1407 Seagull Dr · Englewood, FL 34224

$95,000

2 bd · 1.5 ba · 672 sqft · Manufactured public records · 450 Days on market

Built 1973 7,838 sqft lot Est $87k · 10% over $9/mo HOA · 1% 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
• Schools +4.6/10.0
• Livability +3.7/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

POPULAR SPLIT PLAN WITH BEDROOMS & BATHS. WHAT A GREAT WINTER HIDE-A-WAY. LVING ROOM HAS BUILT IN EXTRA AREA. 2 SHEDS WITH WASHER & DRYER AND EXTRA OUTSIDE SHOWER. LANAI HAS VINYL WINDOWS. MEW MEMBRANE ROOF 2005. CENTRAL HEAT & AIR PLUS BASEBOARD HEAT INLIVING ROOM PER OWNER. BEING SOLD TURNKEY FURNISHED. CERTIFIED ADULT PARK. PETS ALLOWED.

Key facts

• Open floor plan
• Mature fruit trees
• Large lots

Tags

• OPEN FLOOR PLAN
• LVT FLOORING
• LARGE LOTS
• MATURE FRUIT TREES
• PALM TREES
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Total lot about 0.18 acres; One well on the property; No waterfront; Property type: Residential mobile home (MHC zoning)
• Financial info: Turnkey (furnished)
• HOA & community: Optional HOA (Dottie Quackenbush) — approximately $110 annually ($9.17/month); Association amenities: clubhouse, recreation facilities, pickleball and shuffleboard courts; Senior community; Cats and dogs allowed; Deed-restricted community

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available; Broadband/high-speed internet available
• Home design: Residential mobile home (single wide); One level; East-facing
• Construction: Metal siding; Shingle roof; Crawlspace foundation with pillar/post/pier
• Exterior features: Covered, enclosed porch; Private mailbox; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Living area approximately 672 square feet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Pest guard system
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry room; Outside laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 2 comparable units currently listed for rent nearby; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 33% 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 450 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $45k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $95k implies a 53% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 450 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 1973 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.66% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.69%
• DSCR: 2.05
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $86,688
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
755 Baja Viejo	0.55mi	2/1.0	672 (0%)	3mo	$67,500	$100	70
1475 Flamingo Dr #70	0.21mi	1/1.0 (-1)	653 (-3%)	13mo	$84,000	$129	68
1128 Seahorse Ln	0.60mi	2/2.0	684 (+2%)	5mo	$175,000	$256	63

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: 9.2%
• Equity multiple: 1.35×
• Total profit: $9,294
• Equity at exit: $14,165

10-year hold

• IRR: 15.4%
• Equity multiple: 2.06×
• Total profit: $28,247
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$176 /mo · $2,109/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$9
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $459

Break-even live

Break-even rent $999

Max offer price $95,000

Occupancy floor 66%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	21d	1	0.38mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	21d	1	1.36mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 23 events

1. 2026-06-18
   days on market $95,000 Active 450 DOM
2. 2026-06-17
   days on market $95,000 Active 449 DOM
3. 2026-06-16
   days on market $95,000 Active 448 DOM
4. 2026-06-15
   days on market $95,000 Active 447 DOM
5. 2026-06-14
   days on market $95,000 Active 445 DOM
6. 2026-06-13
   days on market $95,000 Active 444 DOM
7. 2026-06-10
   days on market $95,000 Active 442 DOM
8. 2026-06-09
   days on market $95,000 Active 441 DOM
9. 2026-06-09
   price $95,000 Active 440 DOM
10. 2026-06-08
    days on market $115,000 Active 440 DOM
11. 2026-06-05
    days on market $115,000 Active 436 DOM
12. 2026-06-02
    days on market $115,000 Active 434 DOM
13. 2026-06-01
    days on market $115,000 Active 433 DOM
14. 2026-05-31
    days on market $115,000 Active 432 DOM
15. 2026-05-30
    days on market $115,000 Active 431 DOM
16. 2026-04-01
    price $115,000
17. 2025-09-12
    status Active
18. 2025-09-05
    historical
19. 2025-05-05
    price $125,000
20. 2025-03-18
    listed $140,000 Active
21. 2008-03-27
    soldstatus $62,000
22. 2008-03-26
    soldstatus $62,000 360-char remark

    Show marketing remark (360 chars)

    POPULAR SPLIT PLAN WITH BEDROOMS & BATHS. WHAT A GREAT WINTER HIDE-A-WAY. LVING ROOM HAS BUILT IN EXTRA AREA. 2 SHEDS WITH WASHER & DRYER AND EXTRA OUTSIDE SHOWER. LANAI HAS VINYL WINDOWS. MEW MEMBRANE ROOF 2005. CENTRAL HEAT & AIR PLUS BASEBOARD HEAT INLIVING ROOM PER OWNER. BEING SOLD TURNKEY FURNISHED. CERTIFIED ADULT PARK. PETS ALLOWED.

23. 2007-09-10
    listed $64,900 360-char remark

    Show marketing remark (360 chars)

    POPULAR SPLIT PLAN WITH BEDROOMS & BATHS. WHAT A GREAT WINTER HIDE-A-WAY. LVING ROOM HAS BUILT IN EXTRA AREA. 2 SHEDS WITH WASHER & DRYER AND EXTRA OUTSIDE SHOWER. LANAI HAS VINYL WINDOWS. MEW MEMBRANE ROOF 2005. CENTRAL HEAT & AIR PLUS BASEBOARD HEAT INLIVING ROOM PER OWNER. BEING SOLD TURNKEY FURNISHED. CERTIFIED ADULT PARK. PETS ALLOWED.

ⓘ 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: $2,109 · $176/mo
• Projected year-2 tax: $2,109 · $176/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 · 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: $18,951
• − Mortgage interest: −$5,321
• − Property taxes: −$2,109
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − HOA: −$108
• − Depreciation: −$2,764
• Taxable income: $4,344
• Est. tax owed @ 24.0%: −$1,043
• After-tax cash flow: $4,461/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

+77.2% since first listed

8 events — show timeline

• 2026-04-01 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-05 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-18 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2008-03-27 Sold (Public Records) $62,000 Public Records
• 2008-03-26 Sold (MLS) $62,000 Stellar MLS as Distributed by MLS Grid
• 2007-09-10 Listed $64,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2025): $2,109 · -1.6% YoY. Source: county tax records.