316 S Mango St · Englewood, FL 34223

$565,000

3 bd · 2.5 ba · 2,372 sqft · SingleFamily public records · 37 Days on market

Built 1956 0.35 ac lot $238/sqft · 40% below area Est $938k · 40% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.5/30.0
• Schools +5.4/10.0
• Rent growth +4.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Wake up to sweeping Bay views from the primary suite and step out to a pool deck that takes full advantage of them. This sprawling single-story sits on a generous lot with direct sightlines to the water, palm-lined grounds, and a fully screened lanai built around a free-form pool and spa, the kind of backyard you plan your day around. Inside the main home you'll find an open layout with fresh flooring throughout, a renovated kitchen with granite counters and a center island, a spacious living room that opens to the pool through wall-to-wall sliders, and a primary bedroom positioned to soak in the Bay views the moment you open your eyes. The standout feature is the attached in-law suite, a t

Key facts

• Renovated kitchen
• Fully screened lanai
• Bay views

Tags

• BAY VIEWS
• POOL DECK
• FULLY SCREENED LANAI
• FREE-FORM POOL
• RENOVATED KITCHEN
• GRANITE COUNTERS

Property features AI

Finance

• Other: Zoned RSF2; Lot approximately 0.35 acres (1/4 to less than 1/2 acre); Bay/harbor full water view
• Financial info: Homestead exemption indicated
• HOA & community: No HOA/association

Exterior

• Parking: Attached 2-car garage (15 x 32)
• Utilities: Public water; Public sewer; Cable connected; Water and sewer connected
• Home design: Single-family residence; One-story; East-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built as completed (existing property)
• Exterior features: Porch and rear porch; Outdoor shower; Sliding doors; In-ground private pool; Asphalt road access

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Wood-burning fireplace
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $565k.

Deal economics

• At list price, monthly cash flow is $-926 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $401k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (33.9% below list).
• Recommended offer: $373k (33.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $3,733/mo this rent would consume 59% of the median local household income ($76k/yr) (locally 290% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($548k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $565k implies a 2797% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $373,325 (33.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.66% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 12.6

CMA / ARV

• ARV (median comp): $937,914
• List price: $565,000
• Delta: -39.76%
• Verdict: UNDERPRICED
• Comps: 12 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.17×
• Total profit: $-130,757
• Equity at exit: $84,243

10-year hold

• IRR: -8.4%
• Equity multiple: 0.37×
• Total profit: $-99,842
• Equity at exit: $48,851

Cash invested: $158,200 (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: 12.6×

Monthly cashflow live

• Estimated rent: $3,733 medium
• Mortgage (P&I): −$2,963
• Tax from tax record: −$250 /mo · $3,003/yr
• Insurance: −$235
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$784
• Net cashflow: $-926

Break-even live

Break-even rent $4,905

Max offer price $401,439

Occupancy floor —

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: $141,250
• Closing costs: $16,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5039 N Beach Rd Englewood, FL	4.0	3.0	1650	$4,499	$2.73	21d	1	1.07mi
1375 Beach Rd #311 Englewood, FL	3.0	2.0	1686	$4,950	$2.94	21d	1	1.47mi
2825 N Beach Rd Englewood, FL	3.0	2.0	1800	$3,750	$2.08	21d	1	1.48mi
1501 Helene Ave Englewood, FL	3.0	2.0	1608	$3,200	$1.99	13d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $565,000 Active 37 DOM
2. 2026-06-17
   days on market $565,000 Active 36 DOM
3. 2026-06-16
   days on market $565,000 Active 35 DOM
4. 2026-06-15
   days on market $565,000 Active 34 DOM
5. 2026-06-13
   days on market $565,000 Active 32 DOM
6. 2026-06-13
   days on market $565,000 Active 31 DOM
7. 2026-06-10
   days on market $565,000 Active 29 DOM
8. 2026-06-09
   days on market $565,000 Active 28 DOM
9. 2026-06-08
   days on market $565,000 Active 27 DOM
10. 2026-06-08
    days on market $565,000 Active 26 DOM
11. 2026-06-05
    days on market $565,000 Active 23 DOM
12. 2026-06-03
    days on market $565,000 Active 22 DOM
13. 2026-06-02
    days on market $565,000 Active 21 DOM
14. 2026-06-01
    days on market $565,000 Active 20 DOM
15. 2026-05-31
    days on market $565,000 Active 19 DOM
16. 2026-05-12
    listed $565,000 Active 1192-char remark
17. 1973-04-01
    soldstatus $19,500

ⓘ 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: $3,003 · $250/mo
• Projected year-2 tax: $4,690 · $391/mo
• Expected delta: +$1,686/yr (+$141/mo · 56.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $44,799
• − Mortgage interest: −$31,649
• − Property taxes: −$3,003
• − Insurance: −$7,944
• − Repairs & maintenance: −$3,584
• − Management: −$3,584
• − Depreciation: −$16,436
• Taxable loss: −$21,401
• Est. tax savings @ 24.0%: +$5,136
• After-tax cash flow: $-5,974/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: 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

+2797.4% since first listed

2 events — show timeline

• 2026-05-12 Listed $565,000 Stellar MLS as Distributed by MLS Grid
• 1973-04-01 Sold (Public Records) $19,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,003 · +3.5% YoY. Source: county tax records.