5552 Bentgrass Dr Unit 7-116 · Sarasota, FL 34235

$249,500

3 bd · 2.0 ba · 1,615 sqft · Condo public records · 104 Days on market

Built 2002 Good condition Garage $154/sqft · 38% below area Est $406k · 38% under · waterfront $763/mo HOA · 15% of rent

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.9/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Florida living at its best in this maintenance free community with fabulous amenities and located at the heart of what makes this area an amazing place to live. Las Palmas of Sarasota is a gated community with a wonderful resort feel with a beautiful clubhouse for gatherings, community pool, workout center, tennis court, dog park, outdoor grill and kitchen area, plus on-site storage for trailers, boats or RVs at a minimal charge. The location is fantastic with a short drive or bike ride to Benderson Park and the University Town Center Mall, Interstate 75, golf courses, the amazing restaurants and cultural attractions of downtown Sarasota and of course some of the world's Top Rated Beaches!! You'll love this 3 bedroom and 2 bath condo as well which has extremely well maintained. It's a 3 level condo with an extra long parking space on the ground floor. The second level is where you'll find the kitchen a second bedroom and bath, and the lovely family room with screened porch with view to the lake outside. The Master Suite with granite counters in the bath, is on the top floor along with the 3rd bedroom. It's a great layout for a family or even a long term rental scenario. It's a great condo in an excellent location. These 3 bedroom units are rare, so don't hesitate if you have interest. SELLER WILL PROVIDE A $5000 CREDIT TO BUYER AT CLOSING FOR NEW APPLIANCES OR UPDATES.

Key facts

• Water views
• Soaring ceilings
• Updated kitchen

Tags

• WATER VIEWS
• MATURE LANDSCAPING
• SOARING CEILINGS
• UPDATED KITCHEN
• MODERN LAMINATE FLOORING
• NEWER AC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $250k).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 1.9% in Sarasota — 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 80/100 on livability (#121 in FL, #1,854 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, health & safety A+, commute A; Watch: crime 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 Middle School (math 45% / reading 41%, grade D-, #331 of 571 statewide, top 59%, 950 students, 76% FRL); Booker High School (math 26% / reading 43%, grade F, #386 of 667 statewide, top 59%, 1,309 students, 68% FRL) — zoned schools average 79% FRL vs 42% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 63% district-wide (-26 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); 277 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 112d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $4,953/mo this rent would consume 75% of the median local household income ($79k/yr) — 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 $7k 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 $70k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• 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 $227,045 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.99% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.53%
• DSCR: 2.14
• GRM: 4.2

CMA / ARV

• ARV (median comp): $405,688
• List price: $249,500
• Delta: -38.50%
• 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: 25.9%
• Equity multiple: 2.16×
• Total profit: $80,928
• Equity at exit: $37,201

10-year hold

• IRR: 37.1%
• Equity multiple: 5.49×
• Total profit: $313,575
• Equity at exit: $21,572

Cash invested: $69,860 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $225,000 ($184/sqft)
• Median days on market: 450 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +36.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34235

• Rents YoY: 9.7%
• Active inventory: 277
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $4,953 medium
• Mortgage (P&I): −$1,308
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$104
• HOA: −$763
• Vacancy / Maint / Mgmt: −$1,040
• Net cashflow: $1,487

Break-even live

Break-even rent $3,071

Max offer price $249,500

Occupancy floor 65%

Sensitivity live

Price	-10% $1,628	-5% $1,557	+0% $1,487	+5% $1,416	+10% $1,345
Rent	-10% $1,095	-5% $1,291	+0% $1,487	+5% $1,682	+10% $1,878
Rate	-1.0pp $1,612	-0.5pp $1,550	base $1,487	+0.5pp $1,422	+1.0pp $1,356

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: $62,375
• Closing costs: $7,485
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7151 83rd Dr E Bradenton, FL	3.0	2.5	1596	$2,095	$1.31	111d	1	1.35mi
6939 Lennox Pl University Park, FL	3.0	2.0	2034	$8,500	$4.18	62d	1	1.45mi
6920 Lennox Pl University Park, FL	3.0	2.0	2044	$8,300	$4.06	119d	1	1.50mi

Property features AI

Finance

• Other: Irrigation equipmentPrivate maintained asphalt roadVegetation includes fruit trees, mature landscaping, wooded areas
• Financial info: Total annual association fees: $9,156Lease restrictions apply
• HOA & community: Has HOA (Las Palmas of Sarasota Condo Assoc)Monthly condo fee of $763 (includes cable TV, pool, insurance, maintenance - structure & grounds, management, pest control, private road, recreational facilities, trash, escrow reserves fund)Association requires approvalAssociation amenities include: clubhouse, fitness center, pool, spa/hot tub, tennis and pickleball courts, basketball court, playground, park, trails, gated community, clubhouse, community mailbox, sidewalks, street lightsPets allowed with restrictions (breed, number, size limits)Buyer approval required for community

Exterior

• Parking: Attached garage (1 car)
• Security: Fire alarmFire sprinkler systemSecurity gateLobby key required
• Utilities: Public waterPublic sewerCable connectedElectricity connectedSewer connectedWater connectedUnderground utilitiesSprinkler uses recycled water
• Home design: Residential condominiumUnit on first floorFaces northThree or more levels in building
• Construction: Block and stucco constructionTile roofSlab foundationBuilding: BUILDING 7Completed condition
• Exterior features: Covered patioRear porchScreened porchBalconySliding doorsSidewalkTennis courts on-site

Interior

• Kitchen: DishwasherDisposalIce makerMicrowaveRangeRefrigeratorExhaust fanElectric water heater
• Bedrooms: 3 bedrooms
• Flooring: CarpetCeramic tileLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning with zoned control
• Interior features: Cathedral ceilingsCeiling fansCrown moldingHigh ceilingsOpen floorplan with kitchen/family room comboSolid wood cabinetsStone countersThermostatWalk-in closetsWindow treatmentsBlinds
• Laundry & utility: Inside laundryUpper-level laundry closet

HOA detail $763/mo · $9,156/yr condo

• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $249,500 Active 104 DOM
2. 2026-09-22
   days on market $249,500 Active 103 DOM
3. 2026-09-20
   days on market $249,500 Active 101 DOM
4. 2026-09-19
   days on market $249,500 Active 100 DOM
5. 2026-09-18
   days on market $249,500 Active 99 DOM
6. 2026-09-17
   days on market $249,500 Active 98 DOM
7. 2026-09-16
   days on market $249,500 Active 97 DOM
8. 2026-09-15
   days on market $249,500 Active 96 DOM
9. 2026-09-14
   days on market $249,500 Active 95 DOM
10. 2026-09-13
    days on market $249,500 Active 94 DOM
11. 2026-09-12
    days on market $249,500 Active 93 DOM
12. 2026-09-11
    days on market $249,500 Active 92 DOM
13. 2026-09-05
    days on market $249,500 Active 86 DOM
14. 2026-09-04
    days on market $249,500 Active 85 DOM
15. 2026-09-03
    days on market $249,500 Active 84 DOM
16. 2026-08-31
    days on market $249,500 Active 81 DOM
17. 2026-08-29
    days on market $249,500 Active 79 DOM
18. 2026-08-28
    days on market $249,500 Active 78 DOM
19. 2026-08-27
    days on market $249,500 Active 77 DOM
20. 2026-08-25
    days on market $249,500 Active 75 DOM
21. 2026-08-24
    days on market $249,500 Active 74 DOM
22. 2026-08-23
    days on market $249,500 Active 73 DOM
23. 2026-08-22
    days on market $249,500 Active 72 DOM
24. 2026-08-21
    days on market $249,500 Active 71 DOM
25. 2026-08-20
    days on market $249,500 Active 70 DOM
26. 2026-08-19
    days on market $249,500 Active 69 DOM
27. 2026-08-18
    days on market $249,500 Active 68 DOM
28. 2026-08-17
    days on market $249,500 Active 67 DOM
29. 2026-08-16
    days on market $249,500 Active 66 DOM
30. 2026-08-15
    days on market $249,500 Active 65 DOM
31. 2026-08-14
    days on market $249,500 Active 64 DOM
32. 2026-08-13
    days on market $249,500 Active 63 DOM
33. 2026-08-12
    days on market $249,500 Active 62 DOM
34. 2026-08-11
    days on market $249,500 Active 61 DOM
35. 2026-08-10
    days on market $249,500 Active 60 DOM
36. 2026-08-09
    days on market $249,500 Active 59 DOM
37. 2026-08-08
    days on market $249,500 Active 58 DOM
38. 2026-08-07
    days on market $249,500 Active 57 DOM
39. 2026-08-06
    days on market $249,500 Active 56 DOM
40. 2026-08-05
    days on market $249,500 Active 55 DOM
41. 2026-08-04
    days on market $249,500 Active 54 DOM
42. 2026-08-03
    days on market $249,500 Active 53 DOM
43. 2026-07-31
    days on market $249,500 Active 50 DOM
44. 2026-07-30
    days on market $249,500 Active 48 DOM
45. 2026-07-28
    days on market $249,500 Active 47 DOM
46. 2026-07-26
    pricedays on market $249,500 Active 45 DOM
47. 2026-07-24
    days on market $250,000 Active 43 DOM
48. 2026-07-23
    days on market $250,000 Active 42 DOM
49. 2026-07-22
    days on market $250,000 Active 41 DOM
50. 2026-07-21
    days on market $250,000 Active 40 DOM

ⓘ 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: $3,013 · $251/mo
• Projected year-2 tax: $3,013 · $251/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $59,437
• − Mortgage interest: −$13,976
• − Property taxes: −$3,013
• − Insurance: −$1,248
• − Repairs & maintenance: −$4,755
• − Management: −$4,755
• − HOA: −$9,156
• − Depreciation: −$7,258
• Taxable income: $15,277
• Est. tax owed @ 24.0%: −$3,666
• After-tax cash flow: $14,172/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $8,075–$24,225 screening

This well-maintained townhouse in Las Palmas Condominiums is in good condition with recent updates, making it a great investment opportunity.

Components & finishes AI

Roof tile · good Flooring tile Counters granite Appliances stainless steel HVAC central · new lt5

Value-add opportunities

• Resale paint exterior — enhances curb appeal ↑
• Resale paint interior — updates the look of the home ↑
• Both landscaping — improves curb appeal and enhances property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Emma E. Booker Elementary School F FL #1,758/2,144 Nat'l #24,455/41,679 Middle Booker Middle School D- FL #331/571 Nat'l #5,160/14,009 High Booker High School F FL #386/667 Nat'l #9,639/17,239

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

A Composite livability gradescore 80/100

Livability — Sarasota

• Score: 80/100
• State rank: #121
• US rank: #1854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarasota County · 452,380 people
• City population: 261,896
• 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Irrigation equipmentPrivate maintained asphalt roadVegetation includes fruit trees, mature landscaping, wooded areas
• Financial info: Total annual association fees: $9,156Lease restrictions apply
• HOA & community: Has HOA (Las Palmas of Sarasota Condo Assoc)Monthly condo fee of $763 (includes cable TV, pool, insurance, maintenance - structure & grounds, management, pest control, private road, recreational facilities, trash, escrow reserves fund)Association requires approvalAssociation amenities include: clubhouse, fitness center, pool, spa/hot tub, tennis and pickleball courts, basketball court, playground, park, trails, gated community, clubhouse, community mailbox, sidewalks, street lightsPets allowed with restrictions (breed, number, size limits)Buyer approval required for community

Exterior

• Parking: Attached garage (1 car)
• Security: Fire alarmFire sprinkler systemSecurity gateLobby key required
• Utilities: Public waterPublic sewerCable connectedElectricity connectedSewer connectedWater connectedUnderground utilitiesSprinkler uses recycled water
• Home design: Residential condominiumUnit on first floorFaces northThree or more levels in building
• Construction: Block and stucco constructionTile roofSlab foundationBuilding: BUILDING 7Completed condition
• Exterior features: Covered patioRear porchScreened porchBalconySliding doorsSidewalkTennis courts on-site

Interior

• Kitchen: DishwasherDisposalIce makerMicrowaveRangeRefrigeratorExhaust fanElectric water heater
• Bedrooms: 3 bedrooms
• Flooring: CarpetCeramic tileLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning with zoned control
• Interior features: Cathedral ceilingsCeiling fansCrown moldingHigh ceilingsOpen floorplan with kitchen/family room comboSolid wood cabinetsStone countersThermostatWalk-in closetsWindow treatmentsBlinds
• Laundry & utility: Inside laundryUpper-level laundry closet

Price history

+0.0% since first listed

10 events — show timeline

• 2026-06-11 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-04 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-11 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-22 Sold (MLS) $238,500 Stellar MLS as Distributed by MLS Grid
• 2021-06-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-04 Listed $249,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $3,013 · +0.4% YoY. Source: county tax records.