511 Pine Hollow Cir #511 · Englewood, FL 34223

$214,900

2 bd · 2.0 ba · 1,112 sqft · Condo public records · 32 Days on market

Built 1994 $480/mo HOA · 15% of rent

---

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 +27.4/30.0
• 1% rule +9.6/10.0
• DSCR +9.6/10.0
• 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 Pine Hollow — one of Englewood’s hidden gems! This beautifully maintained END Unit has more windows and natural liight featuring 2-bedroom, 2-bath turnkey furnished condo offers immediate occupancy and effortless Florida living in a peaceful, gated community just minutes from beaches, dining, shopping, golf, and Dearborn Street. Tucked toward the back of the community for added privacy, this light and bright first-floor unit features tranquil pond views, an enclosed lanai, assigned covered parking, and a spacious open-concept layout designed for comfort and entertaining. The updated kitchen showcases granite countertops, solid wood cabinetry, ample storage, and a func

Key facts

• Gated community
• Granite countertops
• Tranquil pond views

Tags

• GATED COMMUNITY
• TRANQUIL POND VIEWS
• ENCLOSED LANAI
• ASSIGNED COVERED PARKING
• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees: $480; Total annual fees: $5,760; Turnkey (furnished)
• HOA & community: HOA with monthly condo fee ($480); Association fee covers pool, escrow reserves, insurance, structure maintenance, grounds maintenance, sewer, trash and water; Association approval required; Pets allowed with size limits; Deed restrictions

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Underground utilities; Water connected; Sewer connected
• Home design: Residential condominium; One-level unit (floor 1); Faces northwest
• Construction: Block construction; Concrete and tile roof; Slab foundation; Built as part of a multi-story building (2 total stories)
• Exterior features: Outdoor lighting; Heated in-ground pool; Pond view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Freezer
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $208k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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.
• Market conditions: Rents rising fast (+9.0%/yr); 717 active listings in the ZIP; 3 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; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $3,132/mo this rent would consume 49% 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 $1k of loan paydown is wiped out by about $6k 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 $60k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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.
• Current owner paid $112k; list at $215k implies a 92% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 5.7

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: -1.9%
• Equity multiple: 0.92×
• Total profit: $-4,760
• Equity at exit: $32,042

10-year hold

• IRR: 14.1%
• Equity multiple: 2.50×
• Total profit: $90,065
• Equity at exit: $18,581

Cash invested: $60,172 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,132 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$90
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$480
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $204

Break-even live

Break-even rent $2,874

Max offer price $214,900

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 S Maryknoll Rd Englewood, FL	2.0	2.0	1063	$2,600	$2.45	21d	1	1.32mi
1401 S McCall Rd Unit 301A Englewood, FL	2.0	2.0	1093	$3,300	$3.02	21d	1	1.41mi
1575 Loralin Dr Englewood, FL	3.0	2.0	1322	$5,000	$3.78	21d	1	1.45mi

HOA detail condo

• Monthly dues: $480 · $5,760/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $214,900 Active 32 DOM
2. 2026-06-17
   days on market $214,900 Active 31 DOM
3. 2026-06-16
   days on market $214,900 Active 30 DOM
4. 2026-06-15
   days on market $214,900 Active 29 DOM
5. 2026-06-13
   days on market $214,900 Active 27 DOM
6. 2026-06-13
   days on market $214,900 Active 26 DOM
7. 2026-06-10
   days on market $214,900 Active 24 DOM
8. 2026-06-09
   days on market $214,900 Active 23 DOM
9. 2026-06-08
   days on market $214,900 Active 22 DOM
10. 2026-06-08
    days on market $214,900 Active 21 DOM
11. 2026-06-05
    days on market $214,900 Active 18 DOM
12. 2026-06-03
    days on market $214,900 Active 17 DOM
13. 2026-06-02
    days on market $214,900 Active 16 DOM
14. 2026-06-01
    days on market $214,900 Active 15 DOM
15. 2026-05-31
    days on market $214,900 Active 14 DOM
16. 2026-05-17
    listed $214,900 Active
17. 2025-04-30
    historical
18. 2024-12-12
    listed $269,900 Active
19. 2024-05-15
    historical
20. 2023-12-07
    listed $289,900 Active
21. 2009-06-29
    soldstatus $112,000
22. 2009-06-24
    soldstatus $115,000
23. 2009-03-24
    listed $125,900
24. 2008-07-09
    listed $129,900
25. 2002-12-26
    soldstatus $99,900
26. 1998-05-26
    soldstatus $76,000

ⓘ 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: $1,773 · $148/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$10/yr (+$1/mo · 0.6%)

ⓘ 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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,589
• − Mortgage interest: −$12,038
• − Property taxes: −$1,773
• − Insurance: −$6,193
• − Repairs & maintenance: −$3,007
• − Management: −$3,007
• − HOA: −$5,760
• − Depreciation: −$6,252
• Taxable loss: −$441
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $2,551/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

+182.8% since first listed

11 events — show timeline

• 2026-05-17 Listed $214,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-12 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-12-07 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2009-06-29 Sold (Public Records) $112,000 Public Records
• 2009-06-24 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2009-03-24 Listed $125,900 Stellar MLS as Distributed by MLS Grid
• 2008-07-09 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2002-12-26 Sold (Public Records) $99,900 Public Records
• 1998-05-26 Sold (Public Records) $76,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,773 · +4.1% YoY. Source: county tax records.