5552 Bentgrass Dr Unit 7-116 · The Meadows, FL 34235

$250,000

3 bd · 2.0 ba · 1,615 sqft · Condo public records · 10 Days on market

Built 2002 $763/mo HOA · 16% 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 +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
• Rent growth +4.9/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 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

Property features AI

Finance

• Other: Irrigation equipment; Private maintained asphalt road; Vegetation includes fruit trees, mature landscaping, wooded areas
• Financial info: Total annual association fees: $9,156; Lease 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 approval; Association 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 lights; Pets allowed with restrictions (breed, number, size limits); Buyer approval required for community

Exterior

• Parking: Attached garage (1 car)
• Security: Fire alarm; Fire sprinkler system; Security gate; Lobby key required
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected; Underground utilities; Sprinkler uses recycled water
• Home design: Residential condominium; Unit on first floor; Faces north; Three or more levels in building
• Construction: Block and stucco construction; Tile roof; Slab foundation; Building: BUILDING 7; Completed condition
• Exterior features: Covered patio; Rear porch; Screened porch; Balcony; Sliding doors; Sidewalk; Tennis courts on-site

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning with zoned control
• Interior features: Cathedral ceilings; Ceiling fans; Crown molding; High ceilings; Open floorplan with kitchen/family room combo; Solid wood cabinets; Stone counters; Thermostat; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Inside laundry; Upper-level laundry closet

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $250k).

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); 228 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $4,911/mo this rent would consume 75% of the median local household income ($79k/yr) (locally 512% 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 $8k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $250,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.96% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.86%
• DSCR: 2.11
• GRM: 4.2

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: 25.1%
• Equity multiple: 2.12×
• Total profit: $78,305
• Equity at exit: $37,276

10-year hold

• IRR: 36.4%
• Equity multiple: 5.39×
• Total profit: $307,282
• Equity at exit: $21,615

Cash invested: $70,000 (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: 228
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $4,911 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$104
• HOA: −$763
• Vacancy / Maint / Mgmt: −$1,031
• Net cashflow: $1,450

Break-even live

Break-even rent $3,075

Max offer price $250,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,592	-5% $1,521	+0% $1,450	+5% $1,379	+10% $1,309
Rent	-10% $1,062	-5% $1,256	+0% $1,450	+5% $1,644	+10% $1,838
Rate	-1.0pp $1,576	-0.5pp $1,514	base $1,450	+0.5pp $1,385	+1.0pp $1,319

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: $62,500
• Closing costs: $7,500
• 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	17d	1	1.35mi
6939 Lennox Pl University Park, FL	3.0	2.0	2034	$8,300	$4.08	24d	1	1.45mi
6920 Lennox Pl University Park, FL	3.0	2.0	2044	$8,300	$4.06	24d	1	1.50mi

HOA detail condo

• Monthly dues: $763 · $9,156/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $250,000 Active 10 DOM
2. 2026-06-18
   days on market $250,000 Active 7 DOM
3. 2026-06-17
   days on market $250,000 Active 6 DOM
4. 2026-06-16
   days on market $250,000 Active 5 DOM
5. 2026-06-15
   days on market $250,000 Active 4 DOM
6. 2026-06-13
   days on market $250,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $250,000 Active 1 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 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: $58,927
• − Mortgage interest: −$14,004
• − Property taxes: −$3,013
• − Insurance: −$1,250
• − Repairs & maintenance: −$4,714
• − Management: −$4,714
• − HOA: −$9,156
• − Depreciation: −$7,273
• Taxable income: $14,804
• Est. tax owed @ 24.0%: −$3,553
• After-tax cash flow: $13,849/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

+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.