1475 Flamingo Dr #72 · Englewood, FL 34224

$69,900

2 bd · 2.0 ba · 520 sqft · Land public records · 314 Days on market

Built 1984 2,060 sqft lot $140/mo HOA · 10% of rent

---

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 +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

When you move into this home you will be living in resort style community. There is a very active club house that holds dinners, dances and many other activities. You will be able to enjoy a swim in the pool, a game of bocci ball or challenge someone to a shuffleboard or maybe a game of horseshoes. If you like sand the Gulf of America is only a couple of miles away on Manasota Key. Many stores and shops are close by. There are many large and small restaurants close by. Englewood Community Hospital and doctors within 3 miles. Now if you like to fish, boat or play golf you will be in the center of activity. This park model has a new roof and may be your new vacation or permanent home.

Key facts

• Swim in the pool
• Game of bocci ball
• Active club house

Tags

• RESORT STYLE COMMUNITY
• ACTIVE CLUB HOUSE
• SWIM IN THE POOL
• GAME OF BOCCI BALL
• SHUFFLEBOARD
• GAME OF HORSESHOES

Property features AI

Finance

• Other: Flood insurance required; Private maintained paved road; Lot is approximately 0.05 acre (zoning PD)
• Financial info: Total monthly fees $140; total annual fees $1,680; Lease restrictions apply
• HOA & community: Monthly association fee of $140; Association includes pool, private road, recreational facilities, clubhouse, management, sewer, trash, water, common area taxes, storage; Association approval required; buyer approval required; Community features: clubhouse, pool, park, dog park, shuffleboard court, community mailbox, street lights, association recreation owned, deed restrictions, gated, special community restrictions, golf carts allowed; Pets allowed (cats and dogs OK, breed restrictions)

Exterior

• Parking: Off-street open parking
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Phone available; Underground utilities; Water connected; Sewer connected
• Home design: Manufactured home; Residential property; Single-story; Faces east; Homestead exempt
• Construction: Metal siding; Membrane roof; Slab foundation; Built as a manufactured home
• Exterior features: Covered, enclosed side porch; Exterior lighting; Rain gutters; Shed(s)

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Blinds and window treatments; Exhaust fan
• Laundry & utility: Laundry area (other); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $70k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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.
• 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; 1 comparable units currently listed for rent nearby; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 31% of the median local income ($57k/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 $483 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.10% ✓
• Cap rate: 15.83%
• Cash-on-cash: 34.05%
• DSCR: 2.52
• GRM: 4.0

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: 20.5%
• Equity multiple: 1.80×
• Total profit: $15,647
• Equity at exit: $10,422

10-year hold

• IRR: 26.2%
• Equity multiple: 2.92×
• Total profit: $37,653
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$140
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $489

Break-even live

Break-even rent $849

Max offer price $69,900

Occupancy floor 62%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1604 Cardinal Ln Unit 1 Englewood, FL	1.0	1.0	750	$1,300	$1.73	20d	1	0.56mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: pool

Listing history 6 events

1. 2026-02-18
   price $69,900
2. 2026-01-05
   price $79,900
3. 2025-07-19
   listed $89,900 Active
4. 2021-12-14
   soldstatus $88,000
5. 2010-03-03
   soldstatus $45,000
6. 2002-03-12
   soldstatus $40,000

ⓘ 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: $824 · $69/mo
• Projected year-2 tax: $824 · $69/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 7/10 Severe FEMA zone X (shaded) · 95% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $17,616
• − Mortgage interest: −$3,915
• − Property taxes: −$824
• − Insurance: −$1,147
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − HOA: −$1,680
• − Depreciation: −$2,033
• Taxable income: $5,197
• Est. tax owed @ 24.0%: −$1,247
• After-tax cash flow: $4,619/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

+74.8% since first listed

6 events — show timeline

• 2026-02-18 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-19 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-14 Sold (Public Records) $88,000 Public Records
• 2010-03-03 Sold (Public Records) $45,000 Public Records
• 2002-03-12 Sold (Public Records) $40,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $824 · +4.9% YoY. Source: county tax records.