5571 Riverbluff Cir Unit V1 · Ridge Wood Heights, FL 34231

$127,500

2 bd · 2.0 ba · 1,120 sqft · Condo public records · 182 Days on market

Built 1971 $622/mo HOA · 30% 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).

• Cash flow +21.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +5.4/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME HOME to your 55+ community with your end unit Villa that offers you water/boating access to Philippi Creek then on to Bay, Intracoastal and Gulf if you so choose, as well as community pool, clubhouse and more all in the heart of Sarasota where you'll find so much to do. This unit is waiting for you to make it sparkle once again. One car carport offers storage room behind which houses your laundry area too. The primary bedroom has en suite with tub/shower combo and walk in closet. You'll enjoy the easy flow floorplan too. This is worth your time to look, just might be what you have in mind!

Key facts

• Clubhouse
• Community pool
• Laundry area

Tags

• WATER BOATING ACCESS
• COMMUNITY POOL
• CLUBHOUSE
• LAUNDRY AREA
• WALK IN CLOSET

Property features AI

Finance

• Other: Direction to property: North on US-41 to R on Clark to L on Swift to Riverbluff Parkway, LEFT on Riverbluff Cir, unit on left; Property type: Residential condominium; Zoning: RMF1
• Financial info: Lease restrictions apply
• HOA & community: Has HOA; association management onsite (Sarah Daly - Onsite CAM); Monthly condo/HOA fee: $622 (monthly); total annual fees: $7,464; Association amenities include pool and fitness center; Association fee includes pool, grounds maintenance, management, and recreational facilities; Association approval required; Community features: clubhouse, pool, fitness center, buyer approval required, special community restrictions, no truck/RV/motorcycle parking; Senior community; Pets allowed (max pet weight 35 lbs)

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Residential condominium; One story; Faces east; Entry level: One
• Construction: Stucco and frame construction; Built-up and shake roof; Slab foundation; Building name/number: V1; Building area total: 1450 sq ft (per public records); Living area: 1120 sq ft (per public records)
• Exterior features: Storage; Paved road access; Creek water access (Phillppi Creek)

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $128k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#470 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A-; Watch: 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 soft (-2.1%/yr); 562 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 35% of the median local income ($70k/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 $882 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.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $52k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $128k implies a 443% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 B-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 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: 1.62% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.61×
• Total profit: $-14,016
• Equity at exit: $19,011

10-year hold

• IRR: -10.6%
• Equity multiple: 0.49×
• Total profit: $-18,177
• Equity at exit: $11,024

Cash invested: $35,700 (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 34231

• Rents YoY: -2.1%
• Active inventory: 562
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,060 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$53
• HOA: −$622
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $193

Break-even live

Break-even rent $1,815

Max offer price $127,500

Occupancy floor 86%

Sensitivity live

Price	-10% $265	-5% $229	+0% $193	+5% $157	+10% $121
Rent	-10% $31	-5% $112	+0% $193	+5% $275	+10% $356
Rate	-1.0pp $257	-0.5pp $226	base $193	+0.5pp $160	+1.0pp $127

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $622 · $7,464/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-12
   status Pending
2. 2026-05-07
   price $127,500
3. 2026-04-06
   price $139,900
4. 2026-03-06
   price $150,000
5. 2026-02-27
   price $169,900
6. 2026-02-27
   status Active
7. 2026-02-20
   historical
8. 2026-01-07
   price $171,000
9. 2025-11-04
   listed $180,000 Active
10. 2025-07-11
    historical
11. 2025-04-08
    price $250,000
12. 2025-03-07
    listed $285,000 Active
13. 1972-01-01
    soldstatus $23,500

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,084 · $90/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $24,720
• − Mortgage interest: −$7,142
• − Property taxes: −$1,084
• − Insurance: −$638
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$7,464
• − Depreciation: −$3,709
• Taxable income: $728
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $2,145/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 — Ridge Wood Heights

• Score: 69/100
• State rank: #470
• US rank: #8497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarasota County · 448,376 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 32,404
• Household income: $69,925
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1983.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 6% Russian/Polish/Slavic 2% German/W. Germanic 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: ▼ -448.92%
• Current HPI: 292.9055
• Rent YoY: ▼ -2.13%
• 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

+442.6% since first listed

13 events — show timeline

• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $127,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $171,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-08 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-07 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 1972-01-01 Sold (Public Records) $23,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,084 · -57.4% YoY. Source: county tax records.