2208 Bahia Vista St Unit F1 · Sarasota, FL 34239

$250,000

3 bd · 3.0 ba · 1,313 sqft · Condo public records · 166 Days on market

Built 1980 $738/mo HOA · 26% 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 +9.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

EXCEPTIONAL VALUE AND LOCATION. This first-floor entry condo lives like a house! It is so spacious and open with a flexible plan. The community is minutes to downtown Sarasota located in Cordova Gardens which is known for its beautifully maintained gardens, community pool and unbeatable location. This unfurnished condominium has three bedrooms and three full baths (two en suite master baths) and three outdoor patios. READY TO MOVE IN! There are numerous closets, storage space including walk-ins, a pantry and office loft space. The condo is exceptionally clean. The community known as Cordova Gardens is minutes to downtown Sarasota as well as Southside Village and known for its beautifully maintained gardens, community pool and PRIME location for the price. The condo also includes an outdoor storage closet, assigned and guest parking, pool, grounds and building maintenance, pest control, fire/smoke detection and Association management covered by the HOA. The complex is 5 minutes from downtown Sarasota and 15 minutes from Lido and Siesta Key beaches.

Key facts

• First floor entry
• Community pool
• Office loft space

Tags

• FIRST FLOOR ENTRY
• COMMUNITY POOL
• OUTDOOR STORAGE CLOSET
• OFFICE LOFT SPACE
• BEAUTIFULLY MAINTAINED GARDENS
• ASSIGNED AND GUEST PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (13.9% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $215k (13.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#121 in FL, #1,854 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, health & safety A+, commute A; Watch: crime 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 (+2.6%/yr); 292 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 42% of the median local income ($81k/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 $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.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $90k; list at $250k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,196 (13.9% 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 166 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. Schools are B-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?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. 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: 1.15% ✓
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.23×
• Total profit: $-53,657
• Equity at exit: $37,276

10-year hold

• IRR: -17.2%
• Equity multiple: 0.07×
• Total profit: $-65,321
• 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 34239

• Rents YoY: 2.6%
• Active inventory: 292
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,864 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$306 /mo · $3,674/yr
• Insurance: −$104
• HOA: −$738
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-197

Break-even live

Break-even rent $3,113

Max offer price $215,196

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-126	+0% $-197	+5% $-268	+10% $-339
Rent	-10% $-423	-5% $-310	+0% $-197	+5% $-84	+10% $29
Rate	-1.0pp $-71	-0.5pp $-133	base $-197	+0.5pp $-262	+1.0pp $-328

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: —

HOA detail condo

• Monthly dues: $738 · $8,856/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-01
   status $250,000 Pending 166 DOM
2. 2026-05-31
   days on market $250,000 Active 166 DOM
3. 2025-12-16
   listed $250,000 Active 1064-char remark

   Show marketing remark (1064 chars)

   EXCEPTIONAL VALUE AND LOCATION. This first-floor entry condo lives like a house! It is so spacious and open with a flexible plan. The community is minutes to downtown Sarasota located in Cordova Gardens which is known for its beautifully maintained gardens, community pool and unbeatable location. This unfurnished condominium has three bedrooms and three full baths (two en suite master baths) and three outdoor patios. READY TO MOVE IN! There are numerous closets, storage space including walk-ins, a pantry and office loft space. The condo is exceptionally clean. The community known as Cordova Gardens is minutes to downtown Sarasota as well as Southside Village and known for its beautifully maintained gardens, community pool and PRIME location for the price. The condo also includes an outdoor storage closet, assigned and guest parking, pool, grounds and building maintenance, pest control, fire/smoke detection and Association management covered by the HOA. The complex is 5 minutes from downtown Sarasota and 15 minutes from Lido and Siesta Key beaches.

4. 2025-12-10
   historical $2,500
5. 2025-08-09
   price $2,500
6. 2025-08-08
   price $2,900
7. 2025-08-06
   price $2,500
8. 2024-10-06
   listed $2,900
9. 2024-09-26
   historical $2,800
10. 2024-08-28
    price $2,800
11. 2023-05-25
    price $2,900
12. 2021-05-09
    historical
13. 2021-02-23
    listed $269,999 Active
14. 2020-12-31
    historical
15. 2020-07-09
    listed $279,999 Active
16. 2020-06-30
    historical
17. 2020-03-03
    status Active
18. 2020-02-28
    listed $279,999 Active
19. 2020-02-28
    historical
20. 1985-06-01
    soldstatus $90,000
21. 1981-06-01
    soldstatus $75,244

ⓘ 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: $3,674 · $306/mo
• Projected year-2 tax: $3,674 · $306/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $34,364
• − Mortgage interest: −$14,004
• − Property taxes: −$3,674
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,749
• − Management: −$2,749
• − HOA: −$8,856
• − Depreciation: −$7,273
• Taxable loss: −$6,190
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $-879/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 — Sarasota

• Score: 80/100
• State rank: #121
• US rank: #1854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sarasota, FL
• County: Sarasota County · 448,376 people
• City population: 261,896
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 14,635
• Household income: $80,923
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 444.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 12% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, Jamaica, Dominican Republic
• Languages at home: 85% English-only · Spanish 11% German/W. Germanic 1% Other Indo-European 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: ▼ -623.50%
• Current HPI: 377.4184
• Rent YoY: ▲ 2.62%
• 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

+232.3% since first listed

19 events — show timeline

• 2025-12-16 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Rental Removed $2,500 STELLARMLS
• 2025-08-09 Price Changed $2,500 STELLARMLS
• 2025-08-08 Price Changed $2,900 STELLARMLS
• 2025-08-06 Price Changed $2,500 STELLARMLS
• 2024-10-06 Listed for Rent $2,900 STELLARMLS
• 2024-09-26 Rental Removed $2,800 STELLARMLS
• 2024-08-28 Price Changed $2,800 STELLARMLS
• 2023-05-25 Price Changed $2,900 STELLARMLS
• 2021-05-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-02-23 Listed $269,999 Stellar MLS as Distributed by MLS Grid
• 2020-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-07-09 Listed $279,999 Stellar MLS as Distributed by MLS Grid
• 2020-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-03-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-02-28 Listed $279,999 Stellar MLS as Distributed by MLS Grid
• 1985-06-01 Sold (Public Records) $90,000 Public Records
• 1981-06-01 Sold (Public Records) $75,244 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,674 · +4.4% YoY. Source: county tax records.