4775 Tri Par Dr · Desoto Acres, FL 34234

$198,900

2 bd · 2.0 ba · 1,108 sqft · Manufactured public records · 225 Days on market

Built 1969 6,333 sqft lot $206/mo HOA · 10% of rent

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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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +5.4/10.0
• DSCR +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Checkout this handsome home ready for new owneers in popular Tri Par Estates! This property offers 1.5 lots - Unusually large lot. Offering 1100 square feet of living space, 2 bedroom, 2 bathroom, furniture included! Updates include 2025 new roof on the MH, some new flooring & ceiling updates in Living Rm, Dining Rm, Kitchen & Master Bedroom. Also includes 9 X 23 enclosed porch, 2nd parking pad, "golf cart is included" has not been run for 2 years+-. Large shed includes the W & D. This property is out of the flood zone code "X". Tri-Par Estates is a 55+ community in which you own your home and the land. A park fee of $2,472.00 based on 1.5 lots. Tri Par dues are part of the property taxes paid once a year, includes Frontier internet, cable also trash. There is a large pool, hot tub, mini golf, laundry facilities, fitness room, clubhouse, and many activities to enjoy. Just minutes to the airport and many other like necessities nearby like hospitals, shopping, restaurants and more. Please do not disturb resident. Airplanes & jets do fly over Tri Par Estates. Tri Par is a state park & recreation development.

Key facts

• 2nd parking pad
• Hot tub
• Large pool

Tags

• NEW ROOF
• ENCLOSED PORCH
• 2ND PARKING PAD
• LARGE SHED
• LARGE POOL
• HOT TUB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $-39 ($-471/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (3.5% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.0% in Desoto Acres — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 falling (-3.1%/yr); 268 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 45% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $6k 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 225 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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.
• Current owner paid $122k; list at $199k implies a 62% gain — meaningful room to come down on a strong offer.

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 $175,032 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.07% ✓
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 7.8

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: -21.9%
• Equity multiple: 0.27×
• Total profit: $-40,719
• Equity at exit: $29,657

10-year hold

• IRR: -29.1%
• Equity multiple: -0.11×
• Total profit: $-61,769
• Equity at exit: $17,197

Cash invested: $55,692 (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 34234

• Rents YoY: -3.1%
• Active inventory: 268
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,126 high
• Mortgage (P&I): −$1,043
• Tax from tax record: −$387 /mo · $4,645/yr
• Insurance: −$83
• HOA: −$206
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-39

Break-even live

Break-even rent $2,176

Max offer price $191,963

Occupancy floor 97%

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Telluride Loop Sarasota, FL	1.0–3.0	1.0–2.0	1060	$2,270	$2.14	1d	20	1.08mi
2351 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1046	$2,480	$2.37	1d	24	1.15mi
3112 Oriole Dr Sarasota, FL	2.0	2.0	1397	$1,995	$1.43	15d	1	1.29mi
2575 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1026	$2,318	$2.26	1d	25	1.35mi
8310 Bella Grove Cir Sarasota, FL	1.0–2.0	1.0–2.0	897	$1,891	$2.11	1d	13	1.44mi
8377 38th Street Cir E Sarasota, FL	1.0	1.0	900	$1,994	$2.22	15d	2	1.47mi

HOA detail

• Monthly dues: $206 · $2,472/yr
• Likely covers: trashinternetcablepool

Listing history 29 events

1. 2026-06-18
   days on market $198,900 Active 225 DOM
2. 2026-06-17
   days on market $198,900 Active 224 DOM
3. 2026-06-16
   days on market $198,900 Active 223 DOM
4. 2026-06-15
   days on market $198,900 Active 222 DOM
5. 2026-06-13
   days on market $198,900 Active 220 DOM
6. 2026-06-13
   days on market $198,900 Active 219 DOM
7. 2026-06-10
   days on market $198,900 Active 217 DOM
8. 2026-06-09
   days on market $198,900 Active 216 DOM
9. 2026-06-08
   days on market $198,900 Active 214 DOM
10. 2026-06-05
    days on market $198,900 Active 211 DOM
11. 2026-06-03
    days on market $198,900 Active 210 DOM
12. 2026-06-02
    days on market $198,900 Active 209 DOM
13. 2026-06-01
    days on market $198,900 Active 208 DOM
14. 2026-05-31
    days on market $198,900 Active 207 DOM
15. 2025-12-27
    price $198,900 1170-char remark

    Show marketing remark (1170 chars)

    Checkout this handsome home ready for new owneers in popular Tri Par Estates! This property offers 1.5 lots - Unusually large lot. Offering 1100 square feet of living space, 2 bedroom, 2 bathroom, furniture included! Updates include 2025 new roof on the MH, some new flooring & ceiling updates in Living Rm, Dining Rm, Kitchen & Master Bedroom. Also includes 9 X 23 enclosed porch, 2nd parking pad, "golf cart is included" has not been run for 2 years+-. Large shed includes the W & D. This property is out of the flood zone code "X". Tri-Par Estates is a 55+ community in which you own your home and the land. A park fee of $2,472.00 based on 1.5 lots. Tri Par dues are part of the property taxes paid once a year, includes Frontier internet, cable also trash. There is a large pool, hot tub, mini golf, laundry facilities, fitness room, clubhouse, and many activities to enjoy. Just minutes to the airport and many other like necessities nearby like hospitals, shopping, restaurants and more. Please do not disturb resident. Airplanes & jets do fly over Tri Par Estates. Tri Par is a state park & recreation development.

16. 2025-11-05
    listed $208,000 Active 1170-char remark

    Show marketing remark (1170 chars)

    Checkout this handsome home ready for new owneers in popular Tri Par Estates! This property offers 1.5 lots - Unusually large lot. Offering 1100 square feet of living space, 2 bedroom, 2 bathroom, furniture included! Updates include 2025 new roof on the MH, some new flooring & ceiling updates in Living Rm, Dining Rm, Kitchen & Master Bedroom. Also includes 9 X 23 enclosed porch, 2nd parking pad, "golf cart is included" has not been run for 2 years+-. Large shed includes the W & D. This property is out of the flood zone code "X". Tri-Par Estates is a 55+ community in which you own your home and the land. A park fee of $2,472.00 based on 1.5 lots. Tri Par dues are part of the property taxes paid once a year, includes Frontier internet, cable also trash. There is a large pool, hot tub, mini golf, laundry facilities, fitness room, clubhouse, and many activities to enjoy. Just minutes to the airport and many other like necessities nearby like hospitals, shopping, restaurants and more. Please do not disturb resident. Airplanes & jets do fly over Tri Par Estates. Tri Par is a state park & recreation development.

17. 2025-03-13
    historical
18. 2024-09-13
    listed $214,900 Active
19. 2017-04-24
    soldstatus $122,500
20. 2017-04-18
    soldstatus $122,500 Sold
21. 2017-03-31
    status Pending
22. 2017-03-03
    listed $129,900 Active
23. 2012-02-23
    soldstatus $53,000
24. 2011-09-29
    listed $64,900
25. 2011-02-17
    listed $84,900
26. 2008-10-30
    soldstatus $85,000
27. 2008-07-31
    listed $89,900
28. 1987-04-01
    soldstatus $55,000
29. 1975-08-01
    soldstatus $25,500

ⓘ 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: $4,645 · $387/mo
• Projected year-2 tax: $4,645 · $387/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 7 d/yr ≥106°F today · 29 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: $25,515
• − Mortgage interest: −$11,141
• − Property taxes: −$4,645
• − Insurance: −$994
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − HOA: −$2,472
• − Depreciation: −$5,786
• Taxable loss: −$3,607
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $394/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 Acres

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Sarasota County · 448,376 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 22,986
• Household income: $57,288
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1306.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 31% Hispanic / Latino 20% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1% Cuban 6% Dominican 1%
• Common ancestry: Lithuanian 4% Hispanic 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 17% French/Haitian/Cajun 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: ▼ -229.06%
• Current HPI: 305.6629
• Rent YoY: ▼ -3.15%
• 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

+680.0% since first listed

15 events — show timeline

• 2025-12-27 Price Changed $198,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Listed $208,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-13 Listed $214,900 Stellar MLS as Distributed by MLS Grid
• 2017-04-24 Sold (Public Records) $122,500 Public Records
• 2017-04-18 Sold (MLS) $122,500 Stellar MLS as Distributed by MLS Grid
• 2017-03-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-03-03 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2012-02-23 Sold (MLS) $53,000 Stellar MLS as Distributed by MLS Grid
• 2011-09-29 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2011-02-17 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2008-10-30 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2008-07-31 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 1987-04-01 Sold (Public Records) $55,000 Public Records
• 1975-08-01 Sold (Public Records) $25,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $4,645 · +5.0% YoY. Source: county tax records.