3900 Roxane Blvd Unit 10A · Kensington Park, FL 34235

$176,000

1 bd · 1.0 ba · 715 sqft · Condo public records · 83 Days on market

Built 1964 $472/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 +10.4/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.3/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. $180 000 A must see, beautiful first floor, move-in ready, totally renovated one bed/one bath, condominium. 55+ community complete with recreation center, regular senior living activities and heated swimming pool. HOA (only $472) takes care of the roof, all lawn maintenance, along with the building insurance, cable TV and water/sewer/trash, allowing you to focus on enjoying the sunshine. The assigned parking is few steps away, a big advantage with groceries. This building never had any kind of damage or water during hurricanes. You have solid block exterior walls. The house has a 3 years old AC (4.19.2023), water-proof luxury vinyl flooring throughout, 2 impact windows, totally renovated bathroom, new bathtub, new shower doors, new toilet and new built-in cabinet. The kitchen has also been upgraded with new countertops, stainless steel appliances, and tile backsplash. Stainless steel fridge and stove will stay. LOCATION, LOCATION, LOCATION. Only a couple of minutes from Bobby Jones golf course, 5 minutes away from shopping centers, 15 minutes from Lido Beach, 10 minutes from downtown Sarasota. Its prime location places you near award-winning beaches, remarkable arts and culture, Nathan Benderson Park, Art Museum, Mote SEA Aquarium, Whole Foods, Trader Joe's, and the UTC Mall, a world class shopping, entertainment and dining destination. A fabulous Florida lifestyle awaits!

Key facts

• Assigned parking
• Heated swimming pool
• Recreation center

Tags

• RECREATION CENTER
• HEATED SWIMMING POOL
• ASSIGNED PARKING
• SOLID BLOCK EXTERIOR WALLS
• IMPACT WINDOWS
• TOTALLY RENOVATED BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $176k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (9.5% below list).
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $159k (9.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#243 in FL, #3,836 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: commute D+, amenities 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.
• Zoned schools: Gocio Elementary School (math 46% / reading 44%, grade D-, #1,271 of 2,144 statewide, top 60%, 644 students, 86% FRL); Booker Middle School (math 45% / reading 41%, grade D-, #331 of 571 statewide, top 59%, 950 students, 76% FRL); Booker High School (math 26% / reading 43%, grade F, #386 of 667 statewide, top 59%, 1,309 students, 68% FRL) — zoned schools average 77% FRL vs 42% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 41% at this address vs 63% district-wide (-22 pts) — the specific schools serving this property underperform the Sarasota average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+9.7%/yr); 228 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 $1k of loan paydown is wiped out by about $5k 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 83 days — a 6% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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 $42k; list at $176k implies a 319% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,240 (9.5% 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 83 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — 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. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.03% ✓
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.2%
• Equity multiple: 0.50×
• Total profit: $-24,732
• Equity at exit: $26,242

10-year hold

• IRR: 3.4%
• Equity multiple: 1.31×
• Total profit: $15,317
• Equity at exit: $15,217

Cash invested: $49,280 (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: 228
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$923
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$73
• HOA: −$472
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-95

Break-even live

Break-even rent $1,938

Max offer price $159,240

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-45	+0% $-95	+5% $-145	+10% $-195
Rent	-10% $-239	-5% $-167	+0% $-95	+5% $-23	+10% $49
Rate	-1.0pp $-6	-0.5pp $-50	base $-95	+0.5pp $-140	+1.0pp $-187

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 38 events

1. 2026-06-21
   days on market $176,000 Active 83 DOM
2. 2026-06-18
   days on market $176,000 Active 80 DOM
3. 2026-06-17
   days on market $176,000 Active 79 DOM
4. 2026-06-16
   days on market $176,000 Active 78 DOM
5. 2026-06-15
   days on market $176,000 Active 77 DOM
6. 2026-06-13
   days on market $176,000 Active 75 DOM
7. 2026-06-13
   days on market $176,000 Active 74 DOM
8. 2026-06-10
   days on market $176,000 Active 72 DOM
9. 2026-06-09
   days on market $176,000 Active 71 DOM
10. 2026-06-08
    days on market $176,000 Active 70 DOM
11. 2026-06-08
    days on market $176,000 Active 69 DOM
12. 2026-06-05
    days on market $176,000 Active 66 DOM
13. 2026-06-03
    days on market $176,000 Active 65 DOM
14. 2026-06-02
    days on market $176,000 Active 64 DOM
15. 2026-06-02
    price $176,000 Active 63 DOM
16. 2026-06-01
    days on market $180,000 Active 63 DOM
17. 2026-05-31
    days on market $180,000 Active 62 DOM
18. 2026-03-30
    listed $180,000 Active 1443-char remark

    Show marketing remark (1443 chars)

    One or more photo(s) has been virtually staged. $180 000 A must see, beautiful first floor, move-in ready, totally renovated one bed/one bath, condominium. 55+ community complete with recreation center, regular senior living activities and heated swimming pool. HOA (only $472) takes care of the roof, all lawn maintenance, along with the building insurance, cable TV and water/sewer/trash, allowing you to focus on enjoying the sunshine. The assigned parking is few steps away, a big advantage with groceries. This building never had any kind of damage or water during hurricanes. You have solid block exterior walls. The house has a 3 years old AC (4.19.2023), water-proof luxury vinyl flooring throughout, 2 impact windows, totally renovated bathroom, new bathtub, new shower doors, new toilet and new built-in cabinet. The kitchen has also been upgraded with new countertops, stainless steel appliances, and tile backsplash. Stainless steel fridge and stove will stay. LOCATION, LOCATION, LOCATION. Only a couple of minutes from Bobby Jones golf course, 5 minutes away from shopping centers, 15 minutes from Lido Beach, 10 minutes from downtown Sarasota. Its prime location places you near award-winning beaches, remarkable arts and culture, Nathan Benderson Park, Art Museum, Mote SEA Aquarium, Whole Foods, Trader Joe's, and the UTC Mall, a world class shopping, entertainment and dining destination. A fabulous Florida lifestyle awaits!

19. 2026-01-14
    historical
20. 2025-12-24
    price $180,999
21. 2025-12-01
    status Active
22. 2025-10-08
    price $185,999
23. 2025-09-27
    price $188,000
24. 2025-09-10
    price $190,000
25. 2025-09-10
    status Active
26. 2025-08-03
    price $192,500
27. 2025-07-02
    price $194,900
28. 2025-03-17
    listed $199,900 Active
29. 2015-06-30
    soldstatus $42,000
30. 2015-06-18
    historical
31. 2015-06-17
    soldstatus $42,000 Sold
32. 2015-06-15
    status Pending
33. 2015-05-13
    listed $49,900 Active
34. 2011-12-12
    soldstatus $35,000
35. 2011-11-28
    soldstatus $35,000
36. 2010-11-09
    listed $36,900
37. 1994-06-20
    soldstatus $25,800
38. 1989-01-31
    soldstatus $28,000

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $1,461 · $122/mo
• Expected delta: +$704/yr (+$59/mo · 93.1%)

ⓘ 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 · 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: $21,820
• − Mortgage interest: −$9,859
• − Property taxes: −$756
• − Insurance: −$880
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − HOA: −$5,664
• − Depreciation: −$5,120
• Taxable loss: −$3,951
• Est. tax savings @ 24.0%: +$948
• After-tax cash flow: $-190/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 — Kensington Park

• Score: 75/100
• State rank: #243
• US rank: #3836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kensington Park, FL
• 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

+542.9% since first listed

21 events — show timeline

• 2026-03-30 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-24 Price Changed $180,999 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $185,999 Stellar MLS as Distributed by MLS Grid
• 2025-09-27 Price Changed $188,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-10 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-03 Price Changed $192,500 Stellar MLS as Distributed by MLS Grid
• 2025-07-02 Price Changed $194,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2015-06-30 Sold (Public Records) $42,000 Public Records
• 2015-06-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-06-17 Sold (MLS) $42,000 Stellar MLS as Distributed by MLS Grid
• 2015-06-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-05-13 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2011-12-12 Sold (Public Records) $35,000 Public Records
• 2011-11-28 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2010-11-09 Listed $36,900 Stellar MLS as Distributed by MLS Grid
• 1994-06-20 Sold (Public Records) $25,800 Public Records
• 1989-01-31 Sold (Public Records) $28,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $756 · +5.5% YoY. Source: county tax records.