807 Seabrooke Dr · Englewood, FL 34223

$255,000

2 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 29 Days on market

Built 1987 6,006 sqft lot $226/mo HOA · 9% of rent

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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 +16.8/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +5.2/10.0
• 1% rule +5.1/10.0
• Rent growth +4.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price reduced by $15,000. Make this your new home for the Holidays! Dreaming of a laid-back, secure and comfortable lifestyle within a highly sought-after 55+ retirement community? The lucky residents of Tangerine Woods enjoy a full calendar of social events along with a dedicated craft room, a library and auditorium. There’s even a sparkling pool, exercise room and tennis and bocce ball courts all just waiting for those who like to stay active. After a day spent relishing this vibrant community you can return to your private two-bedroom, two-bathroom home boasting an impressive 1,352sqft of living space. An abundance of natural light floods the layout while the tall ceilings and open-plan design ensure a spacious and inviting feel. There’s a well-appointed kitchen for the passionate chef along with a large Florida room that draws cooling breezes into the home. A workshop/utility room is the perfect place to indulge your interest in DIY and work on your next project. You will live within easy reach of beaches, shopping, golf courses and dining options along with a host of must-have amenities. Being sold under Appraised value!

Key facts

• Gated community
• Clubhouse
• Exercise room

Tags

• GATED COMMUNITY
• HEATED POOL
• CLUBHOUSE
• EXERCISE ROOM
• LIBRARY
• TENNIS COURTS

Property features AI

Finance

• Other: Property is in a senior community; Lease restrictions apply
• Financial info: Monthly condo fee listed as 226; condo fees term quarterly (678); Total annual fees and monthly fee references recorded
• HOA & community: Quarterly condo/association fees (monthly equivalent listed); Association requires approval; Association amenities include cable TV, clubhouse, fitness center, gated access, pool, recreation facilities, sauna, spa/hot tub, tennis courts, pickleball and shuffleboard courts, trails; Community features include buyer approval requirement, clubhouse, deed restrictions, fitness center, golf carts allowed, pool, tennis courts; Pets allowed (cats and dogs), pet max ~101 lbs; Full-time management

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Underground utilities; Water and sewer connected
• Home design: Manufactured double-wide home; Residential property, attached; One story; Northwest facing
• Construction: Metal frame construction; Vinyl siding; Shingle roof; Crawlspace foundation; Completed condition
• Exterior features: Covered, enclosed front porch; French doors; Exterior storage / shed; Mature landscaping; Greenbelt and private lot setting; Paved asphalt road with private maintenance

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Refrigerator; Solid surface countertops
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Cathedral and vaulted ceilings; Ceiling fans; Open floorplan; Solid surface counters; Skylights; Window treatments
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $251k (1.5% below list) — sets the bar for market timing.
• 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.
• Zoned schools: Englewood Elementary School (math 65% / reading 66%, grade B+, #500 of 2,144 statewide, top 24%, 587 students, 52% FRL); North Port High School (math 44% / reading 57%, grade D+, #171 of 667 statewide, top 26%, 2,562 students, 54% FRL).
• 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 41% 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 $2k of loan paydown is wiped out by about $8k 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 $71k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $145k; list at $255k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $251,175 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 8.2

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: -6.2%
• Equity multiple: 0.76×
• Total profit: $-17,210
• Equity at exit: $38,021

10-year hold

• IRR: 9.0%
• Equity multiple: 1.85×
• Total profit: $60,987
• Equity at exit: $22,048

Cash invested: $71,400 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,587 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$212 /mo · $2,542/yr
• Insurance: −$106
• HOA: −$226
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $162

Break-even live

Break-even rent $2,381

Max offer price $255,000

Occupancy floor 89%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $226 · $2,712/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-18
   days on market $255,000 Active 29 DOM
2. 2026-06-17
   days on market $255,000 Active 28 DOM
3. 2026-06-16
   days on market $255,000 Active 27 DOM
4. 2026-06-15
   days on market $255,000 Active 26 DOM
5. 2026-06-13
   days on market $255,000 Active 24 DOM
6. 2026-06-13
   days on market $255,000 Active 23 DOM
7. 2026-06-10
   days on market $255,000 Active 21 DOM
8. 2026-06-09
   days on market $255,000 Active 20 DOM
9. 2026-06-08
   days on market $255,000 Active 19 DOM
10. 2026-06-08
    days on market $255,000 Active 18 DOM
11. 2026-06-05
    days on market $255,000 Active 15 DOM
12. 2026-06-03
    days on market $255,000 Active 14 DOM
13. 2026-06-02
    days on market $255,000 Active 13 DOM
14. 2026-06-01
    days on market $255,000 Active 12 DOM
15. 2026-05-31
    days on market $255,000 Active 11 DOM
16. 2026-05-20
    listed $255,000 Active
17. 2021-05-14
    soldstatus $145,000 Closed 1155-char remark

    Show marketing remark (1155 chars)

    Price reduced by $15,000. Make this your new home for the Holidays! Dreaming of a laid-back, secure and comfortable lifestyle within a highly sought-after 55+ retirement community? The lucky residents of Tangerine Woods enjoy a full calendar of social events along with a dedicated craft room, a library and auditorium. There’s even a sparkling pool, exercise room and tennis and bocce ball courts all just waiting for those who like to stay active. After a day spent relishing this vibrant community you can return to your private two-bedroom, two-bathroom home boasting an impressive 1,352sqft of living space. An abundance of natural light floods the layout while the tall ceilings and open-plan design ensure a spacious and inviting feel. There’s a well-appointed kitchen for the passionate chef along with a large Florida room that draws cooling breezes into the home. A workshop/utility room is the perfect place to indulge your interest in DIY and work on your next project. You will live within easy reach of beaches, shopping, golf courses and dining options along with a host of must-have amenities. Being sold under Appraised value!

18. 2021-05-14
    soldstatus $145,000

    Show marketing remark (1155 chars)

    Price reduced by $15,000. Make this your new home for the Holidays! Dreaming of a laid-back, secure and comfortable lifestyle within a highly sought-after 55+ retirement community? The lucky residents of Tangerine Woods enjoy a full calendar of social events along with a dedicated craft room, a library and auditorium. There’s even a sparkling pool, exercise room and tennis and bocce ball courts all just waiting for those who like to stay active. After a day spent relishing this vibrant community you can return to your private two-bedroom, two-bathroom home boasting an impressive 1,352sqft of living space. An abundance of natural light floods the layout while the tall ceilings and open-plan design ensure a spacious and inviting feel. There’s a well-appointed kitchen for the passionate chef along with a large Florida room that draws cooling breezes into the home. A workshop/utility room is the perfect place to indulge your interest in DIY and work on your next project. You will live within easy reach of beaches, shopping, golf courses and dining options along with a host of must-have amenities. Being sold under Appraised value!

19. 2021-05-11
    historical 1155-char remark

    Show marketing remark (1155 chars)

    Price reduced by $15,000. Make this your new home for the Holidays! Dreaming of a laid-back, secure and comfortable lifestyle within a highly sought-after 55+ retirement community? The lucky residents of Tangerine Woods enjoy a full calendar of social events along with a dedicated craft room, a library and auditorium. There’s even a sparkling pool, exercise room and tennis and bocce ball courts all just waiting for those who like to stay active. After a day spent relishing this vibrant community you can return to your private two-bedroom, two-bathroom home boasting an impressive 1,352sqft of living space. An abundance of natural light floods the layout while the tall ceilings and open-plan design ensure a spacious and inviting feel. There’s a well-appointed kitchen for the passionate chef along with a large Florida room that draws cooling breezes into the home. A workshop/utility room is the perfect place to indulge your interest in DIY and work on your next project. You will live within easy reach of beaches, shopping, golf courses and dining options along with a host of must-have amenities. Being sold under Appraised value!

20. 2021-05-07
    listed $145,000 1155-char remark

    Show marketing remark (1155 chars)

    Price reduced by $15,000. Make this your new home for the Holidays! Dreaming of a laid-back, secure and comfortable lifestyle within a highly sought-after 55+ retirement community? The lucky residents of Tangerine Woods enjoy a full calendar of social events along with a dedicated craft room, a library and auditorium. There’s even a sparkling pool, exercise room and tennis and bocce ball courts all just waiting for those who like to stay active. After a day spent relishing this vibrant community you can return to your private two-bedroom, two-bathroom home boasting an impressive 1,352sqft of living space. An abundance of natural light floods the layout while the tall ceilings and open-plan design ensure a spacious and inviting feel. There’s a well-appointed kitchen for the passionate chef along with a large Florida room that draws cooling breezes into the home. A workshop/utility room is the perfect place to indulge your interest in DIY and work on your next project. You will live within easy reach of beaches, shopping, golf courses and dining options along with a host of must-have amenities. Being sold under Appraised value!

21. 2021-04-01
    status Pending
22. 2020-12-18
    status Pending
23. 2020-12-18
    historical
24. 2020-12-16
    price $145,000
25. 2020-11-20
    listed $160,000 Active

ⓘ 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: $2,542 · $212/mo
• Projected year-2 tax: $2,542 · $212/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 5/10 Major FEMA zone X (shaded) · 26% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $31,040
• − Mortgage interest: −$14,284
• − Property taxes: −$2,542
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,483
• − Management: −$2,483
• − HOA: −$2,712
• − Depreciation: −$7,418
• Taxable loss: −$2,157
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $2,464/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

+59.4% since first listed

10 events — show timeline

• 2026-05-20 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-14 Sold (Public Records) $145,000 Public Records
• 2021-05-14 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-05-07 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-12-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-12-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-12-16 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-20 Listed $160,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+17.5%/yr

Latest (2025): $2,542 · +25.7% YoY. Source: county tax records.