4949 Dorothy Ave · Desoto Lakes, FL 34235

$239,900

3 bd · 2.0 ba · 1,746 sqft · SingleFamily public records · 8 Days on market

Built 1979 0.49 ac 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +5.4/10.0
• Rent growth +4.9/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all Treasure Hunters! This Property is Ideal for someone who wants a project that offers Country Style Living 10 minutes from Downtown Sarasota and 10 minutes from UTC Mall! The home is a 3 Bed 2 Bath pool home on a . 49 Acre Lot. There was hurricane damage, so this house will need your special touches to restore it to its former glory, but the location is one of a kind. Bring your toolbelt or knock it down and start over because homes on this street dead end street are rarely available. There are no HOA fees or restrictions. Easy to show. MULTIPLE OFFFERS SITUATION. HIGHEST AND BEST OFFERS DUE BY NOON ON 6-18-26.

Key facts

• Dead end street
• No hoa fees
• 0.49 acre lot

Tags

• 10 MINUTES FROM UTC MALL
• NO HOA FEES
• DEAD END STREET

Property features AI

Finance

• Other: Lot approximately 0.49 acres (about 1/4 to less than 1/2 acre); Asphalt road access
• Financial info: No lease restrictions; Property taxed (tax details not included)
• HOA & community: No association or HOA

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence; Residential property in fixer condition; One-story; South-facing
• Construction: Frame construction; Shingle roof; Slab foundation; Built area information available
• Exterior features: Other exterior features; In-ground private pool and spa

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: No additional interior features listed; Living room fireplace
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Cap rate 9.5% vs local median 4.4% in Desoto Lakes — 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 77/100 on livability (#189 in FL, #3,003 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A-; Watch: 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.
• 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); 227 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 45% of the median local income ($79k/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 $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 $67k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,900

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 6.8

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: 6.2%
• Equity multiple: 1.26×
• Total profit: $17,154
• Equity at exit: $35,770

10-year hold

• IRR: 19.7%
• Equity multiple: 3.06×
• Total profit: $138,312
• Equity at exit: $20,742

Cash invested: $67,172 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,958 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$346 /mo · $4,152/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $633

Break-even live

Break-even rent $2,157

Max offer price $239,900

Occupancy floor 74%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8434 Cypress Lake Cir Sarasota, FL	3.0	2.0	1768	$3,500	$1.98	23d	1	0.85mi
8429 Cypress Lake Cir Sarasota, FL	4.0	2.0	1701	$3,600	$2.12	23d	1	0.86mi
8340 Brandeis Cir W Sarasota, FL	4.0	2.0	2179	$2,871	$1.32	11d	1	0.98mi
8316 Brandeis Cir W Sarasota, FL	3.0	2.0	1652	$2,450	$1.48	3d	1	1.02mi
8240 Cypress Lake Dr Sarasota, FL	4.0	3.0	1993	$4,750	$2.38	16d	1	1.06mi
5025 82nd Way E Sarasota, FL	3.0	2.0	1321	$2,250	$1.70	23d	1	1.07mi
8445 Gardens Cir Sarasota, FL	1.0–3.0	1.0–2.0	973	$2,172	$2.23	2d	29	1.07mi
5662 Gardens Dr #104 Sarasota, FL	2.0	2.0	1068	$1,950	$1.83	23d	1	1.18mi
8119 Villa Grande Ct Unit Available Sarasota, FL	3.0	2.5	2120	$2,600	$1.23	23d	1	1.23mi
5735 Gardens Dr Unit 5735 Sarasota, FL	2.0	1.0	1068	$2,000	$1.87	23d	1	1.26mi
8128 Villa Grande Ct Sarasota, FL	3.0	2.5	1818	$3,190	$1.75	20d	1	1.26mi
8204 Villa Grande Ct Sarasota, FL	3.0	2.5	2121	$3,200	$1.51	16d	1	1.30mi
3045 Broadway Ave Sarasota, FL	1.0–2.0	1.0–2.0	865	$2,480	$2.87	10d	31	1.34mi
6041 Clubside Dr Unit 6041 Sarasota, FL	2.0	2.0	1380	$2,950	$2.14	23d	1	1.40mi
6104 Turnbury Park Dr Sarasota, FL	1.0–3.0	1.0–2.0	1065	$2,505	$2.35	1d	29	1.41mi
3870 82nd Avenue Cir E #104 Sarasota, FL	3.0	2.5	1661	$2,100	$1.26	3d	1	1.41mi
8357 38th Street Cir E #104 Sarasota, FL	2.0	2.0	1080	$4,400	$4.07	23d	1	1.41mi
3880 82nd Avenue Cir E #101 Sarasota, FL	3.0	2.5	1661	$3,250	$1.96	23d	1	1.42mi
3810 82nd Avenue Cir E #102 Sarasota, FL	3.0	2.5	1661	$3,200	$1.93	23d	1	1.45mi
5924 Clubside Dr Sarasota, FL	2.0	2.0	1380	$2,500	$1.81	23d	1	1.46mi
3716 82nd Avenue Cir E #102 Sarasota, FL	3.0	2.5	1661	$4,200	$2.53	23d	1	1.48mi
2575 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1026	$2,779	$2.71	1d	25	1.49mi

Listing history 9 events

1. 2026-06-19
   status $239,900 Pending 8 DOM
2. 2026-06-18
   days on market $239,900 Active 8 DOM
3. 2026-06-17
   remarks 630-char remark
4. 2026-06-17
   days on market $239,900 Active 7 DOM
5. 2026-06-16
   days on market $239,900 Active 6 DOM
6. 2026-06-15
   days on market $239,900 Active 5 DOM
7. 2026-06-13
   days on market $239,900 Active 3 DOM
8. 2026-06-13
   remarks 554-char remark
9. 2026-06-13
   listed $239,900 Active 2 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: $4,152 · $346/mo
• Projected year-2 tax: $4,152 · $346/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 6 d/yr ≥107°F today · 25 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: $35,500
• − Mortgage interest: −$13,438
• − Property taxes: −$4,152
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,840
• − Management: −$2,840
• − Depreciation: −$6,979
• Taxable income: $4,052
• Est. tax owed @ 24.0%: −$972
• After-tax cash flow: $6,625/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 — Desoto Lakes

• Score: 77/100
• State rank: #189
• US rank: #3003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desoto Lakes, 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

1 event — show timeline

• 2026-06-10 Listed $239,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.2%/yr

Latest (2025): $4,152 · -13.9% YoY. Source: county tax records.