6228 Falcon Dr · Englewood, FL 34224

$174,000

2 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 46 Days on market

Built 1985 10,213 sqft lot Est $162k · 7% over $4/mo HOA

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Why this score? — see what drove the D+ 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 +18.2/30.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.6/10.0
• ARV discount +4.2/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * * PRICE REDUCED * * * * * Welcome to easy Florida living in the desirable 55+ community of Lemon Bay Isles! This charming 2-bedroom, 2-bath home offers 1,352 square feet of comfortable living space and comes fully furnished, making it truly move-in ready. Step inside to find luxury vinyl flooring throughout and a spacious, open layout perfect for both everyday living and entertaining. The home features a large dining area with a breakfast bar, plus a versatile office/desk space just off the living room—ideal for hobbies or working from home. The primary suite is a standout, offering two generous walk-in closets and a private full bath. Enjoy Florida’s beautiful we

Key facts

• Large dining area
• Two walk-in closets
• Private full bath

Tags

• ENCLOSED LANAI
• LARGE DINING AREA
• BREAKFAST BAR
• VERSATILE OFFICE SPACE
• TWO WALK-IN CLOSETS
• PRIVATE FULL BATH

Property features AI

Finance

• Other: Furnished; Lot is paved and about 0.23 acres (approx. 0 to less than 1/4 acre); Number of rooms: 10; Living area approximately 1,352 (per public records)
• Financial info: Lease restrictions apply
• HOA & community: Homeowners association with annual fee ($50); Monthly HOA equivalent about $4.17; association approval required; Association contact available; Senior community; Buyer approval required; Golf carts allowed; Pets allowed with limits

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; High-speed internet available; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Residential property; One level; Faces southwest
• Construction: Vinyl siding; Metal roof; Crawlspace and slab foundation; Built as a double wide manufactured home
• Exterior features: Covered, enclosed patio/porch; Sidewalk; Outdoor storage

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Vaulted ceilings; Blinds, shutters and window treatments; Storage rooms
• Laundry & utility: Washer; Dryer; Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (0.9% below list).
• Recommended offer: $169k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• 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.
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $5k 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 46 days — a 3% lower offer ($169k) 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 $95k; list at $174k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $168,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $162,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6287 Oriole Blvd	0.34mi	2/2.0	1,344 (-1%)	11mo	$130,000	$97	74
8443 Albatross Ln	0.33mi	2/1.5	1,160 (-14%)	13mo	$139,000	$120	48
1513 Blue Heron Dr	0.54mi	2/2.0	1,152 (-15%)	11mo	$165,000	$143	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.52×
• Total profit: $-23,242
• Equity at exit: $25,944

10-year hold

• IRR: -10.5%
• Equity multiple: 0.45×
• Total profit: $-26,808
• Equity at exit: $15,044

Cash invested: $48,720 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$912
• Tax from tax record: −$217 /mo · $2,602/yr
• Insurance: −$72
• HOA: −$4
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $157

Break-even live

Break-even rent $1,526

Max offer price $174,000

Occupancy floor 86%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9264 Anita Ave Unit A Englewood, FL	2.0	2.0	1008	$1,400	$1.39	21d	1	0.56mi
9271 Tacoma Ave Unit B Englewood, FL	2.0	2.0	1206	$1,650	$1.37	21d	1	0.61mi
9312 Anita Ave Unit B Englewood, FL	2.0	1.0	972	$1,600	$1.65	21d	1	0.62mi
9322 Anita Ave Englewood, FL	2.0	2.0	1133	$1,495	$1.32	21d	1	0.64mi
9416 Anita Ave Englewood, FL	3.0	2.0	1162	$1,750	$1.51	13d	1	0.77mi
9410 Tacoma Ave Unit A Englewood, FL	3.0	2.0	1062	$1,600	$1.51	13d	1	0.84mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	21d	1	0.90mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	21d	1	1.06mi
9372 San Bernandino Ave Englewood, FL	2.0	2.0	1020	$4,666	$4.57	21d	1	1.07mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	21d	1	1.11mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	13d	1	1.11mi
6320 Brookridge St Englewood, FL	3.0	2.0	1445	$5,550	$3.84	21d	1	1.13mi
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	21d	1	1.25mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	21d	1	1.26mi
10136 Willmington Blvd Englewood, FL	3.0	2.0	1598	$2,000	$1.25	21d	1	1.30mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 21 events

1. 2026-06-18
   days on market $174,000 Active 46 DOM
2. 2026-06-17
   days on market $174,000 Active 45 DOM
3. 2026-06-16
   days on market $174,000 Active 44 DOM
4. 2026-06-15
   days on market $174,000 Active 43 DOM
5. 2026-06-14
   days on market $174,000 Active 41 DOM
6. 2026-06-13
   days on market $174,000 Active 40 DOM
7. 2026-06-10
   days on market $174,000 Active 38 DOM
8. 2026-06-09
   days on market $174,000 Active 37 DOM
9. 2026-06-08
   days on market $174,000 Active 36 DOM
10. 2026-06-07
    days on market $174,000 Active 35 DOM
11. 2026-06-05
    days on market $174,000 Active 32 DOM
12. 2026-06-03
    days on market $174,000 Active 31 DOM
13. 2026-06-02
    days on market $174,000 Active 30 DOM
14. 2026-06-01
    days on market $174,000 Active 29 DOM
15. 2026-05-31
    days on market $174,000 Active 28 DOM
16. 2026-05-30
    days on market $174,000 Active 27 DOM
17. 2026-05-16
    price $174,000
18. 2026-05-16
    status Active
19. 2026-04-23
    status Pending
20. 2026-04-10
    listed $179,000 Active
21. 2023-10-04
    soldstatus $95,000

ⓘ 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: $2,602 · $217/mo
• Projected year-2 tax: $2,602 · $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 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $20,695
• − Mortgage interest: −$9,747
• − Property taxes: −$2,602
• − Insurance: −$870
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − HOA: −$48
• − Depreciation: −$5,062
• Taxable loss: −$944
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $2,107/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

+83.2% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $174,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-04 Sold (Public Records) $95,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,602 · +68.1% YoY. Source: county tax records.