1305 Rocky Creek Ln · Englewood, FL 34224

$189,000

1 bd · 1.0 ba · 660 sqft · SingleFamily public records · 188 Days on market

Built 1961 7,994 sqft lot Est $134k · 41% over

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Why this score? — see what drove the F 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 +7.4/30.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

LIKE NEW HOME, This little gem has just undergone a major remodel which includes, all new impact windows, new underground power and service panel, new HVAC system, kitchen, appliances, paint and high end laminate flooring, its basically a new home! This home has all the charm of Old Florida with its tongue and grove ceilings but with modern touches like high end fans, cute exterior awnings, new plumbing fixtures and interior doors and hardware. Located 100 yards off Rocky Creek so you can enjoy the sea breezes on your wrap around porch in the evenings while eating fresh avocado's from your prolific tree. This is the perfect vacation home! Centrally located just minutes to the Gulf of Mexico and Old Englewood Village. Call today!

Key facts

• New cabinets
• 7,994 sq ft lot
• Parking

Tags

• HURRICANE IMPACT WINDOWS
• NEW KITCHEN APPLIANCES
• NEW CABINETS
• UPDATED PLUMBING FIXTURES
• UPDATED SERVICE PANEL
• 200 AMP UNDERGROUND POWER

Property features AI

Finance

• Other: Residential zoning RSF3.5; Property type: Residential, single family residence; Lot approximately 0.18 acres (about 743 sq meters)
• HOA & community: No HOA association indicated

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone available; Underground utilities; Sewer connected
• Home design: Single family residence; One story; Faces west
• Construction: Block construction; Block foundation; Shingle roof; Built on one level
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Microwave
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Outside laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-669 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $71k (62.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (24.9% below list).
• Recommended offer: $71k (62.5% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.8% in Englewood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 soft (-0.1%/yr); 734 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).

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.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $149k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,803 (62.5% 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 188 days. Have you received any prior offers? Is the seller open to a 63% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 0.75% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $133,980
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1360 Rocky Creek Ln	0.05mi	1/1.0	616 (-7%)	20mo	$125,000	$203	70
1397 Kingfisher Dr	0.50mi	2/1.0 (+1)	672 (+2%)	18mo	$95,000	$141	54

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -50.7%
• Equity multiple: -0.46×
• Total profit: $-77,082
• Equity at exit: $28,181

10-year hold

• IRR: —
• Equity multiple: -1.58×
• Total profit: $-136,775
• Equity at exit: $16,341

Cash invested: $52,920 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,419 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$294 /mo · $3,528/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-669

Break-even live

Break-even rent $2,266

Max offer price $70,803

Occupancy floor —

Sensitivity live

Price	-10% $-562	-5% $-616	+0% $-669	+5% $-723	+10% $-776
Rent	-10% $-781	-5% $-725	+0% $-669	+5% $-613	+10% $-557
Rate	-1.0pp $-574	-0.5pp $-621	base $-669	+0.5pp $-718	+1.0pp $-768

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1604 Cardinal Ln Unit 1 Englewood, FL	1.0	1.0	750	$1,300	$1.73	22d	1	0.28mi
1435 New Point Comfort Rd Unit B Englewood, FL	1.0	1.0	744	$1,520	$2.04	22d	1	0.87mi

Listing history 36 events

1. 2026-06-09
   days on market $189,000 Active 188 DOM
2. 2026-06-08
   days on market $189,000 Active 187 DOM
3. 2026-06-05
   days on market $189,000 Active 183 DOM
4. 2026-06-03
   days on market $189,000 Active 182 DOM
5. 2026-06-02
   days on market $189,000 Active 181 DOM
6. 2026-06-01
   days on market $189,000 Active 180 DOM
7. 2026-05-31
   days on market $189,000 Active 179 DOM
8. 2026-05-30
   days on market $189,000 Active 178 DOM
9. 2026-04-06
   price $189,000
10. 2026-02-26
    price $195,000
11. 2026-01-09
    price $205,000
12. 2025-12-03
    status Active
13. 2025-12-03
    historical
14. 2025-12-02
    listed $215,000 Active
15. 2025-12-02
    historical
16. 2025-09-06
    price $234,000
17. 2025-08-07
    price $225,000
18. 2025-06-07
    status Active
19. 2025-06-07
    price $234,000
20. 2025-06-04
    historical
21. 2025-03-22
    status Active
22. 2025-03-21
    price $254,000
23. 2024-12-04
    listed $215,000 Active
24. 2019-05-17
    soldstatus $149,000 Sold 739-char remark

    Show marketing remark (739 chars)

    LIKE NEW HOME, This little gem has just undergone a major remodel which includes, all new impact windows, new underground power and service panel, new HVAC system, kitchen, appliances, paint and high end laminate flooring, its basically a new home! This home has all the charm of Old Florida with its tongue and grove ceilings but with modern touches like high end fans, cute exterior awnings, new plumbing fixtures and interior doors and hardware. Located 100 yards off Rocky Creek so you can enjoy the sea breezes on your wrap around porch in the evenings while eating fresh avocado's from your prolific tree. This is the perfect vacation home! Centrally located just minutes to the Gulf of Mexico and Old Englewood Village. Call today!

25. 2019-05-17
    soldstatus $149,000

    Show marketing remark (739 chars)

    LIKE NEW HOME, This little gem has just undergone a major remodel which includes, all new impact windows, new underground power and service panel, new HVAC system, kitchen, appliances, paint and high end laminate flooring, its basically a new home! This home has all the charm of Old Florida with its tongue and grove ceilings but with modern touches like high end fans, cute exterior awnings, new plumbing fixtures and interior doors and hardware. Located 100 yards off Rocky Creek so you can enjoy the sea breezes on your wrap around porch in the evenings while eating fresh avocado's from your prolific tree. This is the perfect vacation home! Centrally located just minutes to the Gulf of Mexico and Old Englewood Village. Call today!

26. 2019-04-15
    status Pending 739-char remark

    Show marketing remark (739 chars)

    LIKE NEW HOME, This little gem has just undergone a major remodel which includes, all new impact windows, new underground power and service panel, new HVAC system, kitchen, appliances, paint and high end laminate flooring, its basically a new home! This home has all the charm of Old Florida with its tongue and grove ceilings but with modern touches like high end fans, cute exterior awnings, new plumbing fixtures and interior doors and hardware. Located 100 yards off Rocky Creek so you can enjoy the sea breezes on your wrap around porch in the evenings while eating fresh avocado's from your prolific tree. This is the perfect vacation home! Centrally located just minutes to the Gulf of Mexico and Old Englewood Village. Call today!

27. 2019-04-08
    price $149,900 739-char remark

    Show marketing remark (739 chars)

    LIKE NEW HOME, This little gem has just undergone a major remodel which includes, all new impact windows, new underground power and service panel, new HVAC system, kitchen, appliances, paint and high end laminate flooring, its basically a new home! This home has all the charm of Old Florida with its tongue and grove ceilings but with modern touches like high end fans, cute exterior awnings, new plumbing fixtures and interior doors and hardware. Located 100 yards off Rocky Creek so you can enjoy the sea breezes on your wrap around porch in the evenings while eating fresh avocado's from your prolific tree. This is the perfect vacation home! Centrally located just minutes to the Gulf of Mexico and Old Englewood Village. Call today!

28. 2019-03-06
    price $159,750 739-char remark

    Show marketing remark (739 chars)

    LIKE NEW HOME, This little gem has just undergone a major remodel which includes, all new impact windows, new underground power and service panel, new HVAC system, kitchen, appliances, paint and high end laminate flooring, its basically a new home! This home has all the charm of Old Florida with its tongue and grove ceilings but with modern touches like high end fans, cute exterior awnings, new plumbing fixtures and interior doors and hardware. Located 100 yards off Rocky Creek so you can enjoy the sea breezes on your wrap around porch in the evenings while eating fresh avocado's from your prolific tree. This is the perfect vacation home! Centrally located just minutes to the Gulf of Mexico and Old Englewood Village. Call today!

29. 2019-02-15
    listed $163,500 Active 739-char remark

    Show marketing remark (739 chars)

    LIKE NEW HOME, This little gem has just undergone a major remodel which includes, all new impact windows, new underground power and service panel, new HVAC system, kitchen, appliances, paint and high end laminate flooring, its basically a new home! This home has all the charm of Old Florida with its tongue and grove ceilings but with modern touches like high end fans, cute exterior awnings, new plumbing fixtures and interior doors and hardware. Located 100 yards off Rocky Creek so you can enjoy the sea breezes on your wrap around porch in the evenings while eating fresh avocado's from your prolific tree. This is the perfect vacation home! Centrally located just minutes to the Gulf of Mexico and Old Englewood Village. Call today!

30. 2018-07-03
    soldstatus $82,500
31. 2018-07-02
    soldstatus $82,000 Sold
32. 2018-06-16
    status Pending
33. 2018-04-26
    price $99,000
34. 2018-04-03
    listed $105,000 Active
35. 1993-12-29
    soldstatus $28,800
36. 1988-11-01
    soldstatus $37,000

ⓘ 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: $3,528 · $294/mo
• Projected year-2 tax: $3,528 · $294/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 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 · 29 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: $17,034
• − Mortgage interest: −$10,587
• − Property taxes: −$3,528
• − Insurance: −$6,064
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$5,498
• Taxable loss: −$11,369
• Est. tax savings @ 24.0%: +$2,729
• After-tax cash flow: $-5,301/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: Charlotte County · 196,994 people
• City population: 75,324
• Metro: Punta Gorda, FL
• Population (ZIP): 15,536
• Household income: $57,281
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 329.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% German/W. Germanic 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: ▼ -75.76%
• Current HPI: 325.0345
• Rent YoY: ▼ -0.11%
• Metro: Punta Gorda, 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

+410.8% since first listed

28 events — show timeline

• 2026-04-06 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-06 Price Changed $234,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-07 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-07 Price Changed $234,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-21 Price Changed $254,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-04 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-17 Sold (Public Records) $149,000 Public Records
• 2019-05-17 Sold (MLS) $149,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-04-08 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2019-03-06 Price Changed $159,750 Stellar MLS as Distributed by MLS Grid
• 2019-02-15 Listed $163,500 Stellar MLS as Distributed by MLS Grid
• 2018-07-03 Sold (Public Records) $82,500 Public Records
• 2018-07-02 Sold (MLS) $82,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-04-26 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-03 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 1993-12-29 Sold (Public Records) $28,800 Public Records
• 1988-11-01 Sold (Public Records) $37,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $3,528 · +3.7% YoY. Source: county tax records.