330 E Fray St · Englewood, FL 34223

$198,900

1 bd · 1.0 ba · 696 sqft · SingleFamily public records · 282 Days on market

Built 1968 7,626 sqft lot $286/sqft · 30% above area Est $212k · 6% under

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Why this score? — see what drove the C- 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 +16.9/30.0
• ARV discount +10.3/15.0
• Schools +5.4/10.0
• DSCR +5.3/10.0
• Rent growth +4.8/5.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm of coastal living in this delightful 1 bedroom, 1 bath cottage nestled in the heart of Englewood, Florida—just minutes from the vibrant and historic Dearborn Street. Just minutes to Englewood and Manasota Keys beautiful beaches. Brand new windows! Full of warmth and natural light, this cozy residence offers a welcoming living space with easy-to-maintain tile flooring and an efficient layout that maximizes comfort and functionality. The kitchen is equipped with appliances, ample cabinetry, perfect for casual dining. The bedroom provides a peaceful retreat. Step outside to enjoy your morning coffee on the inviting front porch or relax in the private backyard, ideal for gardening, entertaining, or soaking up the Florida sunshine. This home's location is truly unbeatable — just a short stroll to Dearborn Street, where you’ll find local favorites like Mango Bistro and Vino Loco, along with farmers markets, live music, art festivals, and boutique shopping. You’re also just a quick drive from Englewood Beach, Lemon Bay Park, and Manasota Key, offering endless opportunities for beachcombing, kayaking, fishing, and enjoying Southwest Florida’s natural beauty. Whether you're seeking a full-time residence, or a winter getaway, this quaint home offers a low-maintenance lifestyle in one of the Gulf Coast’s most charming and laid-back communities.

Key facts

• Inviting front porch
• Private backyard
• Manasota key

Tags

• INVITING FRONT PORCH
• PRIVATE BACKYARD
• QUICK DRIVE TO ENGLEWOOD BEACH
• LEMON BAY PARK
• MANASOTA KEY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (7.2% below list).
• Recommended offer: $147k (26.1% below list) — sets the bar for cash-flow.
• Cap rate 7.1% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 282 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago 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 $119k; list at $199k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,931 (26.1% 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 282 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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. 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: 0.93% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

• ARV (median comp): $211,944
• List price: $198,900
• Delta: -6.15%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.0%
• Equity multiple: 0.26×
• Total profit: $-40,949
• Equity at exit: $29,657

10-year hold

• IRR: -3.0%
• Equity multiple: 0.74×
• Total profit: $-14,313
• Equity at exit: $17,197

Cash invested: $55,692 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$1,043
• Tax from tax record: −$200 /mo · $2,405/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-294

Break-even live

Break-even rent $2,219

Max offer price $146,931

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-13
   statusdays on market $198,900 Pending 282 DOM
2. 2026-06-13
   days on market $198,900 Active 281 DOM
3. 2026-06-10
   days on market $198,900 Active 279 DOM
4. 2026-06-09
   days on market $198,900 Active 278 DOM
5. 2026-06-08
   days on market $198,900 Active 276 DOM
6. 2026-06-05
   days on market $198,900 Active 273 DOM
7. 2026-06-03
   days on market $198,900 Active 272 DOM
8. 2026-06-02
   days on market $198,900 Active 271 DOM
9. 2026-06-01
   days on market $198,900 Active 270 DOM
10. 2026-05-31
    days on market $198,900 Active 269 DOM
11. 2026-02-18
    price $198,900 1410-char remark

    Show marketing remark (1410 chars)

    Discover the charm of coastal living in this delightful 1 bedroom, 1 bath cottage nestled in the heart of Englewood, Florida—just minutes from the vibrant and historic Dearborn Street. Just minutes to Englewood and Manasota Keys beautiful beaches. Brand new windows! Full of warmth and natural light, this cozy residence offers a welcoming living space with easy-to-maintain tile flooring and an efficient layout that maximizes comfort and functionality. The kitchen is equipped with appliances, ample cabinetry, perfect for casual dining. The bedroom provides a peaceful retreat. Step outside to enjoy your morning coffee on the inviting front porch or relax in the private backyard, ideal for gardening, entertaining, or soaking up the Florida sunshine. This home's location is truly unbeatable — just a short stroll to Dearborn Street, where you’ll find local favorites like Mango Bistro and Vino Loco, along with farmers markets, live music, art festivals, and boutique shopping. You’re also just a quick drive from Englewood Beach, Lemon Bay Park, and Manasota Key, offering endless opportunities for beachcombing, kayaking, fishing, and enjoying Southwest Florida’s natural beauty. Whether you're seeking a full-time residence, or a winter getaway, this quaint home offers a low-maintenance lifestyle in one of the Gulf Coast’s most charming and laid-back communities.

12. 2025-09-04
    listed $199,990 Active 1410-char remark

    Show marketing remark (1410 chars)

    Discover the charm of coastal living in this delightful 1 bedroom, 1 bath cottage nestled in the heart of Englewood, Florida—just minutes from the vibrant and historic Dearborn Street. Just minutes to Englewood and Manasota Keys beautiful beaches. Brand new windows! Full of warmth and natural light, this cozy residence offers a welcoming living space with easy-to-maintain tile flooring and an efficient layout that maximizes comfort and functionality. The kitchen is equipped with appliances, ample cabinetry, perfect for casual dining. The bedroom provides a peaceful retreat. Step outside to enjoy your morning coffee on the inviting front porch or relax in the private backyard, ideal for gardening, entertaining, or soaking up the Florida sunshine. This home's location is truly unbeatable — just a short stroll to Dearborn Street, where you’ll find local favorites like Mango Bistro and Vino Loco, along with farmers markets, live music, art festivals, and boutique shopping. You’re also just a quick drive from Englewood Beach, Lemon Bay Park, and Manasota Key, offering endless opportunities for beachcombing, kayaking, fishing, and enjoying Southwest Florida’s natural beauty. Whether you're seeking a full-time residence, or a winter getaway, this quaint home offers a low-maintenance lifestyle in one of the Gulf Coast’s most charming and laid-back communities.

13. 2019-05-31
    soldstatus $118,700 Sold 580-char remark

    Show marketing remark (580 chars)

    Cute and cozy cottage on pleasant residential street minutes from everything. The great decorating techniques make you feel like you are in a beachy oasis. Roof new in 2017 and new air conditioner units in 2017. Walking distance to grocery store, drug store, walk to the bank, walk to area restaurants, bike to the beach. Great centralized location and minutes to 75. Open floorplan lends for a spacious area of living space. Being sold furnished including two sleeper sofas for guests. Large lot with park-like rear yard. This is a great buy! Won't last long - don't delay!!

14. 2019-05-31
    soldstatus $118,700

    Show marketing remark (580 chars)

    Cute and cozy cottage on pleasant residential street minutes from everything. The great decorating techniques make you feel like you are in a beachy oasis. Roof new in 2017 and new air conditioner units in 2017. Walking distance to grocery store, drug store, walk to the bank, walk to area restaurants, bike to the beach. Great centralized location and minutes to 75. Open floorplan lends for a spacious area of living space. Being sold furnished including two sleeper sofas for guests. Large lot with park-like rear yard. This is a great buy! Won't last long - don't delay!!

15. 2019-05-20
    status Pending 580-char remark

    Show marketing remark (580 chars)

    Cute and cozy cottage on pleasant residential street minutes from everything. The great decorating techniques make you feel like you are in a beachy oasis. Roof new in 2017 and new air conditioner units in 2017. Walking distance to grocery store, drug store, walk to the bank, walk to area restaurants, bike to the beach. Great centralized location and minutes to 75. Open floorplan lends for a spacious area of living space. Being sold furnished including two sleeper sofas for guests. Large lot with park-like rear yard. This is a great buy! Won't last long - don't delay!!

16. 2019-05-03
    listed $124,900 Active 580-char remark

    Show marketing remark (580 chars)

    Cute and cozy cottage on pleasant residential street minutes from everything. The great decorating techniques make you feel like you are in a beachy oasis. Roof new in 2017 and new air conditioner units in 2017. Walking distance to grocery store, drug store, walk to the bank, walk to area restaurants, bike to the beach. Great centralized location and minutes to 75. Open floorplan lends for a spacious area of living space. Being sold furnished including two sleeper sofas for guests. Large lot with park-like rear yard. This is a great buy! Won't last long - don't delay!!

17. 2016-11-17
    soldstatus $86,000
18. 2013-03-01
    soldstatus $68,000
19. 2013-02-28
    soldstatus $68,000
20. 2013-01-10
    listed $74,900
21. 2012-04-20
    soldstatus $34,250
22. 2012-03-16
    listed $39,900
23. 1980-11-01
    soldstatus $30,000

ⓘ 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: $2,405 · $200/mo
• Projected year-2 tax: $2,405 · $200/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 7/10 Severe FEMA zone AE · 94% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $22,158
• − Mortgage interest: −$11,141
• − Property taxes: −$2,405
• − Insurance: −$6,113
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$5,786
• Taxable loss: −$6,833
• Est. tax savings @ 24.0%: +$1,640
• After-tax cash flow: $-1,890/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

+563.0% since first listed

13 events — show timeline

• 2026-02-18 Price Changed $198,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-04 Listed $199,990 Stellar MLS as Distributed by MLS Grid
• 2019-05-31 Sold (Public Records) $118,700 Public Records
• 2019-05-31 Sold (MLS) $118,700 Stellar MLS as Distributed by MLS Grid
• 2019-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-03 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2016-11-17 Sold (Public Records) $86,000 Public Records
• 2013-03-01 Sold (Public Records) $68,000 Public Records
• 2013-02-28 Sold (MLS) $68,000 Stellar MLS as Distributed by MLS Grid
• 2013-01-10 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2012-04-20 Sold (MLS) $34,250 Stellar MLS as Distributed by MLS Grid
• 2012-03-16 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 1980-11-01 Sold (Public Records) $30,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,405 · +0.1% YoY. Source: county tax records.