3900 Roxane Blvd Unit 8B · Kensington Park, FL 34235

$145,000

1 bd · 1.0 ba · 831 sqft · Condo public records · 112 Days on market

Built 1964 $472/mo HOA · 25% of rent

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Why this score? — see what drove the C 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 +18.3/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +5.4/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for the perfect Get-Away from the cold winters? Do you want an active adult community where you can have fun without always needing to "leave home"? Strathmore may be the best-kept secret that you just discovered! This turnkey-furnished condo home is waiting for you with and an updated kitchen, easy-care laminate and tile floors, and friendly neighbors. The new impact-resistant and sound-resistant sliding glass doors to the glassed-in lanai make this a very quiet residence. Moving in will be a breeze! If you sit on the lanai and look west, you'll see the amazing sunsets Sarasota is famous for. Getting to the beach on Siesta Key or Lido Key is easy, less than half an hour away. Strathmore offers an on-site laundry room, towel and sheet drying lines, and an extra storage closet for your beach toys or bike. The community pool and clubhouse offer spaces for fun activities, with lots of deck space, tables, chairs, lounges, and umbrellas. The clubhouse has a full kitchen and is a great place for parties, card games, puzzle enthusiasts and other activities. The monthly calendar shows events planned for almost every day. From pancake breakfasts to chair yoga, cornhole, bocce ball, mahjohg, dance parties and movie nights, there's something for everyone. This location is central to all the things you'll want to go to, also! There's fast and easy access to UTC Mall and Benderson Park, Lakewood Ranch's Main Street shops and restaurants, the Ringling Museum, the airport, downtown Sarasota shops and symphony, ballet, and opera. Golf and parks for dogs and people are 5 minutes away. Come and join this "community With Personality". You'll love it!

Key facts

• Guest parking
• Full kitchen
• Community pool

Tags

• FLORIDA ROOM
• COMMUNITY POOL
• FULL KITCHEN
• ASSIGNED PARKING SPACE
• GUEST PARKING
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.

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: schools C-, commute D+, amenities 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 rising fast (+9.7%/yr); 227 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 $4k 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 $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask is 13082% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; list at $145k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 6.5

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: -3.0%
• Equity multiple: 0.88×
• Total profit: $-4,951
• Equity at exit: $21,620

10-year hold

• IRR: 12.6%
• Equity multiple: 2.29×
• Total profit: $52,472
• Equity at exit: $12,537

Cash invested: $40,600 (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: 227
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,869 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$60
• HOA: −$472
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $132

Break-even live

Break-even rent $1,702

Max offer price $145,000

Occupancy floor 88%

Sensitivity live

Price	-10% $214	-5% $173	+0% $132	+5% $91	+10% $50
Rent	-10% $-15	-5% $58	+0% $132	+5% $206	+10% $280
Rate	-1.0pp $205	-0.5pp $169	base $132	+0.5pp $95	+1.0pp $57

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 16 events

1. 2026-06-01
   days on market $145,000 Active 112 DOM
2. 2026-05-31
   days on market $145,000 Active 111 DOM
3. 2026-04-15
   listed $1,100
4. 2026-04-10
   price $145,000 1696-char remark

   Show marketing remark (1696 chars)

   Are you looking for the perfect Get-Away from the cold winters? Do you want an active adult community where you can have fun without always needing to "leave home"? Strathmore may be the best-kept secret that you just discovered! This turnkey-furnished condo home is waiting for you with and an updated kitchen, easy-care laminate and tile floors, and friendly neighbors. The new impact-resistant and sound-resistant sliding glass doors to the glassed-in lanai make this a very quiet residence. Moving in will be a breeze! If you sit on the lanai and look west, you'll see the amazing sunsets Sarasota is famous for. Getting to the beach on Siesta Key or Lido Key is easy, less than half an hour away. Strathmore offers an on-site laundry room, towel and sheet drying lines, and an extra storage closet for your beach toys or bike. The community pool and clubhouse offer spaces for fun activities, with lots of deck space, tables, chairs, lounges, and umbrellas. The clubhouse has a full kitchen and is a great place for parties, card games, puzzle enthusiasts and other activities. The monthly calendar shows events planned for almost every day. From pancake breakfasts to chair yoga, cornhole, bocce ball, mahjohg, dance parties and movie nights, there's something for everyone. This location is central to all the things you'll want to go to, also! There's fast and easy access to UTC Mall and Benderson Park, Lakewood Ranch's Main Street shops and restaurants, the Ringling Museum, the airport, downtown Sarasota shops and symphony, ballet, and opera. Golf and parks for dogs and people are 5 minutes away. Come and join this "community With Personality". You'll love it!

5. 2026-02-09
   listed $150,000 Active 1696-char remark

   Show marketing remark (1696 chars)

   Are you looking for the perfect Get-Away from the cold winters? Do you want an active adult community where you can have fun without always needing to "leave home"? Strathmore may be the best-kept secret that you just discovered! This turnkey-furnished condo home is waiting for you with and an updated kitchen, easy-care laminate and tile floors, and friendly neighbors. The new impact-resistant and sound-resistant sliding glass doors to the glassed-in lanai make this a very quiet residence. Moving in will be a breeze! If you sit on the lanai and look west, you'll see the amazing sunsets Sarasota is famous for. Getting to the beach on Siesta Key or Lido Key is easy, less than half an hour away. Strathmore offers an on-site laundry room, towel and sheet drying lines, and an extra storage closet for your beach toys or bike. The community pool and clubhouse offer spaces for fun activities, with lots of deck space, tables, chairs, lounges, and umbrellas. The clubhouse has a full kitchen and is a great place for parties, card games, puzzle enthusiasts and other activities. The monthly calendar shows events planned for almost every day. From pancake breakfasts to chair yoga, cornhole, bocce ball, mahjohg, dance parties and movie nights, there's something for everyone. This location is central to all the things you'll want to go to, also! There's fast and easy access to UTC Mall and Benderson Park, Lakewood Ranch's Main Street shops and restaurants, the Ringling Museum, the airport, downtown Sarasota shops and symphony, ballet, and opera. Golf and parks for dogs and people are 5 minutes away. Come and join this "community With Personality". You'll love it!

6. 2015-08-04
   soldstatus $59,900
7. 2015-08-03
   soldstatus $59,500 Sold 1033-char remark

   Show marketing remark (1033 chars)

   A TOTAL MAKEOVER IN STRATHMORE this "retro" 55+ condo enjoys 2nd floor views. .. newer laminate flooring throughout without the "spongy feel AND is quiet to walk on" also new baseboards, door and window moldings, brand new A/C, newer kitchen cabinets, counters, appliances also new insulation in the kitchen. The bathroom's 33" high vanity, mirror and lighting were also recently updated. Hurricane Proof windows in bedroom and kitchen. .. also double pane windows in the den. The sellers recently replaced the raised paned doors throughout. This condo has just been re-painted and with very tasteful colors. The plumbing and sewer was replaced in 2011 and new roof in 2010. Other new/ newer updates include 2 new ceiling fans, electric receptacles, smoke alarm, light fixtures, extra insulation, vinyl blinds on most windows. Lots of things to do at the rec-center including use of the recently updated community pool that is heated. Condo fee includes water/sewer/trash/cable/WiFi/building insurance, etc.

8. 2015-06-18
   status Pending 1033-char remark

   Show marketing remark (1033 chars)

   A TOTAL MAKEOVER IN STRATHMORE this "retro" 55+ condo enjoys 2nd floor views. .. newer laminate flooring throughout without the "spongy feel AND is quiet to walk on" also new baseboards, door and window moldings, brand new A/C, newer kitchen cabinets, counters, appliances also new insulation in the kitchen. The bathroom's 33" high vanity, mirror and lighting were also recently updated. Hurricane Proof windows in bedroom and kitchen. .. also double pane windows in the den. The sellers recently replaced the raised paned doors throughout. This condo has just been re-painted and with very tasteful colors. The plumbing and sewer was replaced in 2011 and new roof in 2010. Other new/ newer updates include 2 new ceiling fans, electric receptacles, smoke alarm, light fixtures, extra insulation, vinyl blinds on most windows. Lots of things to do at the rec-center including use of the recently updated community pool that is heated. Condo fee includes water/sewer/trash/cable/WiFi/building insurance, etc.

9. 2015-06-08
   listed $59,500 Active 1033-char remark

   Show marketing remark (1033 chars)

   A TOTAL MAKEOVER IN STRATHMORE this "retro" 55+ condo enjoys 2nd floor views. .. newer laminate flooring throughout without the "spongy feel AND is quiet to walk on" also new baseboards, door and window moldings, brand new A/C, newer kitchen cabinets, counters, appliances also new insulation in the kitchen. The bathroom's 33" high vanity, mirror and lighting were also recently updated. Hurricane Proof windows in bedroom and kitchen. .. also double pane windows in the den. The sellers recently replaced the raised paned doors throughout. This condo has just been re-painted and with very tasteful colors. The plumbing and sewer was replaced in 2011 and new roof in 2010. Other new/ newer updates include 2 new ceiling fans, electric receptacles, smoke alarm, light fixtures, extra insulation, vinyl blinds on most windows. Lots of things to do at the rec-center including use of the recently updated community pool that is heated. Condo fee includes water/sewer/trash/cable/WiFi/building insurance, etc.

10. 2014-04-22
    soldstatus $51,000
11. 2008-03-17
    soldstatus $46,000
12. 2006-01-27
    listed $49,900
13. 2005-11-23
    listed $129,900
14. 2001-12-03
    soldstatus $39,500
15. 1997-12-16
    soldstatus $15,300
16. 1997-12-16
    soldstatus $25,000

ⓘ 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: $618 · $52/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$585/yr (+$49/mo · 94.6%)

ⓘ 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: $22,431
• − Mortgage interest: −$8,122
• − Property taxes: −$618
• − Insurance: −$725
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − HOA: −$5,664
• − Depreciation: −$4,218
• Taxable loss: −$506
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $1,709/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
• 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

-92.8% since first listed

14 events — show timeline

• 2026-04-15 Listed for Rent $1,100 STELLARMLS
• 2026-04-10 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-04 Sold (Public Records) $59,900 Public Records
• 2015-08-03 Sold (MLS) $59,500 Stellar MLS as Distributed by MLS Grid
• 2015-06-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-06-08 Listed $59,500 Stellar MLS as Distributed by MLS Grid
• 2014-04-22 Sold (Public Records) $51,000 Public Records
• 2008-03-17 Sold (MLS) $46,000 Stellar MLS as Distributed by MLS Grid
• 2006-01-27 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2005-11-23 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2001-12-03 Sold (Public Records) $39,500 Public Records
• 1997-12-16 Sold (Public Records) $25,000 Public Records
• 1997-12-16 Sold (Public Records) $15,300 Public Records

Property tax history

+5.4%/yr

Latest (2025): $618 · +6.2% YoY. Source: county tax records.