24 S Easter Island Cir · Englewood, FL 34223

$110,000

2 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 172 Days on market

Built 1979 4,284 sqft lot $300/mo HOA · 12% 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

POLYNESIAN VILLAGE – Come check out this resident-owned, 55+ community tucked away off the beaten path, yet only one mile from Manasota Key and 11 miles of beaches and shimmering Gulf waters. This is a really spacious home with plenty of room to spend the winter months in comfort. Every room is painted a different color, a cheerful reminder that you’re in Florida, and the property has been well maintained. Enjoy Florida living year-round in the large screened-in lanai, perfect for relaxing, entertaining, or enjoying the coastal breezes. Under the lanai roof you’ll find a storage/workshop area complete with a workbench—ideal for hobbies, projects, or extra storage. An exterior shower adds to the easygoing Florida lifestyle, especially after a day at the beach or pool. This turnkey furnished home is ready for immediate enjoyment and includes bikes for cruising the neighborhood or heading toward the beach. The washer and dryer are conveniently located indoors. The water heater and refrigerator are only 4 years old. The homeowners association fee includes internet, TV, lawn care, clubhouse, and pool, offering easy, low-maintenance living. Stroll over to the beautifully updated clubhouse to join the Thursday coffee club, enjoy a competitive game of shuffleboard, or take part in weekly entertainment including dinners, dancing, and musical events. Participate as much—or as little—as you like. A bonus feature of the community is the storage yard available for RV and boat parking for an additional fee of $130 per year. You’re also just one mile from a public boat ramp, with fishing, boating, and swimming in the Gulf waters close by. This is relaxed Florida living in a prime coastal location.

Key facts

• Exterior shower
• 4,284 sq ft lot
• Parking

Tags

• LARGE SCREENED IN LANAI
• STORAGE WORKSHOP AREA
• EXTERIOR SHOWER
• TURNKEY FURNISHED HOME
• INDOOR WASHER AND DRYER
• WATER HEATER FOUR YEARS OLD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $45k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; 45% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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: 2.30% ✓
• Cap rate: 16.01%
• Cash-on-cash: 34.71%
• DSCR: 2.54
• GRM: 3.6

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: 18.6%
• Equity multiple: 1.83×
• Total profit: $25,622
• Equity at exit: $16,401

10-year hold

• IRR: 31.9%
• Equity multiple: 5.00×
• Total profit: $123,296
• Equity at exit: $9,511

Cash invested: $30,800 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,529 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$184 /mo · $2,210/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$300
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $464

Break-even live

Break-even rent $1,941

Max offer price $110,000

Occupancy floor 77%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 18 events

1. 2026-06-13
   days on market $110,000 Active 172 DOM
2. 2026-06-13
   days on market $110,000 Active 171 DOM
3. 2026-06-10
   days on market $110,000 Active 169 DOM
4. 2026-06-09
   days on market $110,000 Active 168 DOM
5. 2026-06-08
   days on market $110,000 Active 167 DOM
6. 2026-06-08
   days on market $110,000 Active 166 DOM
7. 2026-06-05
   days on market $110,000 Active 163 DOM
8. 2026-06-03
   days on market $110,000 Active 162 DOM
9. 2026-06-02
   days on market $110,000 Active 161 DOM
10. 2026-06-01
    days on market $110,000 Active 160 DOM
11. 2026-05-31
    days on market $110,000 Active 159 DOM
12. 2026-05-01
    price $110,000 1753-char remark

    Show marketing remark (1753 chars)

    POLYNESIAN VILLAGE – Come check out this resident-owned, 55+ community tucked away off the beaten path, yet only one mile from Manasota Key and 11 miles of beaches and shimmering Gulf waters. This is a really spacious home with plenty of room to spend the winter months in comfort. Every room is painted a different color, a cheerful reminder that you’re in Florida, and the property has been well maintained. Enjoy Florida living year-round in the large screened-in lanai, perfect for relaxing, entertaining, or enjoying the coastal breezes. Under the lanai roof you’ll find a storage/workshop area complete with a workbench—ideal for hobbies, projects, or extra storage. An exterior shower adds to the easygoing Florida lifestyle, especially after a day at the beach or pool. This turnkey furnished home is ready for immediate enjoyment and includes bikes for cruising the neighborhood or heading toward the beach. The washer and dryer are conveniently located indoors. The water heater and refrigerator are only 4 years old. The homeowners association fee includes internet, TV, lawn care, clubhouse, and pool, offering easy, low-maintenance living. Stroll over to the beautifully updated clubhouse to join the Thursday coffee club, enjoy a competitive game of shuffleboard, or take part in weekly entertainment including dinners, dancing, and musical events. Participate as much—or as little—as you like. A bonus feature of the community is the storage yard available for RV and boat parking for an additional fee of $130 per year. You’re also just one mile from a public boat ramp, with fishing, boating, and swimming in the Gulf waters close by. This is relaxed Florida living in a prime coastal location.

13. 2026-01-08
    price $135,000 1753-char remark

    Show marketing remark (1753 chars)

    POLYNESIAN VILLAGE – Come check out this resident-owned, 55+ community tucked away off the beaten path, yet only one mile from Manasota Key and 11 miles of beaches and shimmering Gulf waters. This is a really spacious home with plenty of room to spend the winter months in comfort. Every room is painted a different color, a cheerful reminder that you’re in Florida, and the property has been well maintained. Enjoy Florida living year-round in the large screened-in lanai, perfect for relaxing, entertaining, or enjoying the coastal breezes. Under the lanai roof you’ll find a storage/workshop area complete with a workbench—ideal for hobbies, projects, or extra storage. An exterior shower adds to the easygoing Florida lifestyle, especially after a day at the beach or pool. This turnkey furnished home is ready for immediate enjoyment and includes bikes for cruising the neighborhood or heading toward the beach. The washer and dryer are conveniently located indoors. The water heater and refrigerator are only 4 years old. The homeowners association fee includes internet, TV, lawn care, clubhouse, and pool, offering easy, low-maintenance living. Stroll over to the beautifully updated clubhouse to join the Thursday coffee club, enjoy a competitive game of shuffleboard, or take part in weekly entertainment including dinners, dancing, and musical events. Participate as much—or as little—as you like. A bonus feature of the community is the storage yard available for RV and boat parking for an additional fee of $130 per year. You’re also just one mile from a public boat ramp, with fishing, boating, and swimming in the Gulf waters close by. This is relaxed Florida living in a prime coastal location.

14. 2025-12-23
    listed $155,000 Active 1753-char remark

    Show marketing remark (1753 chars)

    POLYNESIAN VILLAGE – Come check out this resident-owned, 55+ community tucked away off the beaten path, yet only one mile from Manasota Key and 11 miles of beaches and shimmering Gulf waters. This is a really spacious home with plenty of room to spend the winter months in comfort. Every room is painted a different color, a cheerful reminder that you’re in Florida, and the property has been well maintained. Enjoy Florida living year-round in the large screened-in lanai, perfect for relaxing, entertaining, or enjoying the coastal breezes. Under the lanai roof you’ll find a storage/workshop area complete with a workbench—ideal for hobbies, projects, or extra storage. An exterior shower adds to the easygoing Florida lifestyle, especially after a day at the beach or pool. This turnkey furnished home is ready for immediate enjoyment and includes bikes for cruising the neighborhood or heading toward the beach. The washer and dryer are conveniently located indoors. The water heater and refrigerator are only 4 years old. The homeowners association fee includes internet, TV, lawn care, clubhouse, and pool, offering easy, low-maintenance living. Stroll over to the beautifully updated clubhouse to join the Thursday coffee club, enjoy a competitive game of shuffleboard, or take part in weekly entertainment including dinners, dancing, and musical events. Participate as much—or as little—as you like. A bonus feature of the community is the storage yard available for RV and boat parking for an additional fee of $130 per year. You’re also just one mile from a public boat ramp, with fishing, boating, and swimming in the Gulf waters close by. This is relaxed Florida living in a prime coastal location.

15. 2014-04-04
    soldstatus $76,000
16. 2006-12-22
    soldstatus $89,500 417-char remark

    Show marketing remark (417 chars)

    ONLY FIVE MINUTES TO MANASOTA BEACH!! MOVE IN AND ENJOY THIS OUTSTANDING PARK. THIS HOME IS IN A GREAT AREA, WITH A GREAT CLUB HOUSE & POOL AREA. 55 AND OLDER PARK AND NO PETS. VERY CUTE OPEN CLEAN, 2 WALKING IN CLOSETS, LARGE BEDROOMS, OPEN KITCHEN OVER LOOKING DINING ROOM. SIT ON THE FRONT ENCLOSED LANA AND ENJOY YOUR MORNING COFFEE. BEING SOLD WITH ALL FURNISHINGS. OWNER WANTS TO SELL BRING ALL OFFERS.

17. 2006-12-21
    soldstatus $89,500
18. 2005-09-02
    listed $94,500 417-char remark

    Show marketing remark (417 chars)

    ONLY FIVE MINUTES TO MANASOTA BEACH!! MOVE IN AND ENJOY THIS OUTSTANDING PARK. THIS HOME IS IN A GREAT AREA, WITH A GREAT CLUB HOUSE & POOL AREA. 55 AND OLDER PARK AND NO PETS. VERY CUTE OPEN CLEAN, 2 WALKING IN CLOSETS, LARGE BEDROOMS, OPEN KITCHEN OVER LOOKING DINING ROOM. SIT ON THE FRONT ENCLOSED LANA AND ENJOY YOUR MORNING COFFEE. BEING SOLD WITH ALL FURNISHINGS. OWNER WANTS TO SELL BRING ALL OFFERS.

ⓘ 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: $2,210 · $184/mo
• Projected year-2 tax: $2,210 · $184/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: $30,344
• − Mortgage interest: −$6,162
• − Property taxes: −$2,210
• − Insurance: −$5,668
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − HOA: −$3,600
• − Depreciation: −$3,200
• Taxable income: $4,649
• Est. tax owed @ 24.0%: −$1,116
• After-tax cash flow: $4,456/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

+16.4% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-23 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2014-04-04 Sold (Public Records) $76,000 Public Records
• 2006-12-22 Sold (MLS) $89,500 Stellar MLS as Distributed by MLS Grid
• 2006-12-21 Sold (Public Records) $89,500 Public Records
• 2005-09-02 Listed $94,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2025): $2,210 · -5.2% YoY. Source: county tax records.