5600 Bentgrass Dr Unit 8-107 · The Meadows, FL 34235

$195,000

1 bd · 1.5 ba · 1,032 sqft · Condo public records · 20 Days on market

Built 2002 $189/sqft · 30% below area Est $277k · 30% under $428/mo HOA · 22% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Schools +5.4/10.0
• 1% rule +5.0/10.0
• Rent growth +4.9/5.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready and beautifully updated 2nd floor condo offering comfort, convenience and EXCEPTIONAL VALUE in one of Sarasota’s most sought-after locations of Las Palmas! This quaint 1 bedroom 1.5 Bath condo is ideal for snowbirds, professionals and those that want to enjoy all Sarasota has to offer in fine living! Features brand-new appliances, a new HVAC system, new hot water heater and a new roof, providing peace of mind for years to come. The interior has been freshly painted and showcases an updated kitchen and bathroom, blending modern finishes with a clean, timeless aesthetic. The spacious owner’s suite offers generous closet space and a relaxing retreat, while the open layout is ideal for both everyday living and entertaining. Las Palmas is Gated and offers Two heated resort-style swimming pools, Hot Tubs, Clubhouse with community space and gathering areas, Fitness center & Sauna! With access to Benderson Park, you can enjoy biking or walking the beautiful trails while taking in the lake views. Located in the prime UTC corridor setting, you’re just minutes from world-class shopping, dining, entertainment and major roadways, while still enjoying the tranquility of an amenity-rich community complete with resort-style features designed for an active Florida lifestyle. Whether you’re seeking a full-time residence, seasonal getaway, or investment opportunity, this exceptional property delivers on location, upgrades and lifestyle. Why rent when you can own a slice of paradise for less!

Key facts

• 2024 hvac system
• 2024 water heater
• 2024 roof

Tags

• 2024 HVAC SYSTEM
• 2024 WATER HEATER
• 2024 ROOF
• NEW TILE IN FOYER
• NEW CARPET ON STAIRWELL
• NEW VINYL FLOORING

Property features AI

Finance

• Other: Association contact/association name listed; Pets allowed: cats and dogs (subject to rules)
• Financial info: Total monthly fees $428; total annual fees $5,136; Lease restrictions apply
• HOA & community: Monthly condo fee of $428 (includes cable TV, common area taxes, pool, insurance, structure and grounds maintenance, management, pest control, recreational facilities, trash); Association requires approval; Association amenities: clubhouse, fitness center, gated community, maintenance, playground, pool, sauna, tennis courts; Community features: buyer approval required, community mailbox, deed restrictions, dog park, irrigation with reclaimed water, sidewalks

Exterior

• Parking: Boat parking available; Guest parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Condominium; Two-story building; Second-floor unit; Faces southeast
• Construction: Block and stucco construction; Tile roof; Slab foundation; Building number 5600
• Exterior features: Balcony; Sliding doors; Sidewalk

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Thermostat; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-35 ($-423/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (3.2% below list).
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#465 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Emma E. Booker Elementary School (math 35% / reading 32%, grade F, #1,758 of 2,144 statewide, top 83%, 468 students, 93% FRL); Booker High School (math 26% / reading 43%, grade F, #386 of 667 statewide, top 59%, 1,309 students, 68% FRL) — zoned schools average 80% FRL vs 42% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 63% district-wide (-29 pts) — the specific schools serving this property underperform the Sarasota average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+9.7%/yr); 227 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 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.
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,778 (3.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 8.3

CMA / ARV

• ARV (median comp): $276,747
• List price: $195,000
• Delta: -29.54%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.57×
• Total profit: $-23,356
• Equity at exit: $29,075

10-year hold

• IRR: 4.8%
• Equity multiple: 1.45×
• Total profit: $24,413
• Equity at exit: $16,860

Cash invested: $54,600 (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 34235

• Rents YoY: 9.7%
• Active inventory: 227
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,952 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$81
• HOA: −$428
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-35

Break-even live

Break-even rent $1,996

Max offer price $188,778

Occupancy floor 97%

Sensitivity live

Price	-10% $75	-5% $20	+0% $-35	+5% $-90	+10% $-146
Rent	-10% $-189	-5% $-112	+0% $-35	+5% $42	+10% $119
Rate	-1.0pp $63	-0.5pp $14	base $-35	+0.5pp $-86	+1.0pp $-137

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $428 · $5,136/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-18
   status Pending 1617-char remark
2. 2026-05-10
   price $195,000 1617-char remark
3. 2026-04-28
   listed $198,000 Active 1617-char remark
4. 2026-01-30
   soldstatus $175,000
5. 2026-01-29
   soldstatus $175,000 Closed 1541-char remark

   Show marketing remark (1541 chars)

   Move-In Ready and beautifully updated 2nd floor condo offering comfort, convenience and EXCEPTIONAL VALUE in one of Sarasota’s most sought-after locations of Las Palmas! This quaint 1 bedroom 1.5 Bath condo is ideal for snowbirds, professionals and those that want to enjoy all Sarasota has to offer in fine living! Features brand-new appliances, a new HVAC system, new hot water heater and a new roof, providing peace of mind for years to come. The interior has been freshly painted and showcases an updated kitchen and bathroom, blending modern finishes with a clean, timeless aesthetic. The spacious owner’s suite offers generous closet space and a relaxing retreat, while the open layout is ideal for both everyday living and entertaining. Las Palmas is Gated and offers Two heated resort-style swimming pools, Hot Tubs, Clubhouse with community space and gathering areas, Fitness center & Sauna! With access to Benderson Park, you can enjoy biking or walking the beautiful trails while taking in the lake views. Located in the prime UTC corridor setting, you’re just minutes from world-class shopping, dining, entertainment and major roadways, while still enjoying the tranquility of an amenity-rich community complete with resort-style features designed for an active Florida lifestyle. Whether you’re seeking a full-time residence, seasonal getaway, or investment opportunity, this exceptional property delivers on location, upgrades and lifestyle. Why rent when you can own a slice of paradise for less!

6. 2026-01-20
   status Pending 1541-char remark

   Show marketing remark (1541 chars)

   Move-In Ready and beautifully updated 2nd floor condo offering comfort, convenience and EXCEPTIONAL VALUE in one of Sarasota’s most sought-after locations of Las Palmas! This quaint 1 bedroom 1.5 Bath condo is ideal for snowbirds, professionals and those that want to enjoy all Sarasota has to offer in fine living! Features brand-new appliances, a new HVAC system, new hot water heater and a new roof, providing peace of mind for years to come. The interior has been freshly painted and showcases an updated kitchen and bathroom, blending modern finishes with a clean, timeless aesthetic. The spacious owner’s suite offers generous closet space and a relaxing retreat, while the open layout is ideal for both everyday living and entertaining. Las Palmas is Gated and offers Two heated resort-style swimming pools, Hot Tubs, Clubhouse with community space and gathering areas, Fitness center & Sauna! With access to Benderson Park, you can enjoy biking or walking the beautiful trails while taking in the lake views. Located in the prime UTC corridor setting, you’re just minutes from world-class shopping, dining, entertainment and major roadways, while still enjoying the tranquility of an amenity-rich community complete with resort-style features designed for an active Florida lifestyle. Whether you’re seeking a full-time residence, seasonal getaway, or investment opportunity, this exceptional property delivers on location, upgrades and lifestyle. Why rent when you can own a slice of paradise for less!

7. 2026-01-06
   listed $179,900 Active 1541-char remark

   Show marketing remark (1541 chars)

   Move-In Ready and beautifully updated 2nd floor condo offering comfort, convenience and EXCEPTIONAL VALUE in one of Sarasota’s most sought-after locations of Las Palmas! This quaint 1 bedroom 1.5 Bath condo is ideal for snowbirds, professionals and those that want to enjoy all Sarasota has to offer in fine living! Features brand-new appliances, a new HVAC system, new hot water heater and a new roof, providing peace of mind for years to come. The interior has been freshly painted and showcases an updated kitchen and bathroom, blending modern finishes with a clean, timeless aesthetic. The spacious owner’s suite offers generous closet space and a relaxing retreat, while the open layout is ideal for both everyday living and entertaining. Las Palmas is Gated and offers Two heated resort-style swimming pools, Hot Tubs, Clubhouse with community space and gathering areas, Fitness center & Sauna! With access to Benderson Park, you can enjoy biking or walking the beautiful trails while taking in the lake views. Located in the prime UTC corridor setting, you’re just minutes from world-class shopping, dining, entertainment and major roadways, while still enjoying the tranquility of an amenity-rich community complete with resort-style features designed for an active Florida lifestyle. Whether you’re seeking a full-time residence, seasonal getaway, or investment opportunity, this exceptional property delivers on location, upgrades and lifestyle. Why rent when you can own a slice of paradise for less!

8. 2004-09-23
   soldstatus $19,676,100

ⓘ 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: $544 · $45/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$1,075/yr (+$90/mo · 197.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $23,422
• − Mortgage interest: −$10,923
• − Property taxes: −$544
• − Insurance: −$975
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − HOA: −$5,136
• − Depreciation: −$5,673
• Taxable loss: −$3,576
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $436/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 — The Meadows

• Score: 69/100
• State rank: #465
• US rank: #8393

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment B- Housing A Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 15,114
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 15,146
• Household income: $78,958
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 512.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 18% Black 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 5% Slovak 3% Scotch-Irish 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -307.37%
• Current HPI: 253.3964
• Rent YoY: ▲ 9.68%
• 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

-99.0% since first listed

9 events — show timeline

• 2026-06-16 Sold (MLS) $190,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-10 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $198,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Sold (Public Records) $175,000 Public Records
• 2026-01-29 Sold (MLS) $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2004-09-23 Sold (Public Records) $19,676,100 Public Records

Property tax history

-1.6%/yr

Latest (2025): $544 · +8.0% YoY. Source: county tax records.