504 Pine Hollow Cir #504 · Englewood, FL 34223

$200,000

2 bd · 2.0 ba · 1,112 sqft · Condo public records · 288 Days on market

Built 1992 $180/sqft · 8% below area Est $218k · 8% under $480/mo HOA · 17% of rent

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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 +27.0/30.0
• ARV discount +11.2/15.0
• 1% rule +9.4/10.0
• DSCR +9.3/10.0
• 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 MLS

Gated – Worry Free Living!!!!! Welcome to this inviting 2-bedroom, 2-bath end-unit condo in the gated Pine Hollow community of Englewood, FL. This impeccably upgraded 2-bedroom, 2-bath end-unit condo is a true gem. Every detail sparkles as the owner has lovingly and meticulously cared for this unit. The open, airy layout welcomes you with freshly painted accents on the front door, patio, and stairs, exuding curb appeal. Inside, the cozy eat-in kitchen is a chef’s delight, perfect for whipping up quick bites or hosting intimate brunches. Both spacious bedrooms boast generous walk-in closets and stylish window treatments, offering a retreat-like ambiance. With a brand-new 2022 tile roof and the HOA handling exterior maintenance, pest control, pool care, sewer, trash, and water, you’re free to soak up the coastal lifestyle worry-free. Step out onto your private, enclosed lanai, where tranquil pond views create the perfect backdrop for morning coffee or evening wine. Prefer a social vibe? The charming front balcony is ideal for sipping mimosas and waving to friendly neighbors. Just 3.5 miles from the sun-kissed shores of Manasota Key—a breezy 9-minute drive—you’ll be toes-in-the-sand, chasing unforgettable sunsets, savoring fresh seafood at Englewood’s top restaurants, or exploring pristine beaches. Convenience is key, with HCA Hospital and the YMCA only 2.5 miles away. Enjoy a stroll down Historic Dearborn Street and take in all the festivities this community has to offer! This partially turnkey treasure (see attachments for details) is priced to move! Don’t miss your chance to live the coastal dream in Pine Hollow! Schedule your private tour today and let this charming condo steal your heart!

Key facts

• Front balcony
• Tranquil pond views
• Gated

Tags

• GATED
• PINE HOLLOW COMMUNITY
• PRIVATE ENCLOSED LANAI
• TRANQUIL POND VIEWS
• FRONT BALCONY
• HISTORIC DEARBORN STREET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 4 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; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $2,889/mo this rent would consume 46% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $38k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $200k implies a 90% 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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 288 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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 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: 1.44% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 5.8

CMA / ARV

• ARV (median comp): $217,921
• List price: $200,000
• Delta: -8.22%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.85×
• Total profit: $-8,310
• Equity at exit: $29,821

10-year hold

• IRR: 12.7%
• Equity multiple: 2.34×
• Total profit: $75,049
• Equity at exit: $17,292

Cash invested: $56,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,889 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$113 /mo · $1,352/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$480
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $131

Break-even live

Break-even rent $2,723

Max offer price $200,000

Occupancy floor 90%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	1.26mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	21d	1	1.34mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	21d	1	1.38mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	21d	1	1.47mi

HOA detail condo

• Monthly dues: $480 · $5,760/yr
• Likely covers: watersewertrashexterior maint.poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $200,000 Active 288 DOM
2. 2026-06-17
   days on market $200,000 Active 287 DOM
3. 2026-06-15
   days on market $200,000 Active 285 DOM
4. 2026-06-13
   days on market $200,000 Active 283 DOM
5. 2026-06-13
   days on market $200,000 Active 282 DOM
6. 2026-06-10
   days on market $200,000 Active 280 DOM
7. 2026-06-09
   days on market $200,000 Active 279 DOM
8. 2026-06-08
   days on market $200,000 Active 277 DOM
9. 2026-06-05
   pricedays on market $200,000 Active 274 DOM
10. 2026-06-03
    days on market $229,900 Active 273 DOM
11. 2026-06-02
    days on market $229,900 Active 272 DOM
12. 2026-06-01
    days on market $229,900 Active 271 DOM
13. 2026-05-31
    days on market $229,900 Active 270 DOM
14. 2026-02-20
    price $229,900 1770-char remark

    Show marketing remark (1770 chars)

    Gated – Worry Free Living!!!!! Welcome to this inviting 2-bedroom, 2-bath end-unit condo in the gated Pine Hollow community of Englewood, FL. This impeccably upgraded 2-bedroom, 2-bath end-unit condo is a true gem. Every detail sparkles as the owner has lovingly and meticulously cared for this unit. The open, airy layout welcomes you with freshly painted accents on the front door, patio, and stairs, exuding curb appeal. Inside, the cozy eat-in kitchen is a chef’s delight, perfect for whipping up quick bites or hosting intimate brunches. Both spacious bedrooms boast generous walk-in closets and stylish window treatments, offering a retreat-like ambiance. With a brand-new 2022 tile roof and the HOA handling exterior maintenance, pest control, pool care, sewer, trash, and water, you’re free to soak up the coastal lifestyle worry-free. Step out onto your private, enclosed lanai, where tranquil pond views create the perfect backdrop for morning coffee or evening wine. Prefer a social vibe? The charming front balcony is ideal for sipping mimosas and waving to friendly neighbors. Just 3.5 miles from the sun-kissed shores of Manasota Key—a breezy 9-minute drive—you’ll be toes-in-the-sand, chasing unforgettable sunsets, savoring fresh seafood at Englewood’s top restaurants, or exploring pristine beaches. Convenience is key, with HCA Hospital and the YMCA only 2.5 miles away. Enjoy a stroll down Historic Dearborn Street and take in all the festivities this community has to offer! This partially turnkey treasure (see attachments for details) is priced to move! Don’t miss your chance to live the coastal dream in Pine Hollow! Schedule your private tour today and let this charming condo steal your heart!

15. 2025-09-03
    listed $238,000 Active 1770-char remark

    Show marketing remark (1770 chars)

    Gated – Worry Free Living!!!!! Welcome to this inviting 2-bedroom, 2-bath end-unit condo in the gated Pine Hollow community of Englewood, FL. This impeccably upgraded 2-bedroom, 2-bath end-unit condo is a true gem. Every detail sparkles as the owner has lovingly and meticulously cared for this unit. The open, airy layout welcomes you with freshly painted accents on the front door, patio, and stairs, exuding curb appeal. Inside, the cozy eat-in kitchen is a chef’s delight, perfect for whipping up quick bites or hosting intimate brunches. Both spacious bedrooms boast generous walk-in closets and stylish window treatments, offering a retreat-like ambiance. With a brand-new 2022 tile roof and the HOA handling exterior maintenance, pest control, pool care, sewer, trash, and water, you’re free to soak up the coastal lifestyle worry-free. Step out onto your private, enclosed lanai, where tranquil pond views create the perfect backdrop for morning coffee or evening wine. Prefer a social vibe? The charming front balcony is ideal for sipping mimosas and waving to friendly neighbors. Just 3.5 miles from the sun-kissed shores of Manasota Key—a breezy 9-minute drive—you’ll be toes-in-the-sand, chasing unforgettable sunsets, savoring fresh seafood at Englewood’s top restaurants, or exploring pristine beaches. Convenience is key, with HCA Hospital and the YMCA only 2.5 miles away. Enjoy a stroll down Historic Dearborn Street and take in all the festivities this community has to offer! This partially turnkey treasure (see attachments for details) is priced to move! Don’t miss your chance to live the coastal dream in Pine Hollow! Schedule your private tour today and let this charming condo steal your heart!

16. 2025-06-30
    historical
17. 2025-03-17
    price $254,000
18. 2025-02-20
    price $267,000
19. 2024-09-20
    listed $274,900 Active
20. 2013-03-19
    soldstatus $105,000
21. 2012-11-01
    listed $116,900
22. 2009-03-09
    soldstatus $115,000
23. 2008-06-01
    listed $124,900

ⓘ 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: $1,352 · $113/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$308/yr (+$26/mo · 22.8%)

ⓘ 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 · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,663
• − Mortgage interest: −$11,203
• − Property taxes: −$1,352
• − Insurance: −$6,118
• − Repairs & maintenance: −$2,773
• − Management: −$2,773
• − HOA: −$5,760
• − Depreciation: −$5,818
• Taxable loss: −$1,135
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $1,839/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

+84.1% since first listed

10 events — show timeline

• 2026-02-20 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Listed $238,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Price Changed $254,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-20 Price Changed $267,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-20 Listed $274,900 Stellar MLS as Distributed by MLS Grid
• 2013-03-19 Sold (MLS) $105,000 Stellar MLS as Distributed by MLS Grid
• 2012-11-01 Listed $116,900 Stellar MLS as Distributed by MLS Grid
• 2009-03-09 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2008-06-01 Listed $124,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2025): $1,352 · +4.7% YoY. Source: county tax records.