5655 Bentgrass Dr Unit 9-116 · The Meadows, FL 34235

$299,000

3 bd · 2.0 ba · 1,615 sqft · Townhouse public records · 51 Days on market

Built 2002 $185/sqft · at area comps Est $307k · at est. $732/mo HOA · 15% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• Schools +5.4/10.0
• Rent growth +4.9/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Resort-style living in Gated las Palmas! Las Palmas offers many amenities in a great location. A multi-level home with garage and storage space on the ground floor. An ideal situation for a family or a part time residence, the 2nd level is features living room with a screened lanai, open kitchen with plenty of cabinet storage, dining area features higher ceilings, bedroom and bathroom. The third floor has the Master Suite features a large walk-in closet and soaking tub in the bath. Laundry and additional bedroom are located on the third floor. Las Palmas of Sarasota is a professionally managed, gated, resort-style condo community!

Key facts

• Solid wood cabinets
• Tile floors
• Stainless appliances

Tags

• SPECTACULAR RENOVATIONS
• TILE FLOORS
• SOLID WOOD CABINETS
• GRANITE COUNTER TOPS
• STAINLESS APPLIANCES
• TILE BACKSPLASH

Property features AI

Finance

• Other: Unit is unfurnished
• Financial info: Lease restrictions apply
• HOA & community: Condo/association fees $732 monthly ($8,784 annually); Association name: Tom Bangerter; Association approval required for buyers; Association fee covers cable TV, internet, insurance, management, maintenance (structure & grounds), pool, pest control, private road, recreational facilities, escrow reserves fund, common area taxes, security; Full-time management; Community amenities include pool, fitness center, tennis courts, playground, dog park, street lights and owned recreational facilities; Pets allowed (max 60 lbs)

Exterior

• Parking: Attached garage (1 space) with 23x11 dimensions; Driveway; Garage door opener; Ground-level parking; Guest parking
• Security: Gated community (directions reference entering through a gate); Association provides security
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Internet available; Underground utilities; Irrigation (reclaimed water)
• Home design: Townhouse; Residential property; Three or more stories; Faces west; Slab foundation
• Construction: Block and stucco construction; Tile roof; Built with slab foundation
• Exterior features: Enclosed rear porch; Screened porch; Balcony; Exterior lighting; Sidewalks; Mature landscaping with oak trees; Landscaped grounds; Level lot; Asphalt road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stone counters; Solid wood cabinets; Eat-in kitchen; Kitchen/family room combo
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Solid wood cabinets; Stone counters; Split bedroom floorplan; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Washer and dryer included; Electric water heater; Laundry closet on upper level; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $299k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#465 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A; Watch: amenities F, commute 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: Emma E. Booker Elementary School (math 35% / reading 32%, grade F, #1,758 of 2,144 statewide, top 83%, 468 students, 93% FRL); Booker High School (math 26% / reading 43%, grade F, #386 of 667 statewide, top 59%, 1,309 students, 68% FRL) — zoned schools average 80% FRL vs 42% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 63% district-wide (-29 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $4,892/mo this rent would consume 74% of the median local household income ($79k/yr) (locally 512% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $84k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $237k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.64% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.72%
• DSCR: 1.74
• GRM: 5.1

CMA / ARV

• ARV (median comp): $307,243
• List price: $299,000
• Delta: -2.68%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.5%
• Equity multiple: 1.62×
• Total profit: $52,163
• Equity at exit: $44,582

10-year hold

• IRR: 27.3%
• Equity multiple: 4.11×
• Total profit: $260,632
• Equity at exit: $25,852

Cash invested: $83,720 (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: 5.1×

Monthly cashflow live

• Estimated rent: $4,892 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$273 /mo · $3,278/yr
• Insurance: −$125
• HOA: −$732
• Vacancy / Maint / Mgmt: −$1,027
• Net cashflow: $1,167

Break-even live

Break-even rent $3,415

Max offer price $299,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,336	-5% $1,251	+0% $1,167	+5% $1,082	+10% $997
Rent	-10% $780	-5% $973	+0% $1,167	+5% $1,360	+10% $1,553
Rate	-1.0pp $1,317	-0.5pp $1,243	base $1,167	+0.5pp $1,089	+1.0pp $1,010

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7151 83rd Dr E Bradenton, FL	3.0	2.5	1596	$2,095	$1.31	17d	1	1.32mi
6939 Lennox Pl University Park, FL	3.0	2.0	2034	$8,300	$4.08	25d	1	1.44mi
6920 Lennox Pl University Park, FL	3.0	2.0	2044	$8,300	$4.06	25d	1	1.49mi

HOA detail

• Monthly dues: $732 · $8,784/yr
• Likely covers: security

Listing history 30 events

1. 2026-06-21
   days on market $299,000 Active 51 DOM
2. 2026-06-18
   days on market $299,000 Active 48 DOM
3. 2026-06-17
   days on market $299,000 Active 47 DOM
4. 2026-06-16
   days on market $299,000 Active 46 DOM
5. 2026-06-15
   days on market $299,000 Active 45 DOM
6. 2026-06-13
   days on market $299,000 Active 43 DOM
7. 2026-06-13
   days on market $299,000 Active 42 DOM
8. 2026-06-10
   days on market $299,000 Active 40 DOM
9. 2026-06-09
   days on market $299,000 Active 39 DOM
10. 2026-06-08
    days on market $299,000 Active 38 DOM
11. 2026-06-08
    days on market $299,000 Active 37 DOM
12. 2026-06-05
    days on market $299,000 Active 34 DOM
13. 2026-06-03
    days on market $299,000 Active 33 DOM
14. 2026-06-02
    days on market $299,000 Active 32 DOM
15. 2026-06-01
    days on market $299,000 Active 31 DOM
16. 2026-05-31
    days on market $299,000 Active 30 DOM
17. 2026-05-01
    listed $299,000 Active 1479-char remark
18. 2021-12-07
    soldstatus $237,000
19. 2021-12-03
    soldstatus $237,000 Closed 638-char remark

    Show marketing remark (638 chars)

    Resort-style living in Gated las Palmas! Las Palmas offers many amenities in a great location. A multi-level home with garage and storage space on the ground floor. An ideal situation for a family or a part time residence, the 2nd level is features living room with a screened lanai, open kitchen with plenty of cabinet storage, dining area features higher ceilings, bedroom and bathroom. The third floor has the Master Suite features a large walk-in closet and soaking tub in the bath. Laundry and additional bedroom are located on the third floor. Las Palmas of Sarasota is a professionally managed, gated, resort-style condo community!

20. 2021-10-27
    status Pending 638-char remark

    Show marketing remark (638 chars)

    Resort-style living in Gated las Palmas! Las Palmas offers many amenities in a great location. A multi-level home with garage and storage space on the ground floor. An ideal situation for a family or a part time residence, the 2nd level is features living room with a screened lanai, open kitchen with plenty of cabinet storage, dining area features higher ceilings, bedroom and bathroom. The third floor has the Master Suite features a large walk-in closet and soaking tub in the bath. Laundry and additional bedroom are located on the third floor. Las Palmas of Sarasota is a professionally managed, gated, resort-style condo community!

21. 2021-09-20
    status Active 638-char remark

    Show marketing remark (638 chars)

    Resort-style living in Gated las Palmas! Las Palmas offers many amenities in a great location. A multi-level home with garage and storage space on the ground floor. An ideal situation for a family or a part time residence, the 2nd level is features living room with a screened lanai, open kitchen with plenty of cabinet storage, dining area features higher ceilings, bedroom and bathroom. The third floor has the Master Suite features a large walk-in closet and soaking tub in the bath. Laundry and additional bedroom are located on the third floor. Las Palmas of Sarasota is a professionally managed, gated, resort-style condo community!

22. 2021-09-17
    status Pending 638-char remark

    Show marketing remark (638 chars)

    Resort-style living in Gated las Palmas! Las Palmas offers many amenities in a great location. A multi-level home with garage and storage space on the ground floor. An ideal situation for a family or a part time residence, the 2nd level is features living room with a screened lanai, open kitchen with plenty of cabinet storage, dining area features higher ceilings, bedroom and bathroom. The third floor has the Master Suite features a large walk-in closet and soaking tub in the bath. Laundry and additional bedroom are located on the third floor. Las Palmas of Sarasota is a professionally managed, gated, resort-style condo community!

23. 2021-09-02
    listed $249,900 Active 638-char remark

    Show marketing remark (638 chars)

    Resort-style living in Gated las Palmas! Las Palmas offers many amenities in a great location. A multi-level home with garage and storage space on the ground floor. An ideal situation for a family or a part time residence, the 2nd level is features living room with a screened lanai, open kitchen with plenty of cabinet storage, dining area features higher ceilings, bedroom and bathroom. The third floor has the Master Suite features a large walk-in closet and soaking tub in the bath. Laundry and additional bedroom are located on the third floor. Las Palmas of Sarasota is a professionally managed, gated, resort-style condo community!

24. 2014-10-31
    soldstatus $150,000
25. 2014-10-30
    status Pending

    Show marketing remark (727 chars)

    Welcome to this spacious 3 bedroom 2 bath town home located in the gated, well-maintained community of Las Palmas! This town home is in move-in ready condition. Several rooms have been freshly painted, carpets just cleaned, and a Carrier HVAC energy-efficient Seer 16 installed September 2013 with warranties in place. At night, from your screened veranda, you can enjoy relaxing views of the lighted pond. This picturesque community features tennis courts, 2 heated swimming pools, 2 clubhouses with exercise rooms, gated RV/boat storage, and a playground. Las Palmas is situated only minutes away from I-75 and from a wide variety of restaurants, entertainment, golf and the soon-to-be completed University Town Center mall.

26. 2014-10-30
    soldstatus $150,000 Sold

    Show marketing remark (727 chars)

    Welcome to this spacious 3 bedroom 2 bath town home located in the gated, well-maintained community of Las Palmas! This town home is in move-in ready condition. Several rooms have been freshly painted, carpets just cleaned, and a Carrier HVAC energy-efficient Seer 16 installed September 2013 with warranties in place. At night, from your screened veranda, you can enjoy relaxing views of the lighted pond. This picturesque community features tennis courts, 2 heated swimming pools, 2 clubhouses with exercise rooms, gated RV/boat storage, and a playground. Las Palmas is situated only minutes away from I-75 and from a wide variety of restaurants, entertainment, golf and the soon-to-be completed University Town Center mall.

27. 2014-10-13
    historical Contingent - Other Contract Contingencies

    Show marketing remark (727 chars)

    Welcome to this spacious 3 bedroom 2 bath town home located in the gated, well-maintained community of Las Palmas! This town home is in move-in ready condition. Several rooms have been freshly painted, carpets just cleaned, and a Carrier HVAC energy-efficient Seer 16 installed September 2013 with warranties in place. At night, from your screened veranda, you can enjoy relaxing views of the lighted pond. This picturesque community features tennis courts, 2 heated swimming pools, 2 clubhouses with exercise rooms, gated RV/boat storage, and a playground. Las Palmas is situated only minutes away from I-75 and from a wide variety of restaurants, entertainment, golf and the soon-to-be completed University Town Center mall.

28. 2014-08-13
    listed $160,000 Active

    Show marketing remark (727 chars)

    Welcome to this spacious 3 bedroom 2 bath town home located in the gated, well-maintained community of Las Palmas! This town home is in move-in ready condition. Several rooms have been freshly painted, carpets just cleaned, and a Carrier HVAC energy-efficient Seer 16 installed September 2013 with warranties in place. At night, from your screened veranda, you can enjoy relaxing views of the lighted pond. This picturesque community features tennis courts, 2 heated swimming pools, 2 clubhouses with exercise rooms, gated RV/boat storage, and a playground. Las Palmas is situated only minutes away from I-75 and from a wide variety of restaurants, entertainment, golf and the soon-to-be completed University Town Center mall.

29. 2010-04-02
    soldstatus $127,501
30. 2004-09-23
    soldstatus $19,676,100

ⓘ 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: $3,278 · $273/mo
• Projected year-2 tax: $3,278 · $273/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $58,699
• − Mortgage interest: −$16,749
• − Property taxes: −$3,278
• − Insurance: −$1,495
• − Repairs & maintenance: −$4,696
• − Management: −$4,696
• − HOA: −$8,784
• − Depreciation: −$8,698
• Taxable income: $10,303
• Est. tax owed @ 24.0%: −$2,473
• After-tax cash flow: $11,526/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 — The Meadows

• Score: 69/100
• State rank: #465
• US rank: #8393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-98.5% since first listed

14 events — show timeline

• 2026-05-01 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-07 Sold (Public Records) $237,000 Public Records
• 2021-12-03 Sold (MLS) $237,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-09-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-02 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2014-10-31 Sold (Public Records) $150,000 Public Records
• 2014-10-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-10-30 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-13 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-08-13 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-02 Sold (Public Records) $127,501 Public Records
• 2004-09-23 Sold (Public Records) $19,676,100 Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,278 · -7.7% YoY. Source: county tax records.