16 S Granada Plz · Englewood, FL 34223

$147,000

2 bd · 2.0 ba · 1,115 sqft · Manufactured public records · 34 Days on market

Built 1979 4,532 sqft lot $318/mo HOA · 13% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to easy Florida living in the highly desirable community of Alameda Isles. This charming 2-bedroom, 2-bath furnished home offers comfort, convenience, and a relaxed coastal lifestyle. The home features a spacious family room, a covered 2-car carport, and a combined laundry and storage area for added functionality. Residents can enjoy an impressive list of community amenities, including a heated pool and spa, clubhouse, fitness room, tennis courts, shuffleboard, and a large gathering space for social events and activities. Boat slips with access to the Intracoastal Waterway may be available for an additional fee, making this a great option for boating and fishing enthusiasts. Golf lo

Key facts

• Boat slips
• Tennis courts
• Fitness room

Tags

• HEATED POOL
• FITNESS ROOM
• TENNIS COURTS
• SHUFFLEBOARD
• BOAT SLIPS
• BOCA ROYALE GOLF CLUB

Property features AI

Finance

• Other: Furnished; Total building area listed as 2,081 sq ft; living area listed as 1,115 sq ft; Total acreage: less than 1/4 acre
• Financial info: Lease restrictions apply
• HOA & community: Alameda Isles HOA with required monthly fee of $318; HOA fee covers cable TV, common area taxes, pool, escrow reserves, grounds maintenance, private road, and recreational facilities; Association approval required; Community features: Clubhouse, fitness center, pool, tennis courts, community mailbox, deed restrictions, buyer approval required, golf carts allowed, no truck/RV/motorcycle parking; Senior community; Pets not allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Manufactured home (double wide); One-story; South-facing
• Construction: Metal frame construction; Roof over; Crawlspace foundation; Built on a 0.1 acre lot
• Exterior features: Other exterior features; Asphalt road access; Public water access (Gulf/Ocean to Bay, Intracoastal Waterway); Assigned boat slip; Private boat ramp

Interior

• Kitchen: Disposal; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Washer; Dryer; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $147k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $147k).
• Recommended offer: $143k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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); 717 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 40% 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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $128k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $142,590 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.70% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.73%
• DSCR: 1.88
• GRM: 4.9

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: 18.3%
• Equity multiple: 1.80×
• Total profit: $32,732
• Equity at exit: $21,918

10-year hold

• IRR: 30.5%
• Equity multiple: 4.53×
• Total profit: $145,107
• Equity at exit: $12,710

Cash invested: $41,160 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,504 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$151 /mo · $1,817/yr
• Insurance: −$61
• HOA: −$318
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $677

Break-even live

Break-even rent $1,648

Max offer price $147,000

Occupancy floor 68%

Sensitivity live

Price	-10% $760	-5% $718	+0% $677	+5% $635	+10% $594
Rent	-10% $479	-5% $578	+0% $677	+5% $776	+10% $875
Rate	-1.0pp $751	-0.5pp $714	base $677	+0.5pp $639	+1.0pp $600

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $318 · $3,816/yr
• Likely covers: waterpool

Listing history 18 events

1. 2026-06-18
   days on market $147,000 Active 34 DOM
2. 2026-06-17
   days on market $147,000 Active 33 DOM
3. 2026-06-16
   days on market $147,000 Active 32 DOM
4. 2026-06-15
   days on market $147,000 Active 31 DOM
5. 2026-06-13
   days on market $147,000 Active 29 DOM
6. 2026-06-13
   days on market $147,000 Active 28 DOM
7. 2026-06-10
   days on market $147,000 Active 26 DOM
8. 2026-06-09
   days on market $147,000 Active 25 DOM
9. 2026-06-08
   days on market $147,000 Active 24 DOM
10. 2026-06-08
    pricedays on market $147,000 Active 23 DOM
11. 2026-06-05
    days on market $155,000 Active 20 DOM
12. 2026-06-03
    days on market $155,000 Active 19 DOM
13. 2026-06-02
    days on market $155,000 Active 18 DOM
14. 2026-06-01
    days on market $155,000 Active 17 DOM
15. 2026-05-31
    days on market $155,000 Active 16 DOM
16. 2026-05-15
    listed $155,000 Active 1045-char remark
17. 2008-04-24
    soldstatus $127,500
18. 2000-07-07
    soldstatus $50,000

ⓘ 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: $1,817 · $151/mo
• Projected year-2 tax: $1,817 · $151/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 4/10 Moderate FEMA zone X (shaded) · 23% 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,051
• − Mortgage interest: −$8,234
• − Property taxes: −$1,817
• − Insurance: −$735
• − Repairs & maintenance: −$2,404
• − Management: −$2,404
• − HOA: −$3,816
• − Depreciation: −$4,276
• Taxable income: $6,364
• Est. tax owed @ 24.0%: −$1,527
• After-tax cash flow: $6,594/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

+194.0% since first listed

4 events — show timeline

• 2026-06-05 Price Changed $147,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2008-04-24 Sold (Public Records) $127,500 Public Records
• 2000-07-07 Sold (Public Records) $50,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,817 · -9.5% YoY. Source: county tax records.