29 S Easter Island Cir · Englewood, FL 34223

$140,000

2 bd · 2.0 ba · 959 sqft · Manufactured public records · 335 Days on market

Built 1979 3,557 sqft lot $300/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 MLS

Located in the resident-owned Polynesian Village Co-op, this well-kept 2-bedroom, 2-bath manufactured home offers comfortable living in one of Englewood’s most established 55+ communities. The home features a functional layout with a spacious living area, dedicated dining space, and a screened lanai for enjoying the Florida weather. Offered furnished and move-in ready, this property is ideal for seasonal or full-time living. Polynesian Village residents enjoy low monthly fees and access to community amenities including a clubhouse, pool, and social activities. Just minutes from Manasota Key beaches, shopping, dining, and medical facilities.

Key facts

• Clubhouse
• Community amenities
• Screened lanai

Tags

• SCREENED LANAI
• COMMUNITY AMENITIES
• CLUBHOUSE
• POOL
• SOCIAL ACTIVITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 37% 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 $968 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 335 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 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 1979 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.69% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.18%
• DSCR: 1.81
• 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: 0.6%
• Equity multiple: 1.02×
• Total profit: $940
• Equity at exit: $20,874

10-year hold

• IRR: 16.8%
• Equity multiple: 2.87×
• Total profit: $73,358
• Equity at exit: $12,105

Cash invested: $39,200 (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: $2,364 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$181 /mo · $2,173/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$300
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $167

Break-even live

Break-even rent $2,152

Max offer price $140,000

Occupancy floor 88%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-10
   remarks 688-char remark
2. 2026-06-10
   status $140,000 Pending 335 DOM
3. 2026-06-09
   days on market $140,000 Active 335 DOM
4. 2026-06-08
   days on market $140,000 Active 333 DOM
5. 2026-06-05
   days on market $140,000 Active 330 DOM
6. 2026-06-03
   days on market $140,000 Active 329 DOM
7. 2026-06-02
   days on market $140,000 Active 328 DOM
8. 2026-06-01
   days on market $140,000 Active 327 DOM
9. 2026-05-31
   days on market $140,000 Active 326 DOM
10. 2026-05-11
    price $140,000 654-char remark

    Show marketing remark (654 chars)

    Located in the resident-owned Polynesian Village Co-op, this well-kept 2-bedroom, 2-bath manufactured home offers comfortable living in one of Englewood’s most established 55+ communities. The home features a functional layout with a spacious living area, dedicated dining space, and a screened lanai for enjoying the Florida weather. Offered furnished and move-in ready, this property is ideal for seasonal or full-time living. Polynesian Village residents enjoy low monthly fees and access to community amenities including a clubhouse, pool, and social activities. Just minutes from Manasota Key beaches, shopping, dining, and medical facilities.

11. 2026-03-01
    price $159,400 654-char remark

    Show marketing remark (654 chars)

    Located in the resident-owned Polynesian Village Co-op, this well-kept 2-bedroom, 2-bath manufactured home offers comfortable living in one of Englewood’s most established 55+ communities. The home features a functional layout with a spacious living area, dedicated dining space, and a screened lanai for enjoying the Florida weather. Offered furnished and move-in ready, this property is ideal for seasonal or full-time living. Polynesian Village residents enjoy low monthly fees and access to community amenities including a clubhouse, pool, and social activities. Just minutes from Manasota Key beaches, shopping, dining, and medical facilities.

12. 2026-02-02
    status Active 654-char remark

    Show marketing remark (654 chars)

    Located in the resident-owned Polynesian Village Co-op, this well-kept 2-bedroom, 2-bath manufactured home offers comfortable living in one of Englewood’s most established 55+ communities. The home features a functional layout with a spacious living area, dedicated dining space, and a screened lanai for enjoying the Florida weather. Offered furnished and move-in ready, this property is ideal for seasonal or full-time living. Polynesian Village residents enjoy low monthly fees and access to community amenities including a clubhouse, pool, and social activities. Just minutes from Manasota Key beaches, shopping, dining, and medical facilities.

13. 2025-07-06
    listed $174,900 Active 654-char remark

    Show marketing remark (654 chars)

    Located in the resident-owned Polynesian Village Co-op, this well-kept 2-bedroom, 2-bath manufactured home offers comfortable living in one of Englewood’s most established 55+ communities. The home features a functional layout with a spacious living area, dedicated dining space, and a screened lanai for enjoying the Florida weather. Offered furnished and move-in ready, this property is ideal for seasonal or full-time living. Polynesian Village residents enjoy low monthly fees and access to community amenities including a clubhouse, pool, and social activities. Just minutes from Manasota Key beaches, shopping, dining, and medical facilities.

14. 2022-06-23
    soldstatus $229,429
15. 2022-01-20
    soldstatus $210,000
16. 1992-12-31
    soldstatus $51,900

ⓘ 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: $2,173 · $181/mo
• Projected year-2 tax: $2,173 · $181/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 7/10 Severe FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $28,364
• − Mortgage interest: −$7,842
• − Property taxes: −$2,173
• − Insurance: −$5,818
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − HOA: −$3,600
• − Depreciation: −$4,073
• Taxable income: $320
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $1,930/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

+169.7% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Price Changed $159,400 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-06 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2022-06-23 Sold (Public Records) $229,429 Public Records
• 2022-01-20 Sold (Public Records) $210,000 Public Records
• 1992-12-31 Sold (Public Records) $51,900 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,173 · -7.0% YoY. Source: county tax records.