7125 Fruitville Rd., Site 0997PT Plan · Fruitville, FL 34240

$169,995

1 bd · 1.0 ba · 468 sqft · Manufactured · 558 Days on market

Excellent condition

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Why this score? — see what drove the D 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 +14.2/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +4.8/5.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This brand-new Porch model home offers a picturesque view and a thoughtfully designed layout. Enjoy seamless indoor-outdoor living with a covered back porch accessible from the bedroom and a spacious deck extending from the lanai. Move-in ready, this home comes fully equipped with stainless steel appliances, cozy furnishings, and stylish d cor. Ideally situated near Woodland Hall, it offers the perfect combination of comfort and convenience.

Key facts

• Listed 558 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $170k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $27 ($325/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (10.5% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#223 in FL, #3,519 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities 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: Tatum Ridge Elementary School (math 74% / reading 73%, grade A, #260 of 2,144 statewide, top 13%, 834 students, 29% FRL); Mcintosh Middle School (math 61% / reading 53%, grade B, #164 of 571 statewide, top 30%, 851 students, 64% FRL); Booker High School (math 26% / reading 43%, grade F, #386 of 667 statewide, top 59%, 1,309 students, 68% FRL).
• Market conditions: Rents falling (-5.7%/yr); 403 active listings in the ZIP; high-income renter base; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent is only 14% of the median local income ($130k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 558 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $149,595 (12.0% below list)

Questions for the listing agent

1. It's been on market 558 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.89% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.3

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-30,255
• Equity at exit: $25,347

10-year hold

• IRR: -18.6%
• Equity multiple: 0.13×
• Total profit: $-41,259
• Equity at exit: $14,698

Cash invested: $47,599 (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 34240

• Home prices YoY: -23.2%
• Rents YoY: -5.7%
• Active inventory: 403
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $27

Break-even live

Break-even rent $1,487

Max offer price $169,995

Occupancy floor 93%

Sensitivity live

Price	-10% $145	-5% $86	+0% $27	+5% $-32	+10% $-90
Rent	-10% $-93	-5% $-33	+0% $27	+5% $87	+10% $147
Rate	-1.0pp $113	-0.5pp $70	base $27	+0.5pp $-17	+1.0pp $-62

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: $42,499
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $169,995 Active 558 DOM
2. 2026-06-18
   days on market $169,995 Active 555 DOM
3. 2026-06-17
   days on market $169,995 Active 554 DOM
4. 2026-06-15
   days on market $169,995 Active 552 DOM
5. 2026-06-13
   days on market $169,995 Active 550 DOM
6. 2026-06-13
   days on market $169,995 Active 549 DOM
7. 2026-06-10
   days on market $169,995 Active 547 DOM
8. 2026-06-09
   days on market $169,995 Active 546 DOM
9. 2026-06-08
   days on market $169,995 Active 544 DOM
10. 2026-06-05
    days on market $169,995 Active 541 DOM
11. 2026-06-03
    days on market $169,995 Active 540 DOM
12. 2026-06-02
    days on market $169,995 Active 539 DOM
13. 2026-06-01
    days on market $169,995 Active 538 DOM
14. 2026-05-31
    days on market $169,995 Active 537 DOM
15. 2025-07-11
    price $169,995 445-char remark

    Show marketing remark (445 chars)

    This brand-new Porch model home offers a picturesque view and a thoughtfully designed layout. Enjoy seamless indoor-outdoor living with a covered back porch accessible from the bedroom and a spacious deck extending from the lanai. Move-in ready, this home comes fully equipped with stainless steel appliances, cozy furnishings, and stylish d cor. Ideally situated near Woodland Hall, it offers the perfect combination of comfort and convenience.

16. 2025-01-25
    price $159,995 445-char remark

    Show marketing remark (445 chars)

    This brand-new Porch model home offers a picturesque view and a thoughtfully designed layout. Enjoy seamless indoor-outdoor living with a covered back porch accessible from the bedroom and a spacious deck extending from the lanai. Move-in ready, this home comes fully equipped with stainless steel appliances, cozy furnishings, and stylish d cor. Ideally situated near Woodland Hall, it offers the perfect combination of comfort and convenience.

17. 2024-12-10
    listed $170,995 Active 445-char remark

    Show marketing remark (445 chars)

    This brand-new Porch model home offers a picturesque view and a thoughtfully designed layout. Enjoy seamless indoor-outdoor living with a covered back porch accessible from the bedroom and a spacious deck extending from the lanai. Move-in ready, this home comes fully equipped with stainless steel appliances, cozy furnishings, and stylish d cor. Ideally situated near Woodland Hall, it offers the perfect combination of comfort and convenience.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 29 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: $18,257
• − Mortgage interest: −$9,522
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$4,945
• Taxable loss: −$2,532
• Est. tax savings @ 24.0%: +$608
• After-tax cash flow: $933/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 · 12 photos

Excellent 95/100 None rehab

This move-in ready manufactured home offers a picturesque view and a thoughtfully designed layout. It is in excellent condition with no visible repairs needed, making it an ideal investment for both resale and rental.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Interior touch-ups — Freshens up the interior and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Interior touch-ups — Freshens up the interior and can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Fruitville

• Score: 76/100
• State rank: #223
• US rank: #3519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 34,779
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 18,774
• Household income: $130,148
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 355.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 2% German/W. Germanic 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: ▼ -96.09%
• Current HPI: 318.5617
• Rent YoY: ▼ -5.69%
• 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

-0.6% since first listed

3 events — show timeline

• 2025-07-11 Price Changed $169,995 Zillow
• 2025-01-25 Price Changed $159,995 Zillow
• 2024-12-10 Listed $170,995 Zillow