1620 Manor Rd · Englewood, FL 34223

$430,000

3 bd · 2.0 ba · 1,403 sqft · SingleFamily public records · 8 Days on market

Built 1969 0.76 ac lot

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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).

• Cash flow +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Rent growth +4.8/5.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare find! Country living on 3/4 of an acre in town with this 3/2/1 pool home with beautiful shade and fruit trees. Conveniently located, close to a public boat ramp on Ainger creek. 5-10 minutes to beach, close to shopping and numerous golf coursesnearby. 2 sheds, one large metal shed 1/2 air conditioned office, 1/2 storage area and another shed for tools etc. Pool is 30x15 and there is a big concrete block smoke house on premises. This is a great buy!!!

Key facts

• Circular driveway
• New roof
• Impact rated windows

Tags

• CIRCULAR DRIVEWAY
• TERRAZZO FLOORING
• NEW ROOF
• NEWER HVAC SYSTEM
• IMPACT RATED WINDOWS
• UPDATED ELECTRICAL PANEL

Property features AI

Finance

• Other: Property zoned RSF3.5; Total acreage approximately 0.76 acres (165 x 200 lot)
• HOA & community: No HOA listed; Pets allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; Northeast facing; Homestead exempt; Completed condition
• Construction: Block construction; Shingle roof; Slab foundation; Built as existing (year not provided)
• Exterior features: Rear porch; Outdoor shower; Private mailbox; Chain link fencing; Shed(s) and workshop; Flood insurance may be required; Landscaped grounds; Oversized lot; Paved surfaces

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Terrazzo
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Solid surface counters; Storm windows
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $400k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $365k (15.2% below list).
• Recommended offer: $365k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 rising fast (+9.0%/yr); 717 active listings in the ZIP; 17 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; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $3,646/mo this rent would consume 58% 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 $3k of loan paydown is wiped out by about $13k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $185k; list at $430k implies a 132% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $364,589 (15.2% 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. 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. 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. 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?
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: 0.85% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $262,361
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Cove Ln	0.53mi	4/2.5 (+1)	1,400 (-0%)	7mo	$430,000	$307	62
1665 Manor Rd	0.14mi	2/1.0 (-1)	1,298 (-8%)	14mo	$230,000	$177	61
2090 S Pine St	0.46mi	2/2.0 (-1)	1,492 (+6%)	14mo	$225,000	$151	51
1720 Florence Ave	0.44mi	2/2.0 (-1)	1,293 (-8%)	14mo	$250,000	$193	50
1157 North Ln	0.64mi	2/1.0 (-1)	1,356 (-3%)	9mo	$187,000	$138	48
1575 Loralin Dr	0.57mi	3/2.0	1,322 (-6%)	22mo	$410,000	$310	46
1740 Edith Ave	0.57mi	2/2.0 (-1)	1,219 (-13%)	6mo	$215,000	$176	42
1060 Haste Ln	0.50mi	2/2.0 (-1)	1,212 (-14%)	10mo	$325,000	$268	40
1220 Greaza St	0.61mi	2/2.0 (-1)	1,527 (+9%)	17mo	$285,500	$187	38
1725 Blue Bird Ln	0.75mi	2/2.0 (-1)	1,238 (-12%)	6mo	$215,000	$174	36

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: -13.4%
• Equity multiple: 0.49×
• Total profit: $-60,950
• Equity at exit: $64,114

10-year hold

• IRR: 2.0%
• Equity multiple: 1.18×
• Total profit: $21,331
• Equity at exit: $37,179

Cash invested: $120,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $3,646 high
• Mortgage (P&I): −$2,255
• Tax from tax record: −$187 /mo · $2,240/yr
• Insurance: −$179
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$766
• Net cashflow: $-167

Break-even live

Break-even rent $3,857

Max offer price $400,486

Occupancy floor 100%

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	20d	1	0.10mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	20d	1	0.10mi
1081 Humboldt St Englewood, FL	3.0	2.0	1838	$2,400	$1.31	20d	1	0.40mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	20d	1	0.58mi
1501 Helene Ave Englewood, FL	3.0	2.0	1608	$3,200	$1.99	13d	1	0.59mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	20d	1	0.74mi
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	20d	1	0.74mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	20d	1	0.74mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	20d	1	0.80mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	13d	1	0.89mi
1960 Oregon Trl Unit 2A Englewood, FL	2.0	2.0	1360	$3,750	$2.76	20d	1	0.93mi
1375 Beach Rd #311 Englewood, FL	3.0	2.0	1686	$4,950	$2.94	20d	1	0.94mi
1945 Michigan Ave Englewood, FL	4.0	3.0	1579	$8,000	$5.07	20d	1	1.14mi
1970 Georgia Ave Englewood, FL	3.0	2.0	1160	$11,790	$10.16	20d	1	1.17mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	20d	1	1.35mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	20d	1	1.40mi
1915 Pennsylvania Ave Englewood, FL	2.0	2.0	1394	$7,500	$5.38	20d	1	1.45mi

Listing history 7 events

1. 2026-06-18
   days on market $430,000 Active 8 DOM
2. 2026-06-17
   days on market $430,000 Active 7 DOM
3. 2026-06-16
   days on market $430,000 Active 6 DOM
4. 2026-06-15
   days on market $430,000 Active 5 DOM
5. 2026-06-14
   days on market $430,000 Active 3 DOM
6. 2026-06-13
   remarks 689-char remark
7. 2026-06-13
   listed $430,000 Active 2 DOM

ⓘ 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: $2,240 · $187/mo
• Projected year-2 tax: $3,569 · $297/mo
• Expected delta: +$1,329/yr (+$111/mo · 59.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,751
• − Mortgage interest: −$24,087
• − Property taxes: −$2,240
• − Insurance: −$7,268
• − Repairs & maintenance: −$3,500
• − Management: −$3,500
• − Depreciation: −$12,509
• Taxable loss: −$9,354
• Est. tax savings @ 24.0%: +$2,245
• After-tax cash flow: $240/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: 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 (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 (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 · 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: ▼ -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

+485.0% since first listed

10 events — show timeline

• 2026-06-10 Listed $430,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Listed for Rent $4,200 TURBOTENANT
• 2026-04-28 Rental Removed $4,200 TURBOTENANT
• 2026-04-14 Price Changed $4,200 TURBOTENANT
• 2026-02-16 Listed for Rent $4,500 TURBOTENANT
• 2004-07-28 Sold (Public Records) $185,000 Public Records
• 2004-06-15 Sold (MLS) $185,000 Stellar MLS as Distributed by MLS Grid
• 2004-04-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-02-04 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 1993-04-16 Sold (Public Records) $73,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,240 · -8.7% YoY. Source: county tax records.