3950 Roxane Blvd Unit 2B · Kensington Park, FL 34235

$99,500

1 bd · 1.0 ba · 715 sqft · Condo public records · 106 Days on market

Built 1964 $472/mo HOA · 26% 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 +27.3/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Presenting a remarkable opportunity designed for both seasonal and full-time residents! This newly renovated 1-bedroom, 1-bathroom unit provides an affordable living solution, featuring a designated parking space. The residence includes a brand-new stove, microwave, and hot water heater, as well as low-maintenance luxury vinyl flooring throughout. Located within a vibrant 55+ community, residents can take advantage of various amenities, including a swimming pool, clubhouse, and an extensive calendar of daily events. Additional features include on-site laundry (with clothesline), storage options, and guest parking conveniently located across the street. The homeowners association covers water, sewer, basic cable, and trash services. This property is ideally positioned in a central location, close to the University Town Center, downtown, and the airport.

Key facts

• Clubhouse
• Brand new microwave
• Hot water heater

Tags

• DESIGNATED PARKING SPACE
• BRAND NEW STOVE
• BRAND NEW MICROWAVE
• HOT WATER HEATER
• SWIMMING POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#243 in FL, #3,836 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: schools C-, commute D+, amenities 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 (+9.7%/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 $688 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $100k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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: 1.83% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.43%
• DSCR: 1.55
• GRM: 4.6

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: 10.2%
• Equity multiple: 1.44×
• Total profit: $12,171
• Equity at exit: $14,836

10-year hold

• IRR: 24.4%
• Equity multiple: 3.84×
• Total profit: $79,255
• Equity at exit: $8,603

Cash invested: $27,860 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$113 /mo · $1,353/yr
• Insurance: −$41
• HOA: −$472
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $288

Break-even live

Break-even rent $1,453

Max offer price $99,500

Occupancy floor 79%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $472 · $5,664/yr
• Likely covers: watersewertrashcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $99,500 Active 106 DOM
2. 2026-06-17
   days on market $99,500 Active 105 DOM
3. 2026-06-16
   days on market $99,500 Active 104 DOM
4. 2026-06-15
   days on market $99,500 Active 103 DOM
5. 2026-06-13
   days on market $99,500 Active 101 DOM
6. 2026-06-13
   days on market $99,500 Active 100 DOM
7. 2026-06-10
   days on market $99,500 Active 98 DOM
8. 2026-06-09
   days on market $99,500 Active 97 DOM
9. 2026-06-08
   days on market $99,500 Active 96 DOM
10. 2026-06-08
    days on market $99,500 Active 95 DOM
11. 2026-06-05
    days on market $99,500 Active 92 DOM
12. 2026-06-03
    days on market $99,500 Active 91 DOM
13. 2026-06-02
    pricedays on market $99,500 Active 90 DOM
14. 2026-06-01
    days on market $106,900 Active 89 DOM
15. 2026-05-31
    days on market $106,900 Active 88 DOM
16. 2026-05-01
    price $106,900 864-char remark

    Show marketing remark (864 chars)

    Presenting a remarkable opportunity designed for both seasonal and full-time residents! This newly renovated 1-bedroom, 1-bathroom unit provides an affordable living solution, featuring a designated parking space. The residence includes a brand-new stove, microwave, and hot water heater, as well as low-maintenance luxury vinyl flooring throughout. Located within a vibrant 55+ community, residents can take advantage of various amenities, including a swimming pool, clubhouse, and an extensive calendar of daily events. Additional features include on-site laundry (with clothesline), storage options, and guest parking conveniently located across the street. The homeowners association covers water, sewer, basic cable, and trash services. This property is ideally positioned in a central location, close to the University Town Center, downtown, and the airport.

17. 2026-04-06
    price $109,900 864-char remark

    Show marketing remark (864 chars)

    Presenting a remarkable opportunity designed for both seasonal and full-time residents! This newly renovated 1-bedroom, 1-bathroom unit provides an affordable living solution, featuring a designated parking space. The residence includes a brand-new stove, microwave, and hot water heater, as well as low-maintenance luxury vinyl flooring throughout. Located within a vibrant 55+ community, residents can take advantage of various amenities, including a swimming pool, clubhouse, and an extensive calendar of daily events. Additional features include on-site laundry (with clothesline), storage options, and guest parking conveniently located across the street. The homeowners association covers water, sewer, basic cable, and trash services. This property is ideally positioned in a central location, close to the University Town Center, downtown, and the airport.

18. 2026-03-04
    listed $115,000 Active 864-char remark

    Show marketing remark (864 chars)

    Presenting a remarkable opportunity designed for both seasonal and full-time residents! This newly renovated 1-bedroom, 1-bathroom unit provides an affordable living solution, featuring a designated parking space. The residence includes a brand-new stove, microwave, and hot water heater, as well as low-maintenance luxury vinyl flooring throughout. Located within a vibrant 55+ community, residents can take advantage of various amenities, including a swimming pool, clubhouse, and an extensive calendar of daily events. Additional features include on-site laundry (with clothesline), storage options, and guest parking conveniently located across the street. The homeowners association covers water, sewer, basic cable, and trash services. This property is ideally positioned in a central location, close to the University Town Center, downtown, and the airport.

19. 2026-02-26
    historical $1,200
20. 2026-02-09
    listed $1,200
21. 2026-02-09
    historical $1,200
22. 2026-02-06
    price $1,200
23. 2026-01-29
    historical $1,200
24. 2026-01-25
    price $1,300
25. 2026-01-24
    listed $1,400
26. 2026-01-12
    price $1,400
27. 2025-12-22
    listed $1,450
28. 2025-10-30
    soldstatus $55,000
29. 2025-10-28
    soldstatus $55,000 Closed 465-char remark

    Show marketing remark (465 chars)

    Very affordable 1 bedroom unit. Close to transportation, shopping etc. This building never had any kind of damage or water during hurricanes. You have solid exterior walls. Stainless steel frig and stove will stay. Water, Sewer, Trash and Cable TV included in maintenance fees. Location, location, location. Couple of minutes from Bobby Jones golf course, 5 minutes away from shopping centers, 15 minutes from Lido beach, 10 min from downtown Sarasota, Easy to Show

30. 2025-10-17
    status Pending 465-char remark

    Show marketing remark (465 chars)

    Very affordable 1 bedroom unit. Close to transportation, shopping etc. This building never had any kind of damage or water during hurricanes. You have solid exterior walls. Stainless steel frig and stove will stay. Water, Sewer, Trash and Cable TV included in maintenance fees. Location, location, location. Couple of minutes from Bobby Jones golf course, 5 minutes away from shopping centers, 15 minutes from Lido beach, 10 min from downtown Sarasota, Easy to Show

31. 2025-10-07
    listed $64,000 Active 465-char remark

    Show marketing remark (465 chars)

    Very affordable 1 bedroom unit. Close to transportation, shopping etc. This building never had any kind of damage or water during hurricanes. You have solid exterior walls. Stainless steel frig and stove will stay. Water, Sewer, Trash and Cable TV included in maintenance fees. Location, location, location. Couple of minutes from Bobby Jones golf course, 5 minutes away from shopping centers, 15 minutes from Lido beach, 10 min from downtown Sarasota, Easy to Show

32. 2002-10-08
    soldstatus $42,000
33. 1996-12-04
    soldstatus $23,000
34. 1995-09-20
    soldstatus $21,000

ⓘ 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: $1,353 · $113/mo
• Projected year-2 tax: $1,353 · $113/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 · 29 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: $21,820
• − Mortgage interest: −$5,574
• − Property taxes: −$1,353
• − Insurance: −$498
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − HOA: −$5,664
• − Depreciation: −$2,895
• Taxable income: $2,346
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $2,899/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 — Kensington Park

• Score: 75/100
• State rank: #243
• US rank: #3836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kensington Park, FL
• County: Sarasota County · 448,376 people
• 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

+409.0% since first listed

19 events — show timeline

• 2026-05-01 Price Changed $106,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Rental Removed $1,200 APPFOLIO
• 2026-02-09 Listed for Rent $1,200 APPFOLIO
• 2026-02-09 Rental Removed $1,200 STELLARMLS
• 2026-02-06 Price Changed $1,200 STELLARMLS
• 2026-01-29 Rental Removed $1,200 APPFOLIO
• 2026-01-25 Price Changed $1,300 STELLARMLS
• 2026-01-24 Listed for Rent $1,400 STELLARMLS
• 2026-01-12 Price Changed $1,400 APPFOLIO
• 2025-12-22 Listed for Rent $1,450 APPFOLIO
• 2025-10-30 Sold (Public Records) $55,000 Public Records
• 2025-10-28 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Listed $64,000 Stellar MLS as Distributed by MLS Grid
• 2002-10-08 Sold (Public Records) $42,000 Public Records
• 1996-12-04 Sold (Public Records) $23,000 Public Records
• 1995-09-20 Sold (Public Records) $21,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,353 · -4.9% YoY. Source: county tax records.