2 Quails Run Blvd #2104 · Englewood, FL 34223

$134,900

2 bd · 2.0 ba · 946 sqft · Condo · 121 Days on market

Built 1977 Good condition $143/sqft · 63% below area $600/mo HOA · 23% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• 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

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 $147 ($2k/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: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.5% 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.
• Zoned schools: Englewood Elementary School (math 65% / reading 66%, grade B+, #500 of 2,144 statewide, top 24%, 587 students, 52% FRL).
• Market conditions: Rents rising fast (+9.0%/yr); 823 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 42% 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($119k) 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 23% 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 $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1977 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.98% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.21%
• DSCR: 1.81
• GRM: 4.2

CMA / ARV

• ARV (median comp): $366,941
• List price: $134,900
• Delta: -63.24%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 E 6th St	1.30mi	2/1.5	968 (+2%)	3mo	$225,000	$232	57
825 E 5th St	1.36mi	2/1.5	936 (-1%)	6mo	$325,000	$347	56
848 E 4th St	1.46mi	2/1.5	908 (-4%)	4mo	$325,000	$358	53
801 E 2nd St	1.43mi	2/2.0	1,005 (+6%)	4mo	$170,000	$169	51
866 E 6th St	1.44mi	2/2.0	1,055 (+12%)	4mo	$340,000	$322	42
25 Hillcrest Dr	1.12mi	2/1.5	1,060 (+12%)	3mo	$240,000	$226	40
861 E 7th St	1.41mi	2/1.0	852 (-10%)	6mo	$385,000	$452	40
130 Crestview Dr	1.13mi	2/2.0	1,086 (+15%)	2mo	$418,500	$385	39
1401 S Mccall Rd Unit 303A	1.24mi	2/2.0	1,093 (+16%)	2mo	$269,000	$246	38
832 E 4th St	1.41mi	3/1.0 (+1)	1,044 (+10%)	2mo	$367,000	$352	37
53 W Bay Heights Ave #205	0.92mi	2/2.0	1,116 (+18%)	6mo	$290,000	$260	35
35 Hillcrest Dr	1.13mi	2/1.0	770 (-19%)	4mo	$215,000	$279	33

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: 1.4%
• Equity multiple: 1.06×
• Total profit: $2,237
• Equity at exit: $20,114

10-year hold

• IRR: 18.2%
• Equity multiple: 3.14×
• Total profit: $80,808
• 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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $179,900 ($178/sqft)
• Median days on market: 180 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +118.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34223

• Home prices YoY: -34.2%
• Rents YoY: 9.0%
• Active inventory: 823
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,665 high
• 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: −$560
• Net cashflow: $147

Break-even live

Break-even rent $2,480

Max offer price $134,900

Occupancy floor 90%

Sensitivity live

Price	-10% $240	-5% $193	+0% $147	+5% $100	+10% $53
Rent	-10% $-64	-5% $41	+0% $147	+5% $252	+10% $357
Rate	-1.0pp $215	-0.5pp $181	base $147	+0.5pp $112	+1.0pp $76

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	116d	1	1.13mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	116d	1	1.21mi
1401 S McCall Rd Englewood, FL	2.0	2.0	1093	$3,150	$2.88	6d	2	1.22mi
5041 N Beach Rd Unit 3-A Englewood, FL	2.0	1.0	864	$3,000	$3.47	116d	1	1.46mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	116d	1	1.46mi
5041 N Beach Rd Unit 1B Englewood, FL	2.0	1.0	800	$3,500	$4.38	6d	1	1.47mi

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: $7,200Association requires approvalAssociation amenities: Laundry, PoolCommunity features: Deed restrictions, Pool, Wheelchair accessSenior communityPets allowed (cats and dogs) with limits — max pet weight 16 lbs

Exterior

• Parking: Assigned parkingGuest parkingOff-street parking
• Utilities: Public waterPublic sewerCable available and connectedHigh-speed internet availableElectrical service available and connectedWater and sewer connected
• Home design: CondominiumResidential propertyOne levelFaces southwest
• Construction: Stucco constructionBuilt-up roofSlab foundationBuilt in 2-story building (unit on first floor)
• Exterior features: Enclosed patio/porchPond frontage and pond viewTrees and landscaped groundsPaved, privately maintained road

Interior

• Kitchen: DishwasherDisposalExhaust fanIce makerRangeRefrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansStone countersSliding doors
• Laundry & utility: Common area laundry

HOA detail $600/mo · $7,200/yr condo

• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $134,900 Active 121 DOM
2. 2026-09-23
   days on market $134,900 Active 120 DOM
3. 2026-09-22
   days on market $134,900 Active 119 DOM
4. 2026-09-20
   days on market $134,900 Active 117 DOM
5. 2026-09-19
   days on market $134,900 Active 116 DOM
6. 2026-09-18
   days on market $134,900 Active 115 DOM
7. 2026-09-17
   days on market $134,900 Active 114 DOM
8. 2026-09-16
   days on market $134,900 Active 113 DOM
9. 2026-09-15
   days on market $134,900 Active 112 DOM
10. 2026-09-14
    days on market $134,900 Active 111 DOM
11. 2026-09-13
    days on market $134,900 Active 110 DOM
12. 2026-09-12
    days on market $134,900 Active 109 DOM
13. 2026-09-11
    days on market $134,900 Active 108 DOM
14. 2026-09-05
    days on market $134,900 Active 102 DOM
15. 2026-09-04
    days on market $134,900 Active 101 DOM
16. 2026-09-03
    days on market $134,900 Active 100 DOM
17. 2026-08-31
    days on market $134,900 Active 97 DOM
18. 2026-08-29
    days on market $134,900 Active 95 DOM
19. 2026-08-28
    days on market $134,900 Active 94 DOM
20. 2026-08-27
    days on market $134,900 Active 93 DOM
21. 2026-08-25
    days on market $134,900 Active 91 DOM
22. 2026-08-24
    days on market $134,900 Active 90 DOM
23. 2026-08-23
    days on market $134,900 Active 89 DOM
24. 2026-08-22
    days on market $134,900 Active 88 DOM
25. 2026-08-21
    days on market $134,900 Active 87 DOM
26. 2026-08-20
    days on market $134,900 Active 86 DOM
27. 2026-08-19
    days on market $134,900 Active 85 DOM
28. 2026-08-18
    days on market $134,900 Active 84 DOM
29. 2026-08-17
    days on market $134,900 Active 83 DOM
30. 2026-08-16
    days on market $134,900 Active 82 DOM
31. 2026-08-15
    days on market $134,900 Active 81 DOM
32. 2026-08-14
    days on market $134,900 Active 80 DOM
33. 2026-08-13
    days on market $134,900 Active 79 DOM
34. 2026-08-12
    days on market $134,900 Active 78 DOM
35. 2026-08-11
    days on market $134,900 Active 77 DOM
36. 2026-08-10
    days on market $134,900 Active 76 DOM
37. 2026-08-09
    days on market $134,900 Active 75 DOM
38. 2026-08-08
    days on market $134,900 Active 74 DOM
39. 2026-08-07
    days on market $134,900 Active 73 DOM
40. 2026-08-06
    days on market $134,900 Active 72 DOM
41. 2026-08-05
    days on market $134,900 Active 71 DOM
42. 2026-08-04
    days on market $134,900 Active 70 DOM
43. 2026-08-03
    days on market $134,900 Active 69 DOM
44. 2026-07-31
    days on market $134,900 Active 66 DOM
45. 2026-07-30
    days on market $134,900 Active 64 DOM
46. 2026-07-24
    days on market $134,900 Active 59 DOM
47. 2026-07-23
    days on market $134,900 Active 58 DOM
48. 2026-07-22
    days on market $134,900 Active 57 DOM
49. 2026-07-21
    days on market $134,900 Active 56 DOM
50. 2026-07-20
    days on market $134,900 Active 55 DOM

ⓘ 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 4/10 Moderate
• 🌡 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: $31,982
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$5,793
• − Repairs & maintenance: −$2,559
• − Management: −$2,559
• − HOA: −$7,200
• − Depreciation: −$3,924
• Taxable income: $367
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $1,672/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 Est. rehab $4,730–$14,190 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 66/100

Zoned Schools

Elementary Englewood Elementary School B+ FL #500/2,144 Nat'l #5,011/41,679

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

B Composite livability gradescore 73/100

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 · 452,380 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: 15% of renters

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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%

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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%

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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

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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

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: $7,200Association requires approvalAssociation amenities: Laundry, PoolCommunity features: Deed restrictions, Pool, Wheelchair accessSenior communityPets allowed (cats and dogs) with limits — max pet weight 16 lbs

Exterior

• Parking: Assigned parkingGuest parkingOff-street parking
• Utilities: Public waterPublic sewerCable available and connectedHigh-speed internet availableElectrical service available and connectedWater and sewer connected
• Home design: CondominiumResidential propertyOne levelFaces southwest
• Construction: Stucco constructionBuilt-up roofSlab foundationBuilt in 2-story building (unit on first floor)
• Exterior features: Enclosed patio/porchPond frontage and pond viewTrees and landscaped groundsPaved, privately maintained road

Interior

• Kitchen: DishwasherDisposalExhaust fanIce makerRangeRefrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansStone countersSliding doors
• Laundry & utility: Common area laundry

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