665 Foxwood Blvd · Englewood, FL 34223

$249,900

2 bd · 2.0 ba · 1,390 sqft · Condo public records · 138 Days on market

Built 1985 $578/mo HOA · 22% of rent

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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 +9.2/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.3/10.0
• Rent growth +4.8/5.0
• Livability +3.7/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Welcome to this charming villa located in the highly sought-after 55+ community of Foxwood in Englewood, Florida. Priced to sell, this 2-bedroom, 2-bath home features an attached 2-car garage and is NOT located in a flood zone. Major updates include a new roof installed in 2023 offering added peace of mind. Foxwood is known for its vibrant, active lifestyle and resort-style amenities, including a clubhouse with a full kitchen, regularly scheduled games and social activities, a heated pool and spa, bocce ball, pickleball, tennis, and shuffleboard courts. Enjoy scenic nature paths perfect for morning or evening walks. Ideally located near shopping and dining, the Atlanta Braves Spring Training Stadium, Downtown Wellen Park, and numerous marinas. Just minutes to Englewood’s historic Dearborn Street and the area’s beautiful Gulf beaches. Bring your vision and personal touches to make this villa your own and enjoy everything this exceptional community has to offer.

Key facts

• Nature paths
• Clubhouse
• New roof

Tags

• NEW ROOF
• CLUBHOUSE
• HEATED POOL
• NATURE PATHS
• SHOPPING AND DINING
• DOWNTOWN WELLEN PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (13.4% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $216k (13.4% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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.
• Zoned schools: Englewood Elementary School (math 65% / reading 66%, grade B+, #500 of 2,144 statewide, top 24%, 587 students, 52% FRL).
• Market conditions: Rents rising fast (+9.0%/yr); 726 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 $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.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $250k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,403 (13.4% 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 138 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 8.1

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: -14.6%
• Equity multiple: 0.45×
• Total profit: $-38,582
• Equity at exit: $37,261

10-year hold

• IRR: 2.2%
• Equity multiple: 1.21×
• Total profit: $14,352
• Equity at exit: $21,607

Cash invested: $69,972 (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: 726
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,581 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$236 /mo · $2,835/yr
• Insurance: −$104
• HOA: −$578
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-190

Break-even live

Break-even rent $2,821

Max offer price $216,403

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-119	+0% $-190	+5% $-260	+10% $-331
Rent	-10% $-394	-5% $-292	+0% $-190	+5% $-88	+10% $14
Rate	-1.0pp $-64	-0.5pp $-126	base $-190	+0.5pp $-254	+1.0pp $-320

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $578 · $6,936/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $249,900 Active 138 DOM
2. 2026-06-18
   days on market $249,900 Active 135 DOM
3. 2026-06-17
   days on market $249,900 Active 134 DOM
4. 2026-06-16
   days on market $249,900 Active 133 DOM
5. 2026-06-15
   days on market $249,900 Active 132 DOM
6. 2026-06-13
   days on market $249,900 Active 130 DOM
7. 2026-06-13
   days on market $249,900 Active 129 DOM
8. 2026-06-10
   days on market $249,900 Active 127 DOM
9. 2026-06-09
   days on market $249,900 Active 126 DOM
10. 2026-06-08
    days on market $249,900 Active 125 DOM
11. 2026-06-08
    days on market $249,900 Active 124 DOM
12. 2026-06-05
    days on market $249,900 Active 121 DOM
13. 2026-06-03
    days on market $249,900 Active 120 DOM
14. 2026-06-02
    days on market $249,900 Active 119 DOM
15. 2026-06-01
    days on market $249,900 Active 118 DOM
16. 2026-05-31
    days on market $249,900 Active 117 DOM
17. 2026-02-03
    listed $249,900 Active 1034-char remark

    Show marketing remark (1034 chars)

    One or more photo(s) has been virtually staged. Welcome to this charming villa located in the highly sought-after 55+ community of Foxwood in Englewood, Florida. Priced to sell, this 2-bedroom, 2-bath home features an attached 2-car garage and is NOT located in a flood zone. Major updates include a new roof installed in 2023 offering added peace of mind. Foxwood is known for its vibrant, active lifestyle and resort-style amenities, including a clubhouse with a full kitchen, regularly scheduled games and social activities, a heated pool and spa, bocce ball, pickleball, tennis, and shuffleboard courts. Enjoy scenic nature paths perfect for morning or evening walks. Ideally located near shopping and dining, the Atlanta Braves Spring Training Stadium, Downtown Wellen Park, and numerous marinas. Just minutes to Englewood’s historic Dearborn Street and the area’s beautiful Gulf beaches. Bring your vision and personal touches to make this villa your own and enjoy everything this exceptional community has to offer.

18. 2000-07-19
    soldstatus $90,000
19. 1985-06-01
    soldstatus $74,700

ⓘ 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: $2,835 · $236/mo
• Projected year-2 tax: $2,835 · $236/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) · 23% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,976
• − Mortgage interest: −$13,998
• − Property taxes: −$2,835
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,478
• − Management: −$2,478
• − HOA: −$6,936
• − Depreciation: −$7,270
• Taxable loss: −$6,269
• Est. tax savings @ 24.0%: +$1,504
• After-tax cash flow: $-771/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

+234.5% since first listed

3 events — show timeline

• 2026-02-03 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2000-07-19 Sold (Public Records) $90,000 Public Records
• 1985-06-01 Sold (Public Records) $74,700 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,835 · -4.3% YoY. Source: county tax records.