2228 N Orange Ave · Sarasota, FL 34234

$185,000

4 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 5 Days on market

Built 1925 7,076 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated and ready for a new owner! Great opportunity to own a nice home in Sarasota for under 100k! Newly tiled flooring throughout with new carpet in the bedrooms. The kitchen features beautiful granite counters with brand new cabinets and brand new appliances. The bathroom has tile in the over size shower with matching granite counters on the new vanity. The home has been freshly painted inside and newly stuccoed and painted outside. The home has a newer roof and the property is fully fenced in with a large detached garage/workshop in the back yard and a nice mango tree in the front yard. There is plenty of room to park an RV, boat, or up to 4-5 cars! Cheapest renovated 4 bedroom house in Sarasota, Manatee and Charlotte county!

Key facts

• Fenced in backyard
• Walk in closet
• 7,076 sq ft lot

Tags

• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• FENCED IN BACKYARD

Property features AI

Finance

• Other: Zoned RSF4
• Financial info: Lease restrictions apply
• HOA & community: No community association amenities listed; Association fee includes: none

Exterior

• Parking: Driveway; 1-car garage
• Security: Owned security system
• Utilities: Public water; Public sewer; Electricity available; Water service available
• Home design: Single family residence; One story; Faces west; Residential property
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built on approximately 0.16 acres
• Exterior features: Other exterior features; Other fencing

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: other type; Cooling: wall/window unit(s)
• Interior features: Living room and dining room combined
• Laundry & utility: Laundry closet; Additional/other laundry area

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).

Location & tenants

• Location reads 80/100 on livability (#121 in FL, #1,854 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, health & safety A+, commute A; Watch: crime 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).
• At $2,440/mo this rent would consume 51% of the median local household income ($57k/yr) (locally 1306% 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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $185,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.32% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.38%
• DSCR: 1.73
• GRM: 6.3

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: 4.1%
• Equity multiple: 1.15×
• Total profit: $7,911
• Equity at exit: $27,584

10-year hold

• IRR: 10.7%
• Equity multiple: 1.72×
• Total profit: $37,252
• Equity at exit: $15,995

Cash invested: $51,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,440 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$173 /mo · $2,082/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $707

Break-even live

Break-even rent $1,545

Max offer price $185,000

Occupancy floor 66%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-15
   listed $185,000 Active 484-char remark
2. 2026-05-05
   soldstatus $260,700
3. 2016-11-24
   soldstatus $94,900 Sold 753-char remark

   Show marketing remark (753 chars)

   Completely renovated and ready for a new owner! Great opportunity to own a nice home in Sarasota for under 100k! Newly tiled flooring throughout with new carpet in the bedrooms. The kitchen features beautiful granite counters with brand new cabinets and brand new appliances. The bathroom has tile in the over size shower with matching granite counters on the new vanity. The home has been freshly painted inside and newly stuccoed and painted outside. The home has a newer roof and the property is fully fenced in with a large detached garage/workshop in the back yard and a nice mango tree in the front yard. There is plenty of room to park an RV, boat, or up to 4-5 cars! Cheapest renovated 4 bedroom house in Sarasota, Manatee and Charlotte county!

4. 2016-08-25
   status Pending 753-char remark

   Show marketing remark (753 chars)

   Completely renovated and ready for a new owner! Great opportunity to own a nice home in Sarasota for under 100k! Newly tiled flooring throughout with new carpet in the bedrooms. The kitchen features beautiful granite counters with brand new cabinets and brand new appliances. The bathroom has tile in the over size shower with matching granite counters on the new vanity. The home has been freshly painted inside and newly stuccoed and painted outside. The home has a newer roof and the property is fully fenced in with a large detached garage/workshop in the back yard and a nice mango tree in the front yard. There is plenty of room to park an RV, boat, or up to 4-5 cars! Cheapest renovated 4 bedroom house in Sarasota, Manatee and Charlotte county!

5. 2016-08-25
   historical Active with Contract 753-char remark

   Show marketing remark (753 chars)

   Completely renovated and ready for a new owner! Great opportunity to own a nice home in Sarasota for under 100k! Newly tiled flooring throughout with new carpet in the bedrooms. The kitchen features beautiful granite counters with brand new cabinets and brand new appliances. The bathroom has tile in the over size shower with matching granite counters on the new vanity. The home has been freshly painted inside and newly stuccoed and painted outside. The home has a newer roof and the property is fully fenced in with a large detached garage/workshop in the back yard and a nice mango tree in the front yard. There is plenty of room to park an RV, boat, or up to 4-5 cars! Cheapest renovated 4 bedroom house in Sarasota, Manatee and Charlotte county!

6. 2016-08-23
   listed $94,900 Active 753-char remark

   Show marketing remark (753 chars)

   Completely renovated and ready for a new owner! Great opportunity to own a nice home in Sarasota for under 100k! Newly tiled flooring throughout with new carpet in the bedrooms. The kitchen features beautiful granite counters with brand new cabinets and brand new appliances. The bathroom has tile in the over size shower with matching granite counters on the new vanity. The home has been freshly painted inside and newly stuccoed and painted outside. The home has a newer roof and the property is fully fenced in with a large detached garage/workshop in the back yard and a nice mango tree in the front yard. There is plenty of room to park an RV, boat, or up to 4-5 cars! Cheapest renovated 4 bedroom house in Sarasota, Manatee and Charlotte county!

7. 2016-03-22
   soldstatus $44,000 Sold

   Show marketing remark (364 chars)

   HUGE PRICE REDUCTION!! Not a short sale or bank owned!! Ready to close. Perfect for a investor or owner occupant! This 3 bedroom 1 bathroom home has a new roof, wiring and is being sold with a nice range, stainless steel refrigerator and microwave! Home is located near downtown Sarasota and Ringling School of Art with easy access to all of Sarasota's amenities!!

8. 2016-02-16
   status Pending

   Show marketing remark (364 chars)

   HUGE PRICE REDUCTION!! Not a short sale or bank owned!! Ready to close. Perfect for a investor or owner occupant! This 3 bedroom 1 bathroom home has a new roof, wiring and is being sold with a nice range, stainless steel refrigerator and microwave! Home is located near downtown Sarasota and Ringling School of Art with easy access to all of Sarasota's amenities!!

9. 2016-02-10
   price $48,900

   Show marketing remark (364 chars)

   HUGE PRICE REDUCTION!! Not a short sale or bank owned!! Ready to close. Perfect for a investor or owner occupant! This 3 bedroom 1 bathroom home has a new roof, wiring and is being sold with a nice range, stainless steel refrigerator and microwave! Home is located near downtown Sarasota and Ringling School of Art with easy access to all of Sarasota's amenities!!

10. 2016-02-01
    price $49,000

    Show marketing remark (364 chars)

    HUGE PRICE REDUCTION!! Not a short sale or bank owned!! Ready to close. Perfect for a investor or owner occupant! This 3 bedroom 1 bathroom home has a new roof, wiring and is being sold with a nice range, stainless steel refrigerator and microwave! Home is located near downtown Sarasota and Ringling School of Art with easy access to all of Sarasota's amenities!!

11. 2016-01-26
    listed $55,000 Active

    Show marketing remark (364 chars)

    HUGE PRICE REDUCTION!! Not a short sale or bank owned!! Ready to close. Perfect for a investor or owner occupant! This 3 bedroom 1 bathroom home has a new roof, wiring and is being sold with a nice range, stainless steel refrigerator and microwave! Home is located near downtown Sarasota and Ringling School of Art with easy access to all of Sarasota's amenities!!

12. 2016-01-22
    soldstatus $40,000 Sold
13. 2015-12-21
    status Pending
14. 2015-10-22
    price $59,000
15. 2015-09-24
    status Active
16. 2015-09-14
    status Pending
17. 2015-08-22
    listed $69,000 Active
18. 2010-10-12
    soldstatus $12,999
19. 2010-07-12
    listed $18,000
20. 2009-04-29
    listed $29,900

ⓘ 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: $2,082 · $173/mo
• Projected year-2 tax: $2,082 · $173/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 · 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: $29,284
• − Mortgage interest: −$10,363
• − Property taxes: −$2,082
• − Insurance: −$925
• − Repairs & maintenance: −$2,343
• − Management: −$2,343
• − Depreciation: −$5,382
• Taxable income: $5,847
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $7,083/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 — Sarasota

• Score: 80/100
• State rank: #121
• US rank: #1854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sarasota, FL
• County: Sarasota County · 448,376 people
• City population: 261,896
• 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

+518.7% since first listed

21 events — show timeline

• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Sold (Public Records) $260,700 Public Records
• 2016-11-24 Sold (MLS) $94,900 Stellar MLS as Distributed by MLS Grid
• 2016-08-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-08-25 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-08-23 Listed $94,900 Stellar MLS as Distributed by MLS Grid
• 2016-03-22 Sold (MLS) $44,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-02-10 Price Changed $48,900 Stellar MLS as Distributed by MLS Grid
• 2016-02-01 Price Changed $49,000 Stellar MLS as Distributed by MLS Grid
• 2016-01-26 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2016-01-22 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2015-12-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-10-22 Price Changed $59,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-09-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-08-22 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2010-10-12 Sold (MLS) $12,999 Stellar MLS as Distributed by MLS Grid
• 2010-07-12 Listed $18,000 Stellar MLS as Distributed by MLS Grid
• 2009-04-29 Listed $29,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+14.2%/yr

Latest (2025): $2,082 · +5.8% YoY. Source: county tax records.