1730 Blue Bird Ln · Englewood, FL 34224

$264,900

3 bd · 2.0 ba · 1,162 sqft · SingleFamily public records · 21 Days on market

Built 1969 10,080 sqft lot Est $220k · 21% over

---

Why this score? — see what drove the C- 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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller!!!! Turnkey Furnished !!!Whether you are searching for a primary residence, a seasonal retreat, or an investment opportunity, this home is sure to stand out. From the moment you arrive, this home makes a warm and inviting impression with its charming entryway and mature landscaping. Ideally situated in the sought-after Breezewood Manor neighborhood of Englewood, this spacious 3-bedroom, 2-bath residence is move-in ready and thoughtfully designed for comfortable coastal living. Inside, you’ll find an updated kitchen, luxury vinyl flooring throughout, and a bright open-concept living area that showcases peaceful water and wooded views. The screened and covered lanai of

Key facts

• Turnkey furnished
• Updated kitchen
• Corner lot

Tags

• TURNKEY FURNISHED
• UPDATED KITCHEN
• LUXURY VINYL FLOORING
• OPEN-CONCEPT LIVING AREA
• SCREENED AND COVERED LANAI
• CORNER LOT

Property features AI

Finance

• Other: Property zoned RSF5; Lot roughly 0.23 acres (approx. 112 x 90); Universal property identifier available; No waterfront features
• Financial info: No lease restrictions; Turnkey — furnished
• HOA & community: No HOA; Street lights in the community

Exterior

• Parking: Detached parking not specified
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Faces south
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built with estimated living area per public records
• Exterior features: Rear screened porch; Exterior lighting; Sliding doors; Shed(s); Mature landscaping; Asphalt/paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Stone counters; Window treatments; Storm windows
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $261k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Zoned schools: Vineland Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 579 students, 45% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL) — zoned schools average 37% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $3,116/mo this rent would consume 65% of the median local household income ($57k/yr) (locally 329% 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 $8k 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 21 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $260,926 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.18% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $219,618
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 Blue Bird Ln	0.03mi	2/2.0 (-1)	1,238 (+6%)	6mo	$215,000	$174	78
1785 Morning Dove Ln	0.05mi	2/2.0 (-1)	996 (-14%)	11mo	$188,000	$189	59
1060 Haste Ln	0.58mi	2/2.0 (-1)	1,212 (+4%)	10mo	$325,000	$268	52
1224 Lincoln Dr	0.49mi	2/2.0 (-1)	1,053 (-9%)	7mo	$265,000	$252	51
52 Turtle Bay Cir	0.68mi	2/2.0 (-1)	1,152 (-1%)	18mo	$145,000	$126	46
1665 Manor Rd	0.67mi	2/1.0 (-1)	1,298 (+12%)	14mo	$230,000	$177	29

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: -15.1%
• Equity multiple: 0.48×
• Total profit: $-38,623
• Equity at exit: $39,497

10-year hold

• IRR: -14.2%
• Equity multiple: 0.32×
• Total profit: $-50,771
• Equity at exit: $22,904

Cash invested: $74,172 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,116 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$330 /mo · $3,955/yr
• Insurance: −$110
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $206

Break-even live

Break-even rent $2,855

Max offer price $264,900

Occupancy floor 88%

Sensitivity live

Price	-10% $356	-5% $281	+0% $206	+5% $131	+10% $56
Rent	-10% $-40	-5% $83	+0% $206	+5% $329	+10% $452
Rate	-1.0pp $339	-0.5pp $273	base $206	+0.5pp $137	+1.0pp $68

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2275 S McCall Rd #201 Englewood, FL	2.0	2.0	1050	$2,000	$1.90	14d	1	0.19mi
2643 Lear Rd Englewood, FL	2.0	2.0	1206	$5,800	$4.81	22d	1	0.60mi
6699 San Casa Dr Englewood, FL	2.0	2.0	1028	$1,900	$1.85	22d	1	0.68mi
1531 Placida Rd #203 Englewood, FL	2.0	2.0	1056	$3,900	$3.69	22d	1	0.78mi
1531 Placida Rd #204 Englewood, FL	2.0	2.0	1056	$3,500	$3.31	22d	1	0.79mi
6688 San Casa Dr Englewood, FL	2.0	2.0	1143	$1,600	$1.40	22d	1	0.80mi
1120 Lampp Dr Englewood, FL	3.0	2.0	1212	$4,000	$3.30	22d	1	0.83mi
1960 Oregon Trl Unit 2A Englewood, FL	2.0	2.0	1360	$3,750	$2.76	22d	1	0.88mi
858 E 7th St Englewood, FL	3.0	2.0	1244	$1,995	$1.60	22d	1	1.06mi
1970 Georgia Ave Englewood, FL	3.0	2.0	1160	$11,790	$10.16	22d	1	1.07mi
8363 Sago Ct Englewood, FL	2.0	2.0	1360	$1,950	$1.43	22d	1	1.21mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	22d	1	1.24mi
1915 Pennsylvania Ave Englewood, FL	2.0	2.0	1394	$7,500	$5.38	22d	1	1.41mi
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	22d	1	1.42mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	22d	1	1.46mi

Listing history 50 events

1. 2026-06-18
   days on market $264,900 Active 21 DOM
2. 2026-06-17
   days on market $264,900 Active 20 DOM
3. 2026-06-16
   days on market $264,900 Active 19 DOM
4. 2026-06-15
   days on market $264,900 Active 18 DOM
5. 2026-06-14
   days on market $264,900 Active 16 DOM
6. 2026-06-13
   days on market $264,900 Active 15 DOM
7. 2026-06-10
   days on market $264,900 Active 13 DOM
8. 2026-06-09
   days on market $264,900 Active 12 DOM
9. 2026-06-08
   days on market $264,900 Active 11 DOM
10. 2026-06-07
    days on market $264,900 Active 10 DOM
11. 2026-06-05
    days on market $264,900 Active 7 DOM
12. 2026-06-03
    days on market $264,900 Active 6 DOM
13. 2026-06-02
    days on market $264,900 Active 5 DOM
14. 2026-06-01
    days on market $264,900 Active 4 DOM
15. 2026-05-31
    days on market $264,900 Active 3 DOM
16. 2026-05-30
    days on market $264,900 Active 2 DOM
17. 2026-05-28
    listed $264,900 Active
18. 2026-05-12
    historical
19. 2026-03-01
    historical $2,000
20. 2026-01-30
    price $269,000
21. 2026-01-01
    listed $2,000
22. 2025-12-21
    historical $2,000
23. 2025-12-18
    listed $2,000
24. 2025-12-05
    listed $289,000 Active
25. 2025-11-12
    historical $2,000
26. 2025-09-10
    historical
27. 2025-07-24
    listed $2,000
28. 2025-06-24
    listed $299,000 Active
29. 2024-07-10
    historical $2,000
30. 2024-06-05
    listed $2,000
31. 2022-10-18
    historical
32. 2022-09-07
    price $394,988
33. 2022-07-19
    listed $399,988 Active
34. 2021-06-02
    soldstatus $239,000
35. 2021-05-27
    soldstatus $239,000 Closed
36. 2021-04-26
    status Pending
37. 2021-04-22
    listed $249,999 Active
38. 2018-12-18
    soldstatus $150,000 Sold
39. 2018-12-18
    soldstatus $150,000
40. 2018-11-18
    status Pending
41. 2018-11-07
    price $159,900
42. 2018-10-03
    listed $169,900 Active
43. 2017-06-09
    soldstatus $135,500
44. 2017-06-07
    soldstatus $135,500 Sold
45. 2017-05-21
    status Pending
46. 2017-04-15
    price $139,000
47. 2017-03-11
    listed $149,000 Active
48. 2010-10-28
    soldstatus $49,900
49. 2010-06-18
    listed $49,900
50. 2007-06-12
    soldstatus $143,000

ⓘ 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: $3,955 · $330/mo
• Projected year-2 tax: $3,955 · $330/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $37,393
• − Mortgage interest: −$14,839
• − Property taxes: −$3,955
• − Insurance: −$6,443
• − Repairs & maintenance: −$2,991
• − Management: −$2,991
• − Depreciation: −$7,706
• Taxable loss: −$1,532
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $2,841/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: 35,420
• 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

+429.8% since first listed

41 events — show timeline

• 2026-05-28 Listed $264,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Rental Removed $2,000 STELLARMLS
• 2026-01-30 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Listed for Rent $2,000 STELLARMLS
• 2025-12-21 Rental Removed $2,000 STELLARMLS
• 2025-12-18 Listed for Rent $2,000 STELLARMLS
• 2025-12-05 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Rental Removed $2,000 STELLARMLS
• 2025-09-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Listed for Rent $2,000 STELLARMLS
• 2025-06-24 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-10 Rental Removed $2,000 STELLARMLS
• 2024-06-05 Listed for Rent $2,000 STELLARMLS
• 2022-10-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-09-07 Price Changed $394,988 Stellar MLS as Distributed by MLS Grid
• 2022-07-19 Listed $399,988 Stellar MLS as Distributed by MLS Grid
• 2021-06-02 Sold (Public Records) $239,000 Public Records
• 2021-05-27 Sold (MLS) $239,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-22 Listed $249,999 Stellar MLS as Distributed by MLS Grid
• 2018-12-18 Sold (Public Records) $150,000 Public Records
• 2018-12-18 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-11-07 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2018-10-03 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2017-06-09 Sold (Public Records) $135,500 Public Records
• 2017-06-07 Sold (MLS) $135,500 Stellar MLS as Distributed by MLS Grid
• 2017-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-04-15 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-11 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2010-10-28 Sold (MLS) $49,900 Stellar MLS as Distributed by MLS Grid
• 2010-06-18 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2007-06-12 Sold (Public Records) $143,000 Public Records
• 2007-05-25 Sold (MLS) $143,000 Stellar MLS as Distributed by MLS Grid
• 2007-04-17 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-03 Listed $189,500 Stellar MLS as Distributed by MLS Grid
• 2006-02-27 Listed $189,500 Stellar MLS as Distributed by MLS Grid
• 2003-10-09 Sold (Public Records) $103,000 Public Records
• 2003-02-12 Sold (Public Records) $87,900 Public Records
• 1995-06-20 Sold (Public Records) $50,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,955 · -2.9% YoY. Source: county tax records.