3319 Overcup Oak Ter · Sarasota, FL 34237

$219,000

2 bd · 2.0 ba · 1,278 sqft · Manufactured public records · 80 Days on market

Built 2008 4,092 sqft lot $210/mo HOA · 11% 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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home combines convenience and style in a welcoming well-maintained and vibrant gated community. ABOUT THE HOME: This beautifully designed 2008 Manufactured home has 1,278 sf of living space and an ideal layout with the 2-bedroom 2 bath split floor plan offering both privacy and comfort, featuring a spacious living room with high ceilings and windows, perfect for relaxing or entertaining. The home includes a formal dining area with an oval dining set and a large kitchen with ample cabinets and a tile backsplash, pantry, refrigerator, stove, dishwasher and garbage disposal, complemented by a cozy breakfast dinette with a round table and seating for 4, a mounted flat screen TV and a sliding glass door leading to the carport—an ideal space for casual dining, games or working a puzzle. Just off the breakfast dinette are the full sized washer and dryer housed in a laundry closet. The large primary suite serves as a private retreat with a king bed, chest drawers, desk and walk in closet. This space is complete with an expansive en suite bathroom featuring dual sinks, a walk-in shower and WC nook. Sky lights in both bathrooms provide natural lighting. The large carport is roomy enough for 2 vehicles and/or an outdoor covered living area. The shed provides extra storage space. Home is partially furnished. Shingle roof replaced 1/2024 - Drywall in Living, Dining, and both Bedrooms ABOUT THE COMMUNITY: Oakwood Manor is located in the ONLY Resident Owned Park in the City limits of Sarasota!! The gated 90 acre community boasts a low maintenance fee of $210/month - affording a big "bang for your buck" with its vast amenities, starting with the spacious Clubhouse outfitted with a full commercial cook kitchen, event stage, audio/visual, dance floor, state of the art fitness room, activities hall, library with books/movies/puzzles and a pool table. Outside recreation includes an extra large heated pool with a handicap ramp, a spacious kidney shaped hot tub, ample umbrella tables and lounge chairs and updated shower rooms. Oak trees shade the beautiful park area, picnic tables and a community grill. Additional amenities to enjoy are the community shuffle board courts, putt putt course, bocce ball, ping pong and corn hole. Please note that Oakwood is a 55+, no pet, no motorcycle Park. AREA INTEREST: Oakwood Manor is a vibrant community with numerous social events and activities. It is conveniently located adjacent to Legacy Trail and 12 newer pickle ball courts. Just a short drive to our crystal sand beaches, downtown area, the marina, fishing pier, local golf courses, shopping, variety of restaurants, the museum, SRQ airport, SMH and Doctors hospitals.

Key facts

• Gated community
• Large kitchen
• Breakfast dinette

Tags

• GATED COMMUNITY
• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• BREAKFAST DINETTE
• FULL SIZED WASHER AND DRYER
• LARGE PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $-58 ($-696/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (13.3% below list).
• Recommended offer: $190k (13.3% below list) — sets the bar for 1% rule.

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 (-5.0%/yr); 177 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $7k 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 80 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $219k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,931 (13.3% 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 80 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.87% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 9.6

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: -21.7%
• Equity multiple: 0.27×
• Total profit: $-44,693
• Equity at exit: $32,654

10-year hold

• IRR: -25.3%
• Equity multiple: -0.06×
• Total profit: $-64,960
• Equity at exit: $18,935

Cash invested: $61,320 (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 34237

• Rents YoY: -5.0%
• Active inventory: 177
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,899 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$91
• HOA: −$210
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-58

Break-even live

Break-even rent $1,973

Max offer price $208,748

Occupancy floor 98%

Sensitivity live

Price	-10% $66	-5% $4	+0% $-58	+5% $-120	+10% $-182
Rent	-10% $-208	-5% $-133	+0% $-58	+5% $17	+10% $92
Rate	-1.0pp $52	-0.5pp $-2	base $-58	+0.5pp $-115	+1.0pp $-173

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $210 · $2,520/yr
• Likely covers: trashpoolsecurity

Listing history 18 events

1. 2026-06-18
   days on market $219,000 Active 80 DOM
2. 2026-06-17
   days on market $219,000 Active 79 DOM
3. 2026-06-16
   days on market $219,000 Active 78 DOM
4. 2026-06-15
   days on market $219,000 Active 77 DOM
5. 2026-06-13
   days on market $219,000 Active 75 DOM
6. 2026-06-13
   days on market $219,000 Active 74 DOM
7. 2026-06-10
   days on market $219,000 Active 72 DOM
8. 2026-06-09
   days on market $219,000 Active 71 DOM
9. 2026-06-08
   days on market $219,000 Active 70 DOM
10. 2026-06-08
    days on market $219,000 Active 69 DOM
11. 2026-06-05
    days on market $219,000 Active 66 DOM
12. 2026-06-03
    days on market $219,000 Active 65 DOM
13. 2026-06-02
    days on market $219,000 Active 64 DOM
14. 2026-06-01
    days on market $219,000 Active 63 DOM
15. 2026-05-31
    days on market $219,000 Active 62 DOM
16. 2026-03-30
    listed $219,000 Active 2709-char remark

    Show marketing remark (2709 chars)

    This home combines convenience and style in a welcoming well-maintained and vibrant gated community. ABOUT THE HOME: This beautifully designed 2008 Manufactured home has 1,278 sf of living space and an ideal layout with the 2-bedroom 2 bath split floor plan offering both privacy and comfort, featuring a spacious living room with high ceilings and windows, perfect for relaxing or entertaining. The home includes a formal dining area with an oval dining set and a large kitchen with ample cabinets and a tile backsplash, pantry, refrigerator, stove, dishwasher and garbage disposal, complemented by a cozy breakfast dinette with a round table and seating for 4, a mounted flat screen TV and a sliding glass door leading to the carport—an ideal space for casual dining, games or working a puzzle. Just off the breakfast dinette are the full sized washer and dryer housed in a laundry closet. The large primary suite serves as a private retreat with a king bed, chest drawers, desk and walk in closet. This space is complete with an expansive en suite bathroom featuring dual sinks, a walk-in shower and WC nook. Sky lights in both bathrooms provide natural lighting. The large carport is roomy enough for 2 vehicles and/or an outdoor covered living area. The shed provides extra storage space. Home is partially furnished. Shingle roof replaced 1/2024 - Drywall in Living, Dining, and both Bedrooms ABOUT THE COMMUNITY: Oakwood Manor is located in the ONLY Resident Owned Park in the City limits of Sarasota!! The gated 90 acre community boasts a low maintenance fee of $210/month - affording a big "bang for your buck" with its vast amenities, starting with the spacious Clubhouse outfitted with a full commercial cook kitchen, event stage, audio/visual, dance floor, state of the art fitness room, activities hall, library with books/movies/puzzles and a pool table. Outside recreation includes an extra large heated pool with a handicap ramp, a spacious kidney shaped hot tub, ample umbrella tables and lounge chairs and updated shower rooms. Oak trees shade the beautiful park area, picnic tables and a community grill. Additional amenities to enjoy are the community shuffle board courts, putt putt course, bocce ball, ping pong and corn hole. Please note that Oakwood is a 55+, no pet, no motorcycle Park. AREA INTEREST: Oakwood Manor is a vibrant community with numerous social events and activities. It is conveniently located adjacent to Legacy Trail and 12 newer pickle ball courts. Just a short drive to our crystal sand beaches, downtown area, the marina, fishing pier, local golf courses, shopping, variety of restaurants, the museum, SRQ airport, SMH and Doctors hospitals.

17. 2014-10-27
    soldstatus $120,000
18. 1994-03-11
    soldstatus $33,000

ⓘ 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: $1,305 · $109/mo
• Projected year-2 tax: $1,818 · $151/mo
• Expected delta: +$512/yr (+$43/mo · 39.3%)

ⓘ 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 · 28 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: $22,792
• − Mortgage interest: −$12,267
• − Property taxes: −$1,305
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − HOA: −$2,520
• − Depreciation: −$6,371
• Taxable loss: −$4,414
• Est. tax savings @ 24.0%: +$1,059
• After-tax cash flow: $363/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): 17,367
• Household income: $66,762
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 902.0

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 0.59)
• Race & ethnicity: White 55% Hispanic / Latino 30% Two or more races 18% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1% Cuban 5%
• Common ancestry: Romanian 2% Lithuanian 1% Hispanic 1%
• Foreign-born: 21% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 23% 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: ▼ -345.08%
• Current HPI: 370.7565
• Rent YoY: ▼ -5.03%
• 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

+563.6% since first listed

3 events — show timeline

• 2026-03-30 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-27 Sold (Public Records) $120,000 Public Records
• 1994-03-11 Sold (Public Records) $33,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $1,305 · +6.8% YoY. Source: county tax records.