1800 Englewood Rd #136 · Englewood, FL 34223

$74,900

2 bd · 1.0 ba · 672 sqft · SingleFamily · 128 Days on market

Built 1972 Good condition 3,666 sqft lot $130/mo HOA · 6% of rent ↓ 25% since listing

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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 +5.4/10.0
• Rent growth +4.8/5.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Oak Grove, this nicely updated 2-bedroom, 1-bath home located in the desirable 55+ Oak Grove community of Englewood. The home features updated cabinetry, butcher block countertops and upgraded appliances, along with durable laminate flooring throughout. The bathroom has also been refreshed with updated finishes. The functional layout offers comfortable living with plenty of natural light and a covered carport with a convenient storage closet for parking and extra storage. Residents of Oak Grove enjoy access to community amenities, including a heated pool, shuffleboard courts, and an active recreation hall with regular social events. Conveniently located near Manasota Beach, Dearborn Street, shopping, dining, and local events, this home offers easy Florida living in a welcoming community. Schedule your private showing today!

Key facts

• 3,666 sq ft lot
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.2% 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); 717 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 35% 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.98% ✓
• Cap rate: 24.21%
• Cash-on-cash: 63.99%
• DSCR: 3.85
• GRM: 2.8

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: 69.1%
• Equity multiple: 4.39×
• Total profit: $71,014
• Equity at exit: $11,168

10-year hold

• IRR: 74.9%
• Equity multiple: 10.91×
• Total profit: $207,778
• Equity at exit: $6,476

Cash invested: $20,972 (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: 717
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,235 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$130
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $1,118

Break-even live

Break-even rent $820

Max offer price $74,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,170	-5% $1,144	+0% $1,118	+5% $1,092	+10% $1,067
Rent	-10% $942	-5% $1,030	+0% $1,118	+5% $1,207	+10% $1,295
Rate	-1.0pp $1,156	-0.5pp $1,137	base $1,118	+0.5pp $1,099	+1.0pp $1,079

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-18
   days on market $74,900 Active 128 DOM
2. 2026-06-17
   days on market $74,900 Active 127 DOM
3. 2026-06-16
   days on market $74,900 Active 126 DOM
4. 2026-06-15
   days on market $74,900 Active 125 DOM
5. 2026-06-13
   days on market $74,900 Active 123 DOM
6. 2026-06-13
   days on market $74,900 Active 122 DOM
7. 2026-06-10
   days on market $74,900 Active 120 DOM
8. 2026-06-09
   days on market $74,900 Active 119 DOM
9. 2026-06-08
   days on market $74,900 Active 118 DOM
10. 2026-06-08
    days on market $74,900 Active 117 DOM
11. 2026-06-05
    days on market $74,900 Active 114 DOM
12. 2026-06-03
    days on market $74,900 Active 113 DOM
13. 2026-06-02
    days on market $74,900 Active 112 DOM
14. 2026-06-01
    days on market $74,900 Active 111 DOM
15. 2026-05-31
    days on market $74,900 Active 110 DOM
16. 2026-04-21
    price $74,900 846-char remark

    Show marketing remark (846 chars)

    Welcome to Oak Grove, this nicely updated 2-bedroom, 1-bath home located in the desirable 55+ Oak Grove community of Englewood. The home features updated cabinetry, butcher block countertops and upgraded appliances, along with durable laminate flooring throughout. The bathroom has also been refreshed with updated finishes. The functional layout offers comfortable living with plenty of natural light and a covered carport with a convenient storage closet for parking and extra storage. Residents of Oak Grove enjoy access to community amenities, including a heated pool, shuffleboard courts, and an active recreation hall with regular social events. Conveniently located near Manasota Beach, Dearborn Street, shopping, dining, and local events, this home offers easy Florida living in a welcoming community. Schedule your private showing today!

17. 2026-03-15
    price $79,900 846-char remark

    Show marketing remark (846 chars)

    Welcome to Oak Grove, this nicely updated 2-bedroom, 1-bath home located in the desirable 55+ Oak Grove community of Englewood. The home features updated cabinetry, butcher block countertops and upgraded appliances, along with durable laminate flooring throughout. The bathroom has also been refreshed with updated finishes. The functional layout offers comfortable living with plenty of natural light and a covered carport with a convenient storage closet for parking and extra storage. Residents of Oak Grove enjoy access to community amenities, including a heated pool, shuffleboard courts, and an active recreation hall with regular social events. Conveniently located near Manasota Beach, Dearborn Street, shopping, dining, and local events, this home offers easy Florida living in a welcoming community. Schedule your private showing today!

18. 2026-02-10
    listed $89,500 Active 846-char remark

    Show marketing remark (846 chars)

    Welcome to Oak Grove, this nicely updated 2-bedroom, 1-bath home located in the desirable 55+ Oak Grove community of Englewood. The home features updated cabinetry, butcher block countertops and upgraded appliances, along with durable laminate flooring throughout. The bathroom has also been refreshed with updated finishes. The functional layout offers comfortable living with plenty of natural light and a covered carport with a convenient storage closet for parking and extra storage. Residents of Oak Grove enjoy access to community amenities, including a heated pool, shuffleboard courts, and an active recreation hall with regular social events. Conveniently located near Manasota Beach, Dearborn Street, shopping, dining, and local events, this home offers easy Florida living in a welcoming community. Schedule your private showing today!

19. 2024-12-01
    historical
20. 2024-05-13
    price $74,900
21. 2024-04-19
    price $79,500
22. 2024-03-05
    price $89,500
23. 2024-03-04
    price $94,500
24. 2024-02-23
    listed $99,500 Active

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 23% 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,824
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − HOA: −$1,560
• − Depreciation: −$2,179
• Taxable income: $13,100
• Est. tax owed @ 24.0%: −$3,144
• After-tax cash flow: $10,276/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 80/100 Cosmetic rehab

This updated 2-bedroom, 1-bath home in the desirable Oak Grove community is move-in ready with a fresh paint job and new carpet. It offers a functional layout with natural light and a covered carport for parking and storage.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Both Replace worn-out carpet — Fresh carpet can improve comfort and aesthetics
• Both Install new window treatments — New curtains or blinds can add style and privacy
• Both Upgrade light fixtures — Modern lighting can brighten the space and add value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Replace worn-out carpet — Fresh carpet can improve comfort and aesthetics ↑
• Both Install new window treatments — New curtains or blinds can add style and privacy ↑
• Both Upgrade light fixtures — Modern lighting can brighten the space and add 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

-24.7% since first listed

9 events — show timeline

• 2026-04-21 Price Changed $74,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-15 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Listed $89,500 Stellar MLS as Distributed by MLS Grid
• 2024-12-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-13 Price Changed $74,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-19 Price Changed $79,500 Stellar MLS as Distributed by MLS Grid
• 2024-03-05 Price Changed $89,500 Stellar MLS as Distributed by MLS Grid
• 2024-03-04 Price Changed $94,500 Stellar MLS as Distributed by MLS Grid
• 2024-02-23 Listed $99,500 Stellar MLS as Distributed by MLS Grid