6909 Brentford Rd · Lake Sarasota, FL 34241

$340,000

2 bd · 2.0 ba · 1,572 sqft · MultiFamily public records · 2 Days on market

Built 1978 8,428 sqft lot

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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
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Under contract-accepting backup offers. SAY HELLO TO A GOOD BUY! * GREAT INVESTMENT OPPORTUNITY * DUPLEX WITH EXCELLENT RENTAL HISTORY * Both sides are currently vacant * Each side is 2 Bedrooms & 1 Bath with a LARGE Utility Room attached with washer & dryer hook-up for each unit * Roof is 6 years old * NEWER Hot Water Heaters & A/Cs * 6909 BRENTFORD A/C NEW IN 2025 & HOT WATER HEATER IS ABOUT 2 YEARS YOUNG * 6911 BENTFORD A/C IS 2024 & HOT WATER HEATER IS NEW * Nice Kitchens and open plans * GREAT INVESTMENT * GREAT WINTER GETAWAY * Live in one side and rent out the other * Location, location, location * Close to everything you need

Key facts

• 8,428 sq ft lot
• Built 1978
• Listed 2 days

Property features AI

Finance

• Other: Zoned RMF1; Total lot about 0.19 acres; Annual net income reported as $0.00 (per listing data)
• Financial info: Property marketed as residential income (duplex); Pro forma income listed for unit type: $3,000
• HOA & community: No association

Exterior

• Parking: Publicly maintained road access
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Residential income property (duplex); Single story buildings: 1 building
• Construction: Block construction; Shingle roof; Slab foundation; Building area about 1,828 total square feet
• Exterior features: Greenbelt lot feature; Asphalt road access; Sliding doors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms (includes two 2-bedroom units within the duplex configuration)
• Flooring: Tile; Vinyl
• Bathrooms: Multiple bathrooms (unit-level data indicates two 1-bath units)
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Ceiling fans; Sliding doors
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $930/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $340k).

Location & tenants

• Location reads 72/100 on livability (#365 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing 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.
• Zoned schools: Lakeview Elementary School (math 73% / reading 74%, grade A, #260 of 2,144 statewide, top 13%, 691 students, 29% FRL); Sarasota High School (math 53% / reading 59%, grade C, #131 of 667 statewide, top 20%, 2,528 students, 43% FRL).
• Market conditions: Rents soft (-0.1%/yr); 564 active listings in the ZIP; high-income renter base; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $5,205/mo this rent would consume 54% of the median local household income ($116k/yr) (locally 69% 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 $2k of loan paydown is wiped out by about $10k 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 + 0.0% rent growth), your $95k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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 $45k; list at $340k implies a 656% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $340,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.53% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.44%
• DSCR: 2.04
• GRM: 5.4

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: 13.1%
• Equity multiple: 1.51×
• Total profit: $48,097
• Equity at exit: $50,695

10-year hold

• IRR: 19.6%
• Equity multiple: 2.42×
• Total profit: $135,502
• Equity at exit: $29,397

Cash invested: $95,200 (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 34241

• Rents YoY: -0.1%
• Active inventory: 564
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $5,205 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$328 /mo · $3,935/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,093
• Net cashflow: $1,859

Break-even live

Break-even rent $2,851

Max offer price $340,000

Occupancy floor 59%

Sensitivity live

Price	-10% $2,052	-5% $1,956	+0% $1,859	+5% $1,763	+10% $1,667
Rent	-10% $1,448	-5% $1,654	+0% $1,859	+5% $2,065	+10% $2,271
Rate	-1.0pp $2,031	-0.5pp $1,946	base $1,859	+0.5pp $1,771	+1.0pp $1,682

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,206
Total (2 units)			$5,205

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-08
   status Pending
2. 2026-05-06
   listed $340,000 Active
3. 2007-12-15
   listed $199,000
4. 2007-03-07
   listed $199,000
5. 2007-03-07
   listed $199,000
6. 2006-08-19
   listed $275,000
7. 2006-06-05
   listed $295,000
8. 2006-06-05
   listed $285,000
9. 1978-10-01
   soldstatus $45,000

ⓘ 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: $3,935 · $328/mo
• Projected year-2 tax: $3,935 · $328/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 ≥108°F today · 30 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,460
• − Mortgage interest: −$19,045
• − Property taxes: −$3,935
• − Insurance: −$1,700
• − Repairs & maintenance: −$4,997
• − Management: −$4,997
• − Depreciation: −$9,891
• Taxable income: $17,896
• Est. tax owed @ 24.0%: −$4,295
• After-tax cash flow: $18,018/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 — Lake Sarasota

• Score: 72/100
• State rank: #365
• US rank: #6453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Sarasota, FL
• County: Sarasota County · 448,376 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 16,408
• Household income: $116,412
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 69.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 7% Slovak 3% Scandinavian 2%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -363.72%
• Current HPI: 278.3404
• Rent YoY: ▬ -0.05%
• 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

+655.6% since first listed

9 events — show timeline

• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listed $340,000 Stellar MLS as Distributed by MLS Grid
• 2007-12-15 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-07 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-07 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-19 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-05 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-05 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 1978-10-01 Sold (Public Records) $45,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,935 · +1.6% YoY. Source: county tax records.