8455 Buttonquail Dr · Englewood, FL 34224

$166,000

2 bd · 2.0 ba · 1,806 sqft · Manufactured public records · 69 Days on market

Built 1990 7,799 sqft lot Est $235k · 29% under $58/mo HOA · 2% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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 MLS

YOU WILL NOT BE DISAPPOINTED WHEN IT COMES TO THIS TRIPLEWIDE, FULLY FURNISHED/TURNKEY HOME. KITCHEN IS "L" SHAPED WITH A SEPARATE EATING AREA. SO BRIGHT AND AIRY! LIVING/DINING ROOM COMBO, WITH VOLUME CEILINGS FOR THAT OPEN FEELING. THE FAMILY ROOM IS GREAT FOR ENTERTAINING. THE MASTER BEDROOM HAS A WALK IN CLOSET. MASTER BATHROOM HAS A VANITY AREA WITH LOTS OF STORAGE AND A SEPARATE AREA FOR TAKING YOUR SHOWER. THE 2ND BEDROOM IS UNIQUE! THERE IS A CUSTOM BUILT-IN DESK AREA, LOADS OF STORAGE, AND HAS A PULL DOWN MURPHY BED. CENTRAL HEAT & AIR REPLACED IN 2008, NEWER SHINGLE ROOF, UPDATED LAMINATE FLOORS AND CARPETS. ALOT OF TENDER LOVING CARE MAKES THIS HOME SPECIAL. THE LANAI HAS VINYL WINDOWS. THE OVERSIZED ATTACHED SHED CONTAINS THE WASHER/DRYER AND UTILITY SINK. THIS SHED IS SO CLEAN, ORGANIZED & COMES WITH PLENTY OF TOOLS. IT EVEN HAS CARPETING AND A WINDOW UNIT A/C! HURRICAINE SHUTTERS. NICELY LANDSCAPED. YOU WOULD BELONG TO THE NEARBY LAKESIDE CLUB WHICH INCLUDES A HEATED POOL/SPA, SHUFFLEBOARD, TENNIS CTS, HORSESHOES, CLUBHOUSE AND MANY ACTIVITES FOR $480. A YEAR. DEED RESTRICTIONS. PET FRIENDLY. SOLD AS IS, SUBJECT TO HOME INSPECTION.

Key facts

• Hvac warranty
• New landscaping
• Clean siding

Tags

• ROOF REPLACED
• HVAC WARRANTY
• NEW LANDSCAPING
• CLEAN SIDING
• COVERED CARPORT
• TWO LIVING AREAS

Property features AI

Finance

• Other: Furnished; Third-party listing; Directions available
• Financial info: Lease restrictions apply
• HOA & community: Homeowners association (Ken Brink) with required approval; Annual association fee: $100 (monthly equivalent $8.33); Association recreation owned; Clubhouse; Deed restrictions; Golf carts allowed; Community pool; Street lights; Senior community; Pets allowed with breed and number restrictions; Total annual fees: $700 (monthly $58.33)

Exterior

• Parking: Covered parking; Driveway; On-street parking; Parking pad; Tandem parking; 2-space carport
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available; High-speed internet available (BB/HS)
• Home design: Manufactured double-wide home; Single-story (one level); Faces west; Entry level: 1
• Construction: Metal frame construction; Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Awning(s); Rain gutters; Storage shed(s); Paved, private lot; Asphalt road

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Walk-in closet(s); Skylight(s); 7 total rooms
• Laundry & utility: Washer hookup; Dryer hookup; Outside laundry location; Electric dryer hookup; Other laundry features

🏷️ Possibly a rental listed for sale. The $166,000 price doesn't fit this home's estimated sale value (~$234,780) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $166k.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $156k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 7 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).
• At $2,476/mo this rent would consume 52% of the median local household income ($57k/yr) (locally 329% 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 $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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $81k; list at $166k implies a 105% 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 $156,040 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.49% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.61%
• DSCR: 1.83
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $234,780
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6089 Toucan Dr	0.06mi	3/2.0 (+1)	1,608 (-11%)	10mo	$199,900	$124	66
2727 Tanager Ln	0.50mi	3/2.0 (+1)	1,728 (-4%)	1mo	$225,000	$130	64
6097 Shearwater Dr	0.16mi	3/2.0 (+1)	2,075 (+15%)	7mo	$320,000	$154	57

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: 6.8%
• Equity multiple: 1.25×
• Total profit: $11,850
• Equity at exit: $24,751

10-year hold

• IRR: 13.2%
• Equity multiple: 1.90×
• Total profit: $41,766
• Equity at exit: $14,353

Cash invested: $46,480 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$871
• Tax from tax record: −$238 /mo · $2,853/yr
• Insurance: −$69
• HOA: −$58
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $721

Break-even live

Break-even rent $1,564

Max offer price $166,000

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7160 Carlsbad Ter Englewood, FL	3.0	2.0	2061	$4,500	$2.18	21d	1	1.32mi
6320 Brookridge St Englewood, FL	3.0	2.0	1445	$5,550	$3.84	21d	1	1.37mi
9400 New Martinsville Ave Englewood, FL	3.0	2.0	1879	$3,300	$1.76	21d	1	1.42mi
1081 Humboldt St Englewood, FL	3.0	2.0	1838	$2,400	$1.31	21d	1	1.45mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	21d	1	1.45mi
10136 Willmington Blvd Englewood, FL	3.0	2.0	1598	$2,000	$1.25	21d	1	1.47mi
7344 Brookhaven Ter Englewood, FL	3.0	2.0	1594	$2,095	$1.31	21d	1	1.50mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: pool

Listing history 32 events

1. 2026-06-18
   days on market $166,000 Active 69 DOM
2. 2026-06-17
   days on market $166,000 Active 68 DOM
3. 2026-06-16
   price $166,000 Active 67 DOM
4. 2026-06-16
   days on market $165,000 Active 67 DOM
5. 2026-06-15
   days on market $165,000 Active 66 DOM
6. 2026-06-14
   days on market $165,000 Active 64 DOM
7. 2026-06-13
   days on market $165,000 Active 63 DOM
8. 2026-06-10
   days on market $165,000 Active 61 DOM
9. 2026-06-09
   days on market $165,000 Active 60 DOM
10. 2026-06-08
    days on market $165,000 Active 59 DOM
11. 2026-06-07
    days on market $165,000 Active 58 DOM
12. 2026-06-05
    days on market $165,000 Active 55 DOM
13. 2026-06-03
    days on market $165,000 Active 54 DOM
14. 2026-06-02
    days on market $165,000 Active 53 DOM
15. 2026-06-01
    days on market $165,000 Active 52 DOM
16. 2026-05-31
    days on market $165,000 Active 51 DOM
17. 2026-05-30
    days on market $165,000 Active 50 DOM
18. 2026-05-13
    status Active
19. 2026-05-05
    status Pending
20. 2026-04-20
    price $165,000
21. 2026-04-02
    listed $179,000 Active
22. 2025-09-16
    status Active
23. 2025-08-28
    historical
24. 2025-07-08
    price $219,000
25. 2025-04-13
    price $239,000
26. 2025-02-28
    price $259,000
27. 2024-08-08
    price $269,000
28. 2024-04-03
    listed $279,900 Active
29. 2013-03-05
    soldstatus $81,000
30. 2013-02-28
    soldstatus $81,000 1186-char remark

    Show marketing remark (1186 chars)

    YOU WILL NOT BE DISAPPOINTED WHEN IT COMES TO THIS TRIPLEWIDE, FULLY FURNISHED/TURNKEY HOME. KITCHEN IS "L" SHAPED WITH A SEPARATE EATING AREA. SO BRIGHT AND AIRY! LIVING/DINING ROOM COMBO, WITH VOLUME CEILINGS FOR THAT OPEN FEELING. THE FAMILY ROOM IS GREAT FOR ENTERTAINING. THE MASTER BEDROOM HAS A WALK IN CLOSET. MASTER BATHROOM HAS A VANITY AREA WITH LOTS OF STORAGE AND A SEPARATE AREA FOR TAKING YOUR SHOWER. THE 2ND BEDROOM IS UNIQUE! THERE IS A CUSTOM BUILT-IN DESK AREA, LOADS OF STORAGE, AND HAS A PULL DOWN MURPHY BED. CENTRAL HEAT & AIR REPLACED IN 2008, NEWER SHINGLE ROOF, UPDATED LAMINATE FLOORS AND CARPETS. ALOT OF TENDER LOVING CARE MAKES THIS HOME SPECIAL. THE LANAI HAS VINYL WINDOWS. THE OVERSIZED ATTACHED SHED CONTAINS THE WASHER/DRYER AND UTILITY SINK. THIS SHED IS SO CLEAN, ORGANIZED & COMES WITH PLENTY OF TOOLS. IT EVEN HAS CARPETING AND A WINDOW UNIT A/C! HURRICAINE SHUTTERS. NICELY LANDSCAPED. YOU WOULD BELONG TO THE NEARBY LAKESIDE CLUB WHICH INCLUDES A HEATED POOL/SPA, SHUFFLEBOARD, TENNIS CTS, HORSESHOES, CLUBHOUSE AND MANY ACTIVITES FOR $480. A YEAR. DEED RESTRICTIONS. PET FRIENDLY. SOLD AS IS, SUBJECT TO HOME INSPECTION.

31. 2013-02-02
    listed $86,900 1186-char remark

    Show marketing remark (1186 chars)

    YOU WILL NOT BE DISAPPOINTED WHEN IT COMES TO THIS TRIPLEWIDE, FULLY FURNISHED/TURNKEY HOME. KITCHEN IS "L" SHAPED WITH A SEPARATE EATING AREA. SO BRIGHT AND AIRY! LIVING/DINING ROOM COMBO, WITH VOLUME CEILINGS FOR THAT OPEN FEELING. THE FAMILY ROOM IS GREAT FOR ENTERTAINING. THE MASTER BEDROOM HAS A WALK IN CLOSET. MASTER BATHROOM HAS A VANITY AREA WITH LOTS OF STORAGE AND A SEPARATE AREA FOR TAKING YOUR SHOWER. THE 2ND BEDROOM IS UNIQUE! THERE IS A CUSTOM BUILT-IN DESK AREA, LOADS OF STORAGE, AND HAS A PULL DOWN MURPHY BED. CENTRAL HEAT & AIR REPLACED IN 2008, NEWER SHINGLE ROOF, UPDATED LAMINATE FLOORS AND CARPETS. ALOT OF TENDER LOVING CARE MAKES THIS HOME SPECIAL. THE LANAI HAS VINYL WINDOWS. THE OVERSIZED ATTACHED SHED CONTAINS THE WASHER/DRYER AND UTILITY SINK. THIS SHED IS SO CLEAN, ORGANIZED & COMES WITH PLENTY OF TOOLS. IT EVEN HAS CARPETING AND A WINDOW UNIT A/C! HURRICAINE SHUTTERS. NICELY LANDSCAPED. YOU WOULD BELONG TO THE NEARBY LAKESIDE CLUB WHICH INCLUDES A HEATED POOL/SPA, SHUFFLEBOARD, TENNIS CTS, HORSESHOES, CLUBHOUSE AND MANY ACTIVITES FOR $480. A YEAR. DEED RESTRICTIONS. PET FRIENDLY. SOLD AS IS, SUBJECT TO HOME INSPECTION.

32. 2012-08-01
    listed $89,900

ⓘ 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: $2,853 · $238/mo
• Projected year-2 tax: $2,853 · $238/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) · 57% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $29,717
• − Mortgage interest: −$9,299
• − Property taxes: −$2,853
• − Insurance: −$830
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − HOA: −$696
• − Depreciation: −$4,829
• Taxable income: $6,455
• Est. tax owed @ 24.0%: −$1,549
• After-tax cash flow: $7,102/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

+83.5% since first listed

15 events — show timeline

• 2026-05-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-08 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-13 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-28 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-08 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-03 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2013-03-05 Sold (Public Records) $81,000 Public Records
• 2013-02-28 Sold (MLS) $81,000 Stellar MLS as Distributed by MLS Grid
• 2013-02-02 Listed $86,900 Stellar MLS as Distributed by MLS Grid
• 2012-08-01 Listed $89,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2025): $2,853 · -14.7% YoY. Source: county tax records.