5600 Bentgrass Dr Unit 8-103 · The Meadows, FL 34235

$299,900

3 bd · 2.0 ba · 1,615 sqft · Condo public records · 59 Days on market

Built 2002 $186/sqft · at area comps Est $299k · at est. $763/mo HOA · 20% of rent

---

Why this score? — see what drove the C 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 +18.3/30.0
• 1% rule +7.7/10.0
• ARV discount +7.3/15.0
• DSCR +5.8/10.0
• 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

This property is an ideal choice for both those seeking a new home and savvy investors looking for a promising opportunity. Step into the Las Palmas townhouse, where three spacious bedrooms and two modern bathrooms await. The home has been thoughtfully upgraded with a brand-new roof and new windows, along with fully renovated bathrooms and an updated kitchen featuring granite countertops and new stainless steel appliances, offering both style and functionality. Enjoy resort-style amenities including two heated pools, a vibrant clubhouse, a relaxing spa, tennis courts, a state-of-the-art fitness center, and a billiards room. Perfectly positioned near University Parkway, I-75, UTC Mall, top restaurants, shopping, the airport, Nathan Benderson Park, and the new Mote Marine Aquarium, this home puts the best of the area at your doorstep. . With reliable tenants already in place, this townhouse stands out as an exceptional investment opportunity. Land, Site, and Tax Information

Key facts

• Brand new roof
• Updated kitchen
• Granite countertops

Tags

• BRAND NEW ROOF
• NEW WINDOWS
• FULLY RENOVATED BATHROOMS
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• NEW STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising fast (+9.7%/yr); 227 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $3,800/mo this rent would consume 58% 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 $9k 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 $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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

• Watch-outs: HOA is 20% of rent.
• 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 $290,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 6.6

CMA / ARV

• ARV (median comp): $298,568
• List price: $299,900
• Delta: 0.45%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-10,450
• Equity at exit: $44,716

10-year hold

• IRR: 12.5%
• Equity multiple: 2.27×
• Total profit: $106,845
• Equity at exit: $25,930

Cash invested: $83,972 (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: 6.6×

Monthly cashflow live

• Estimated rent: $3,800 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$265 /mo · $3,183/yr
• Insurance: −$125
• HOA: −$763
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $276

Break-even live

Break-even rent $3,451

Max offer price $299,900

Occupancy floor 88%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	16d	1	1.38mi
6939 Lennox Pl University Park, FL	3.0	2.0	2034	$8,300	$4.08	23d	1	1.49mi

HOA detail condo

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

Listing history 31 events

1. 2026-06-18
   days on market $299,900 Active 59 DOM
2. 2026-06-17
   days on market $299,900 Active 58 DOM
3. 2026-06-16
   days on market $299,900 Active 57 DOM
4. 2026-06-15
   days on market $299,900 Active 56 DOM
5. 2026-06-13
   days on market $299,900 Active 54 DOM
6. 2026-06-13
   days on market $299,900 Active 53 DOM
7. 2026-06-10
   days on market $299,900 Active 51 DOM
8. 2026-06-09
   days on market $299,900 Active 50 DOM
9. 2026-06-08
   days on market $299,900 Active 49 DOM
10. 2026-06-08
    days on market $299,900 Active 48 DOM
11. 2026-06-05
    days on market $299,900 Active 45 DOM
12. 2026-06-03
    days on market $299,900 Active 44 DOM
13. 2026-06-02
    days on market $299,900 Active 43 DOM
14. 2026-06-01
    days on market $299,900 Active 42 DOM
15. 2026-05-31
    days on market $299,900 Active 41 DOM
16. 2026-05-15
    price $299,900 986-char remark

    Show marketing remark (986 chars)

    This property is an ideal choice for both those seeking a new home and savvy investors looking for a promising opportunity. Step into the Las Palmas townhouse, where three spacious bedrooms and two modern bathrooms await. The home has been thoughtfully upgraded with a brand-new roof and new windows, along with fully renovated bathrooms and an updated kitchen featuring granite countertops and new stainless steel appliances, offering both style and functionality. Enjoy resort-style amenities including two heated pools, a vibrant clubhouse, a relaxing spa, tennis courts, a state-of-the-art fitness center, and a billiards room. Perfectly positioned near University Parkway, I-75, UTC Mall, top restaurants, shopping, the airport, Nathan Benderson Park, and the new Mote Marine Aquarium, this home puts the best of the area at your doorstep. . With reliable tenants already in place, this townhouse stands out as an exceptional investment opportunity. Land, Site, and Tax Information

17. 2026-04-20
    listed $305,000 Active 986-char remark

    Show marketing remark (986 chars)

    This property is an ideal choice for both those seeking a new home and savvy investors looking for a promising opportunity. Step into the Las Palmas townhouse, where three spacious bedrooms and two modern bathrooms await. The home has been thoughtfully upgraded with a brand-new roof and new windows, along with fully renovated bathrooms and an updated kitchen featuring granite countertops and new stainless steel appliances, offering both style and functionality. Enjoy resort-style amenities including two heated pools, a vibrant clubhouse, a relaxing spa, tennis courts, a state-of-the-art fitness center, and a billiards room. Perfectly positioned near University Parkway, I-75, UTC Mall, top restaurants, shopping, the airport, Nathan Benderson Park, and the new Mote Marine Aquarium, this home puts the best of the area at your doorstep. . With reliable tenants already in place, this townhouse stands out as an exceptional investment opportunity. Land, Site, and Tax Information

18. 2026-04-03
    historical
19. 2026-02-14
    listed $305,000 Active
20. 2025-07-07
    historical $2,300
21. 2025-05-23
    listed $2,500
22. 2024-10-02
    historical $2,600
23. 2024-09-20
    price $2,600
24. 2024-07-09
    price $2,800
25. 2024-07-03
    listed $3,000
26. 2023-10-09
    historical
27. 2023-05-30
    status Active
28. 2023-05-08
    listed $390,000 Active
29. 2016-06-07
    historical
30. 2016-04-07
    listed $189,900 Active
31. 2005-10-12
    soldstatus $296,000

ⓘ 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: $3,183 · $265/mo
• Projected year-2 tax: $3,183 · $265/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: $45,605
• − Mortgage interest: −$16,799
• − Property taxes: −$3,183
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − HOA: −$9,156
• − Depreciation: −$8,724
• Taxable loss: −$1,054
• Est. tax savings @ 24.0%: +$253
• After-tax cash flow: $3,570/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

+1.3% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-14 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-07 Rental Removed $2,300 STELLARMLS
• 2025-05-23 Listed for Rent $2,500 STELLARMLS
• 2024-10-02 Rental Removed $2,600 STELLARMLS
• 2024-09-20 Price Changed $2,600 STELLARMLS
• 2024-07-09 Price Changed $2,800 STELLARMLS
• 2024-07-03 Listed for Rent $3,000 STELLARMLS
• 2023-10-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-05-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-05-08 Listed $390,000 Stellar MLS as Distributed by MLS Grid
• 2016-06-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-04-07 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2005-10-12 Sold (Public Records) $296,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,183 · -4.5% YoY. Source: county tax records.