6056 Dry Tortugas Dr · Palmer Ranch, FL 34241

$399,990

3 bd · 2.5 ba · 1,790 sqft · Land · 69 Days on market

Built 2026 3,535 sqft lot $191/mo HOA · 6% 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 +14.9/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This bright end-unit Avery model showcases a light, airy interior that beautifully reflects the lush green hues of the western-facing preserve, especially at sunset, as seen through the triple sliding glass doors and the pavered, screened-in lanai. Built with durability and efficiency in mind, the townhome features all-block construction and impact-resistant glass windows. Additional highlights include a spacious storage unit off the lanai and dual closets in the primary suite. Situated near a private cul-de-sac, this building offers a quiet setting with minimal through traffic. Plus, the neighborhood pool is just an easy eight-minute walk away. Residents enjoy full access to Grand Park’s exceptional amenities, including over six miles of scenic walking trails, all with low HOA fees. Ideally located, this home is just a short 20-minute drive to America’s #1 beach. A truly exceptional opportunity!

Key facts

• Private cul de sac
• $191 HOA
• Garage

Tags

• WESTERN FACING PRESERVE
• PAVERED SCREENED IN LANAI
• ALL BLOCK CONSTRUCTION
• IMPACT RESISTANT GLASS WINDOWS
• SPACIOUS STORAGE UNIT
• PRIVATE CUL DE SAC

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $400k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $336k (15.9% below list).
• Recommended offer: $336k (15.9% below list) — sets the bar for 1% rule.

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 soft (-0.1%/yr); 564 active listings in the ZIP; high-income renter base; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 35% of the median local income ($116k/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 $3k of loan paydown is wiped out by about $12k 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 69 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $336,241 (15.9% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.9

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-67,072
• Equity at exit: $59,640

10-year hold

• IRR: -15.8%
• Equity multiple: 0.22×
• Total profit: $-86,952
• Equity at exit: $34,584

Cash invested: $111,997 (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 34241

• Rents YoY: -0.1%
• Active inventory: 564
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,362 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$167
• HOA: −$191
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $121

Break-even live

Break-even rent $3,210

Max offer price $399,990

Occupancy floor 91%

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: $99,998
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $191 · $2,292/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-18
   days on market $399,990 Active 69 DOM
2. 2026-06-17
   days on market $399,990 Active 68 DOM
3. 2026-06-16
   days on market $399,990 Active 67 DOM
4. 2026-06-15
   days on market $399,990 Active 66 DOM
5. 2026-06-13
   days on market $399,990 Active 64 DOM
6. 2026-06-13
   days on market $399,990 Active 63 DOM
7. 2026-06-10
   days on market $399,990 Active 61 DOM
8. 2026-06-09
   days on market $399,990 Active 60 DOM
9. 2026-06-08
   days on market $399,990 Active 59 DOM
10. 2026-06-08
    days on market $399,990 Active 58 DOM
11. 2026-06-05
    days on market $399,990 Active 55 DOM
12. 2026-06-03
    days on market $399,990 Active 54 DOM
13. 2026-06-02
    days on market $399,990 Active 53 DOM
14. 2026-06-01
    days on market $399,990 Active 52 DOM
15. 2026-05-31
    days on market $399,990 Active 51 DOM
16. 2026-04-10
    listed $399,990 Active 921-char remark

    Show marketing remark (921 chars)

    This bright end-unit Avery model showcases a light, airy interior that beautifully reflects the lush green hues of the western-facing preserve, especially at sunset, as seen through the triple sliding glass doors and the pavered, screened-in lanai. Built with durability and efficiency in mind, the townhome features all-block construction and impact-resistant glass windows. Additional highlights include a spacious storage unit off the lanai and dual closets in the primary suite. Situated near a private cul-de-sac, this building offers a quiet setting with minimal through traffic. Plus, the neighborhood pool is just an easy eight-minute walk away. Residents enjoy full access to Grand Park’s exceptional amenities, including over six miles of scenic walking trails, all with low HOA fees. Ideally located, this home is just a short 20-minute drive to America’s #1 beach. A truly exceptional opportunity!

17. 2026-04-09
    listed $399,990 Active 547-char remark

    Show marketing remark (547 chars)

    Under Construction - Avery at Grand Park Homesite #14721 - End Unit Come home to the Avery, a new townhome design by award-winning Neal Communities. This 2-story home includes 3 bedrooms, 2.5 baths and an attached garage. As soon as you enter the front door, you are greeted by the large living room with a well-appointed kitchen and dining space leading out to the covered lanai. A powder room, storage closet on the lanai, and access to the garage are also on the first floor. * * * Photos are of plan model * * * NOT ACTUAL PHOTOS OF HOME

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $3,320 · $277/mo
• Expected delta: +$2,356/yr (+$196/mo · 244.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $40,349
• − Mortgage interest: −$22,406
• − Property taxes: −$964
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,228
• − Management: −$3,228
• − HOA: −$2,292
• − Depreciation: −$11,636
• Taxable loss: −$5,405
• Est. tax savings @ 24.0%: +$1,297
• After-tax cash flow: $2,746/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 — Palmer Ranch

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

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 22,808
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 16,408
• Household income: $116,412
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 69.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 7% Slovak 3% Scandinavian 2%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -363.72%
• Current HPI: 278.3404
• Rent YoY: ▬ -0.05%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-10 Listed $399,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listed $399,990 Zillow