by MLS Grid
• 2017-10-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-09-29 Price Changed $123,900 Stellar MLS as Distributed by MLS Grid
• 2017-08-15 Price Changed $126,900 Stellar MLS as Distributed by MLS Grid
• 2017-07-27 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2012-06-29 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2010-10-13 Listed $79,500 Stellar MLS as Distributed by MLS Grid