1841 Parakeet Way #1101 · Pinecraft, FL 34232

$142,900

1 bd · 1.0 ba · 765 sqft · Condo public records · 11 Days on market

Built 1970 $472/mo HOA · 27% of rent

---

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 +12.3/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +3.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

AS PROMISED! Extra large 1 bedroom upper level condo has brand new carpet and newly painted walls and ceilings. Light and bright open floor plan has combined living and dining room with French doors opening onto an open deck overlooking the large pool area. Oversized bedroom offers room for a king bed, dresser, small desk and also has a walk-in closet. The kitchen has a window overlooking the pool area, and a pass through/breakfast bar plus plenty of cabinet space. The large bath actually offers 2 rooms - one has the tub/shower combo and the commode, while the other has the sink and linen closet. There is a stack unit washer and dryer in the hallway outside the bedroom. Well-run community

Key facts

• $472 HOA
• Community pool
• Built 1970

Property features AI

Finance

• Other: Association approval required for buyers
• Financial info: Total monthly condo fees $472; total annual fees $5,664; Lease restrictions apply
• HOA & community: HOA managed by Real Manage/Kelly Fox; Monthly condo fee of $472 (includes common area taxes, pool, reserves, insurance, structure & grounds maintenance, management, private road, recreational facilities, sewer, trash, water); Association amenities: fitness center, pool, recreation facilities, clubhouse, community mailbox, sidewalks, street lights; Buyer approval required; Deed restrictions; No truck/RV/motorcycle parking; Pets allowed with restrictions (breed restrictions, cats OK, dogs OK, number limit)

Exterior

• Parking: Assigned parking; Guest parking; Open parking
• Utilities: Public water; Public sewer; Electricity connected; Broadband/high-speed internet available; Cable available; Water connected; Sewer connected
• Home design: Condominium; Residential property; 2-story building; unit located on 2nd floor; North-facing
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Built as part of completed development
• Exterior features: Deck; French doors; Sidewalks; Mature landscaping; Near golf course; Level, landscaped grounds; Paved roads

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 1 bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Crown molding; Open floorplan with living/dining combo; Thermostat; Walk-in closet(s); Window treatments (blinds)
• Laundry & utility: Washer; Dryer; Laundry closet; Electric water heater; Exhaust fan; Inside utility

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $143k.

Deal economics

• At list price, monthly cash flow is $-25 ($-298/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (3.1% below list).
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $139k (3.1% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Wilkinson Elementary School (math 43% / reading 43%, grade F, #1,366 of 2,144 statewide, top 64%, 460 students, 77% FRL); Brookside Middle School (math 62% / reading 55%, grade B, #148 of 571 statewide, top 26%, 745 students, 66% FRL); Sarasota High School (math 53% / reading 59%, grade C, #131 of 667 statewide, top 20%, 2,528 students, 43% FRL) — zoned schools average 62% FRL vs 42% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-3.5%/yr); 267 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $988 of loan paydown is wiped out by about $4k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,506 (3.1% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 6.7

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: -22.3%
• Equity multiple: 0.26×
• Total profit: $-29,656
• Equity at exit: $21,307

10-year hold

• IRR: -34.6%
• Equity multiple: -0.17×
• Total profit: $-46,801
• Equity at exit: $12,355

Cash invested: $40,012 (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 34232

• Rents YoY: -3.5%
• Active inventory: 267
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,779 medium
• Mortgage (P&I): −$749
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$60
• HOA: −$472
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-25

Break-even live

Break-even rent $1,811

Max offer price $138,506

Occupancy floor 96%

Sensitivity live

Price	-10% $56	-5% $16	+0% $-25	+5% $-65	+10% $-106
Rent	-10% $-165	-5% $-95	+0% $-25	+5% $45	+10% $116
Rate	-1.0pp $47	-0.5pp $11	base $-25	+0.5pp $-62	+1.0pp $-100

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: $35,725
• Closing costs: $4,287
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $472 · $5,664/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $142,900 Active 11 DOM
2. 2026-06-18
   days on market $142,900 Active 8 DOM
3. 2026-06-17
   days on market $142,900 Active 7 DOM
4. 2026-06-16
   days on market $142,900 Active 6 DOM
5. 2026-06-15
   days on market $142,900 Active 5 DOM
6. 2026-06-13
   days on market $142,900 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $142,900 Active 2 DOM

ⓘ 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: $1,796 · $150/mo
• Projected year-2 tax: $1,796 · $150/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 ≥107°F today · 26 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: $21,353
• − Mortgage interest: −$8,005
• − Property taxes: −$1,796
• − Insurance: −$714
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − HOA: −$5,664
• − Depreciation: −$4,157
• Taxable loss: −$2,400
• Est. tax savings @ 24.0%: +$576
• After-tax cash flow: $277/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 — Pinecraft

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): 34,013
• Household income: $80,795
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1676.0

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 8% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 10% German/W. Germanic 2% 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: ▼ -426.24%
• Current HPI: 337.9799
• Rent YoY: ▼ -3.45%
• 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

• 2026-06-10 Listed $142,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $1,796 · +0.5% YoY. Source: county tax records.