1780 Elinor Pl · Englewood, FL 34223

$239,900

3 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 501 Days on market

Built 1973 8,925 sqft lot Est $257k · 7% under

---

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 +10.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +4.8/5.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated Florida-style block home nestled in the desirable community of Clintwood Acres. This home features a brand-new A/C system (2025) and a 2019 roof, offering peace of mind and modern efficiency. Step inside to find sleek epoxy flooring throughout the main living areas, fresh interior paint, and fully renovated bathrooms complete with new vanities and flooring. The stylishly remodeled kitchen boasts new cabinets and appliances, ready for your culinary adventures. The spacious layout includes a large Florida room—perfect for entertaining, relaxing, or creating a personalized retreat. Ideally located just minutes from shopping, dining, medical facilities,

Key facts

• 2019 roof
• 8,925 sq ft lot
• 2 garage spots

Tags

• 2019 ROOF
• PROXIMITY TO DEARBORN STREET

Property features AI

Finance

• Other: Residential zoning RSF5

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water connected
• Home design: Single-family residence; One story; Faces south
• Construction: Block construction; Shingle roof; Slab foundation; Built on a lot under 1/4 acre
• Exterior features: Screened patio/porch; Awnings; Rain gutters; Asphalt road access; Lot approximately 0.2 acres (85 x 105)

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Concrete floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Crown molding
• 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 $240k.

Deal economics

• At list price, monthly cash flow is $827 ($10k/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: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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.
• 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; 12 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 $3,453/mo this rent would consume 55% 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.
• Charlotte County population projected at +24% 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 501 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $133k; list at $240k implies a 80% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 501 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.44% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.39%
• DSCR: 2.00
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $256,690
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1720 Florence Ave	0.09mi	2/2.0 (-1)	1,293 (-3%)	14mo	$250,000	$193	74
1740 Edith Ave	0.12mi	2/2.0 (-1)	1,219 (-8%)	6mo	$215,000	$176	71
1575 Loralin Dr	0.23mi	3/2.0	1,322 (-1%)	22mo	$410,000	$310	70
6 Cove Ln	0.47mi	4/2.5 (+1)	1,400 (+5%)	7mo	$430,000	$307	57
1550 Barbara Pl	0.31mi	2/2.0 (-1)	1,168 (-12%)	4mo	$299,900	$257	57
1157 North Ln	0.67mi	2/1.0 (-1)	1,356 (+2%)	9mo	$187,000	$138	49
1665 Manor Rd	0.59mi	2/1.0 (-1)	1,298 (-2%)	14mo	$230,000	$177	48
1060 Haste Ln	0.52mi	2/2.0 (-1)	1,212 (-9%)	10mo	$325,000	$268	47
1220 Greaza St	0.22mi	2/2.0 (-1)	1,527 (+15%)	17mo	$285,500	$187	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: 11.4%
• Equity multiple: 1.48×
• Total profit: $32,229
• Equity at exit: $35,770

10-year hold

• IRR: 24.4%
• Equity multiple: 3.68×
• Total profit: $179,732
• Equity at exit: $20,742

Cash invested: $67,172 (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: $3,453 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $827

Break-even live

Break-even rent $2,406

Max offer price $239,900

Occupancy floor 71%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	21d	1	0.23mi
1501 Helene Ave Englewood, FL	3.0	2.0	1608	$3,200	$1.99	13d	1	0.31mi
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	21d	1	0.38mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	21d	1	0.40mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	21d	1	0.40mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	21d	1	0.44mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	21d	1	0.49mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	21d	1	0.54mi
1081 Humboldt St Englewood, FL	3.0	2.0	1838	$2,400	$1.31	21d	1	0.69mi
1375 Beach Rd #311 Englewood, FL	3.0	2.0	1686	$4,950	$2.94	21d	1	0.88mi
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	13d	1	1.13mi
1960 Oregon Trl Unit 2A Englewood, FL	2.0	2.0	1360	$3,750	$2.76	21d	1	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $239,900 Active 501 DOM
2. 2026-06-17
   days on market $239,900 Active 500 DOM
3. 2026-06-16
   statusdays on market $239,900 Active 499 DOM
4. 2026-06-09
   status $239,900 Pending 498 DOM
5. 2026-06-08
   days on market $239,900 Active 498 DOM
6. 2026-06-05
   days on market $239,900 Active 494 DOM
7. 2026-06-02
   days on market $239,900 Active 492 DOM
8. 2026-06-01
   days on market $239,900 Active 491 DOM
9. 2026-05-31
   days on market $239,900 Active 490 DOM
10. 2026-05-30
    days on market $239,900 Active 489 DOM
11. 2026-05-05
    price $239,900
12. 2025-12-29
    price $244,900
13. 2025-07-23
    status Active
14. 2025-06-05
    price $249,900
15. 2025-05-08
    price $189,900
16. 2025-03-10
    price $199,900
17. 2025-03-07
    status Active
18. 2025-03-01
    status Pending
19. 2024-12-03
    listed $224,900 Active
20. 2004-03-23
    soldstatus $133,000

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$595/yr (+$50/mo · 42.6%)

ⓘ 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 · 30 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: $41,432
• − Mortgage interest: −$13,438
• − Property taxes: −$1,396
• − Insurance: −$6,318
• − Repairs & maintenance: −$3,315
• − Management: −$3,315
• − Depreciation: −$6,979
• Taxable income: $6,672
• Est. tax owed @ 24.0%: −$1,601
• After-tax cash flow: $8,319/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

+80.4% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-29 Price Changed $244,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-10 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-12-03 Listed $224,900 Stellar MLS as Distributed by MLS Grid
• 2004-03-23 Sold (Public Records) $133,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,396 · -65.7% YoY. Source: county tax records.