Pierce - Elite Series Plan · North Sarasota, FL 34234

$199,900

2 bd · 2.0 ba · 1,456 sqft · Manufactured · 70 Days on market

Good condition

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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
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +5.4/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ age qualified community. Discover modern living in our stunning 2026 model manufactured home, featuring 2.5 spacious bedrooms and 2 baths, perfectly situated in our newly expanded area. This home is designed for comfort and convenience, ideal for families or those looking to downsize without compromising on quality. * * Home Features: * * - * * Bedrooms: * * 2.5 cozy bedrooms with ample closet space, perfect for relaxation and privacy. - * * Bathrooms: * * Two full bath equipped with modern fixtures. - * * Open Living Space: * * A bright and airy layout that seamlessly connects the living room, dining area, and kitchen, making it perfect for entertaining or family gatherings. * * Community Amenities: * * - * * Swimming Pool & Lap Pool: * * Enjoy leisurely swims in our sparkling community pool or get in shape with dedicated lanes in the lap pool. - * * Hot Tub: * * Unwind after a long day in our relaxing hot tub. - * * Gym: * * Stay fit with access to our fully-equipped gym, catering to all your workout needs. - * * Clubhouse: * * Join in on various HOA activities in our welcoming clubhouse, perfect for socializing and community events. - * * Sports Facilities: * * Engage in friendly competition on our shuffleboard and pickleball courts. - * * Pavilion: * * Host cookouts and gatherings in our charming pavilion, surrounded by lush landscaping. Live a vibrant lifestyle in a community designed for relaxation and recreation. This home is not just a place to live; it's a gateway to a fulfilling and active lifestyle. W

Key facts

• Modern living
• Hot tub
• Swimming pool

Tags

• MODERN LIVING
• OPEN LIVING SPACE
• SWIMMING POOL
• LAP POOL
• HOT TUB
• FULLY-EQUIPPED GYM

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $198k (1.0% below list).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#349 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: commute D+, schools F, 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.
• Market conditions: Rents falling (-3.1%/yr); 268 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 41% 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 70 days — a 6% lower offer ($188k) 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 $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.99% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 8.4

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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-26,537
• Equity at exit: $29,806

10-year hold

• IRR: -10.3%
• Equity multiple: 0.46×
• Total profit: $-30,438
• Equity at exit: $17,284

Cash invested: $55,972 (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 34234

• Rents YoY: -3.1%
• Active inventory: 268
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $183

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 86%

Sensitivity live

Price	-10% $321	-5% $252	+0% $183	+5% $113	+10% $44
Rent	-10% $26	-5% $104	+0% $183	+5% $261	+10% $339
Rate	-1.0pp $283	-0.5pp $233	base $183	+0.5pp $131	+1.0pp $78

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $199,900 Active 70 DOM
2. 2026-06-17
   days on market $199,900 Active 69 DOM
3. 2026-06-15
   days on market $199,900 Active 67 DOM
4. 2026-06-13
   days on market $199,900 Active 65 DOM
5. 2026-06-13
   days on market $199,900 Active 64 DOM
6. 2026-06-10
   days on market $199,900 Active 62 DOM
7. 2026-06-09
   days on market $199,900 Active 61 DOM
8. 2026-06-08
   days on market $199,900 Active 59 DOM
9. 2026-06-05
   days on market $199,900 Active 56 DOM
10. 2026-06-03
    days on market $199,900 Active 55 DOM
11. 2026-06-02
    days on market $199,900 Active 54 DOM
12. 2026-06-01
    days on market $199,900 Active 53 DOM
13. 2026-05-31
    days on market $199,900 Active 52 DOM
14. 2026-04-10
    listed $199,900 Active 1589-char remark

    Show marketing remark (1589 chars)

    55+ age qualified community. Discover modern living in our stunning 2026 model manufactured home, featuring 2.5 spacious bedrooms and 2 baths, perfectly situated in our newly expanded area. This home is designed for comfort and convenience, ideal for families or those looking to downsize without compromising on quality. * * Home Features: * * - * * Bedrooms: * * 2.5 cozy bedrooms with ample closet space, perfect for relaxation and privacy. - * * Bathrooms: * * Two full bath equipped with modern fixtures. - * * Open Living Space: * * A bright and airy layout that seamlessly connects the living room, dining area, and kitchen, making it perfect for entertaining or family gatherings. * * Community Amenities: * * - * * Swimming Pool & Lap Pool: * * Enjoy leisurely swims in our sparkling community pool or get in shape with dedicated lanes in the lap pool. - * * Hot Tub: * * Unwind after a long day in our relaxing hot tub. - * * Gym: * * Stay fit with access to our fully-equipped gym, catering to all your workout needs. - * * Clubhouse: * * Join in on various HOA activities in our welcoming clubhouse, perfect for socializing and community events. - * * Sports Facilities: * * Engage in friendly competition on our shuffleboard and pickleball courts. - * * Pavilion: * * Host cookouts and gatherings in our charming pavilion, surrounded by lush landscaping. Live a vibrant lifestyle in a community designed for relaxation and recreation. This home is not just a place to live; it's a gateway to a fulfilling and active lifestyle. W

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $23,757
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$5,815
• Taxable loss: −$1,055
• Est. tax savings @ 24.0%: +$253
• After-tax cash flow: $2,444/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 · 2 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. It is ideal for families or those looking to downsize, and it can be further enhanced with cosmetic upgrades to boost its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — A well-maintained landscape and curb appeal can attract more potential buyers or renters.
• Both Adding smart home features — Smart home features can increase the home's value by making it more energy-efficient and convenient for potential buyers or renters.
• Both Upgrading the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers or renters.
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — A well-maintained landscape and curb appeal can attract more potential buyers or renters. ↑
• Both Adding smart home features — Smart home features can increase the home's value by making it more energy-efficient and convenient for potential buyers or renters. ↑
• Both Upgrading the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers or renters. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort for potential buyers or renters. ↑

ⓘ 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 — North Sarasota

• Score: 72/100
• State rank: #349
• US rank: #6050

Category grades

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

Schools grade is shown separately in the Schools card above.

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

1 event — show timeline

• 2026-04-10 Listed $199,900 Zillow