180 E Horton Ave · Englewood, FL 34223

$240,000

2 bd · 2.0 ba · 1,026 sqft · SingleFamily public records · 81 Days on market

Built 1969 9,965 sqft lot Est $264k · 9% under

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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 +11.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +5.4/10.0
• Rent growth +4.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. LOCATION, LOCATION, LOCATION! Situated on E Horton Avenue in the Heart of Englewood, this home offers an unbeatable proximity to everything that makes coastal living so desirable! Minutes from Englewood Beach, Indian Mound Park, Local Marinas, shopping, dining, and historic Dearborn Street, you'll enjoy the perfect blend of small-town charm and Gulf Coast Lifestyle. No HOA and no deed restrictions give you the freedom to truly make this property your own. This property also offers MAJOR peace of mind with KEY UPDATES already completed, BRAND NEW ROOF ( 2025) NEW AIR CONDITIONING (2025) and Duct work, WATER HEATER replaced in 2023, ELECTRICAL PANEL rep

Key facts

• Englewood beach
• Indian mound park
• Local marinas

Tags

• E HORTON AVENUE
• ENGLEWOOD BEACH
• INDIAN MOUND PARK
• LOCAL MARINAS
• HISTORIC DEARBORN STREET
• NO HOA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,286/mo this rent would consume 52% 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 $2k of loan paydown is wiped out by about $7k 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 $67k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.37% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.23%
• DSCR: 1.81
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $263,682
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1550 Barbara Pl	0.58mi	2/2.0	1,168 (+14%)	4mo	$299,900	$257	47
1600 Maryknoll Rd	0.65mi	2/1.0	928 (-10%)	4mo	$228,700	$246	46

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.25×
• Total profit: $16,601
• Equity at exit: $35,785

10-year hold

• IRR: 19.9%
• Equity multiple: 3.13×
• Total profit: $143,319
• Equity at exit: $20,751

Cash invested: $67,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $3,286 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$217 /mo · $2,600/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $594

Break-even live

Break-even rent $2,534

Max offer price $240,000

Occupancy floor 77%

Sensitivity live

Price	-10% $730	-5% $662	+0% $594	+5% $527	+10% $459
Rent	-10% $335	-5% $465	+0% $594	+5% $724	+10% $854
Rate	-1.0pp $715	-0.5pp $656	base $594	+0.5pp $532	+1.0pp $469

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	21d	1	0.56mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	21d	1	0.60mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	21d	1	0.72mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	21d	1	0.90mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	21d	1	1.08mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	21d	1	1.21mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	21d	1	1.22mi
5041 N Beach Rd Unit 3-A Englewood, FL	2.0	1.0	864	$3,000	$3.47	21d	1	1.25mi
2955 N Beach Rd Unit E122 Englewood, FL	2.0	2.0	1060	$2,850	$2.69	21d	1	1.28mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	21d	1	1.31mi
2955 N Beach Rd Unit 1546022P Englewood, FL	2.0	2.0	1140	$6,423	$5.63	14d	1	1.33mi
5031 N Beach Rd #112 Englewood, FL	2.0	2.0	1035	$2,500	$2.42	14d	1	1.33mi
2700 N Beach Rd Unit 1546036P Englewood, FL	2.0	2.0	1140	$5,774	$5.06	14d	1	1.38mi

Listing history 25 events

1. 2026-04-19
   status Pending
2. 2026-04-16
   price $240,000
3. 2026-04-01
   price $259,900
4. 2026-03-08
   status Active
5. 2025-10-24
   listed $269,900 Active
6. 2024-01-19
   historical $2,400
7. 2024-01-15
   historical
8. 2024-01-10
   listed $2,400
9. 2023-10-31
   status Active
10. 2023-10-31
    price $299,000
11. 2023-10-14
    historical
12. 2023-09-05
    price $325,000
13. 2023-08-21
    listed $349,000 Active
14. 2023-06-14
    status Pending
15. 2023-06-07
    listed $299,000 Active
16. 2021-04-28
    soldstatus $219,286
17. 2021-04-15
    soldstatus $219,300 Closed
18. 2021-04-01
    status Pending
19. 2021-03-04
    status Pending
20. 2021-03-02
    status Active
21. 2021-02-22
    status Pending
22. 2021-02-11
    listed $215,000 Active
23. 2010-08-30
    soldstatus $65,000
24. 2010-02-09
    listed $79,000
25. 1997-06-04
    soldstatus $55,000

ⓘ 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: $2,600 · $217/mo
• Projected year-2 tax: $2,600 · $217/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $39,437
• − Mortgage interest: −$13,444
• − Property taxes: −$2,600
• − Insurance: −$6,319
• − Repairs & maintenance: −$3,155
• − Management: −$3,155
• − Depreciation: −$6,982
• Taxable income: $3,783
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $6,226/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

+336.4% since first listed

25 events — show timeline

• 2026-04-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $259,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-24 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-19 Rental Removed $2,400 STELLARMLS
• 2024-01-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-01-10 Listed for Rent $2,400 STELLARMLS
• 2023-10-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-10-31 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-09-05 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-21 Listed $349,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-07 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-28 Sold (Public Records) $219,286 Public Records
• 2021-04-15 Sold (MLS) $219,300 Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-02-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-11 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2010-08-30 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2010-02-09 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 1997-06-04 Sold (Public Records) $55,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,600 · -2.8% YoY. Source: county tax records.