2695 S East Ave · Sarasota, FL 34239

$499,999

4 bd · 2.0 ba · 1,912 sqft · MultiFamily public records · 16 Days on market

Built 1957

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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 +14.8/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

4/2 in Southside district close to all, 10 min to beaches, poss. duplex w poss. making into 1 family home of 4BR/2Ba, #tokenize if you want #btc. corner lot in quiet neighborhood of multi million dollar houses. Never flooded. almost garage and expanded driveway. can be furnished , washer, 2 sheds, lots of storage, fenced, You can move right in with just a suitcase. Lots of remodel done to this craftsman house: bath, driveway and patio expand, half new windows, newer cherry wood kitchen, painted inside and out, part tile, 4 ceilings, electric, ,A/C 2019, restuccoed, fence, insulation, power bills only $70/mo, landscaping. dishwasher, carport almost like garage (I have doors to install), alu

Key facts

• Lots of storage
• Never flooded
• Fenced

Tags

• CORNER LOT
• NEVER FLOODED
• EXPANDED DRIVEWAY
• LOTS OF STORAGE
• FENCED
• NEWER CHERRY WOOD KITCHEN

Property features AI

Exterior

• Home design: Built in 1957
• Construction: Living area approximately 2,100
• Exterior features: Located in the Arlington Park subdivision

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive. Per door: $68/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $448k (10.3% below list).
• Recommended offer: $448k (10.3% 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.
• Zoned schools: Southside Elementary School (math 79% / reading 81%, grade A+, #110 of 2,144 statewide, top 5%, 687 students, 26% FRL); Brookside Middle School (math 62% / reading 55%, grade B, #148 of 571 statewide, top 26%, 745 students, 66% FRL); Sarasota High School (math 53% / reading 59%, grade C, #131 of 667 statewide, top 20%, 2,528 students, 43% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 292 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $4,484/mo this rent would consume 66% of the median local household income ($81k/yr) (locally 444% 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 $3k of loan paydown is wiped out by about $15k 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 16 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 15y 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 $120k; list at $500k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $448,400 (10.3% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-73,986
• Equity at exit: $74,551

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-60,018
• Equity at exit: $43,231

Cash invested: $140,000 (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 34239

• Rents YoY: 2.6%
• Active inventory: 292
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $4,484 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$575 /mo · $6,903/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$942
• Net cashflow: $137

Break-even live

Break-even rent $4,311

Max offer price $499,999

Occupancy floor 92%

Sensitivity live

Price	-10% $420	-5% $278	+0% $137	+5% $-5	+10% $-146
Rent	-10% $-218	-5% $-40	+0% $137	+5% $314	+10% $491
Rate	-1.0pp $389	-0.5pp $264	base $137	+0.5pp $7	+1.0pp $-125

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,484
Total (2 units)			$4,484

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-21
   days on market $499,999 Active 16 DOM
2. 2026-06-18
   days on market $499,999 Active 13 DOM
3. 2026-06-17
   days on market $499,999 Active 12 DOM
4. 2026-06-15
   days on market $499,999 Active 10 DOM
5. 2026-06-13
   days on market $499,999 Active 8 DOM
6. 2026-06-13
   days on market $499,999 Active 7 DOM
7. 2026-06-10
   days on market $499,999 Active 5 DOM
8. 2026-06-09
   days on market $499,999 Active 4 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    pricedays on marketlisting id $499,999 Active 2 DOM
11. 2026-05-08
    price $489,999 205-char remark
12. 2026-03-16
    listed $499,999 Active 205-char remark
13. 2026-03-14
    historical
14. 2026-03-01
    price $495,000
15. 2025-12-28
    price $499,999
16. 2025-10-22
    listed $524,900 Active
17. 2025-08-13
    price $499,999
18. 2025-07-06
    price $524,999
19. 2025-02-08
    price $540,900
20. 2024-12-30
    price $545,900
21. 2024-12-12
    listed $549,990 Active
22. 2024-12-11
    historical
23. 2024-11-01
    listed $549,900 Active
24. 2024-10-13
    historical
25. 2024-09-25
    status Active
26. 2024-09-24
    status Pending
27. 2024-09-16
    price $547,000
28. 2024-08-28
    price $549,000
29. 2024-08-13
    price $599,999
30. 2024-08-13
    listed $699,999 Active
31. 2024-05-21
    historical
32. 2023-12-29
    price $599,999
33. 2023-11-21
    listed $649,999 Active
34. 2023-11-20
    historical
35. 2023-10-11
    listed $699,990 Active
36. 2023-02-28
    historical
37. 2022-08-26
    price $565,990
38. 2022-07-01
    price $579,990
39. 2022-02-28
    listed $599,990 Active
40. 2022-02-10
    listed $649,000 Active
41. 2011-09-09
    soldstatus $120,000
42. 2011-09-08
    soldstatus $120,000
43. 2011-08-04
    listed $132,000
44. 1993-12-06
    soldstatus $84,000

ⓘ 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: $6,903 · $575/mo
• Projected year-2 tax: $6,903 · $575/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $53,808
• − Mortgage interest: −$28,008
• − Property taxes: −$6,903
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,305
• − Management: −$4,305
• − Depreciation: −$14,545
• Taxable loss: −$6,758
• Est. tax savings @ 24.0%: +$1,622
• After-tax cash flow: $3,262/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): 14,635
• Household income: $80,923
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 444.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 12% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, Jamaica, Dominican Republic
• Languages at home: 85% English-only · Spanish 11% German/W. Germanic 1% Other Indo-European 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: ▼ -623.50%
• Current HPI: 377.4184
• Rent YoY: ▲ 2.62%
• 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

+495.2% since first listed

35 events — show timeline

• 2026-06-05 Listed $499,999 FSBO.com
• 2026-05-08 Price Changed $489,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Listed $499,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Price Changed $495,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-28 Price Changed $499,999 Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Listed $524,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-13 Price Changed $499,999 Stellar MLS as Distributed by MLS Grid
• 2025-07-06 Price Changed $524,999 Stellar MLS as Distributed by MLS Grid
• 2025-02-08 Price Changed $540,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-30 Price Changed $545,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-12 Listed $549,990 Stellar MLS as Distributed by MLS Grid
• 2024-12-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-01 Listed $549,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-16 Price Changed $547,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-28 Price Changed $549,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-13 Price Changed $599,999 Stellar MLS as Distributed by MLS Grid
• 2024-08-13 Listed $699,999 Stellar MLS as Distributed by MLS Grid
• 2024-05-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-12-29 Price Changed $599,999 Stellar MLS as Distributed by MLS Grid
• 2023-11-21 Listed $649,999 Stellar MLS as Distributed by MLS Grid
• 2023-11-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-11 Listed $699,990 Stellar MLS as Distributed by MLS Grid
• 2023-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-08-26 Price Changed $565,990 Stellar MLS as Distributed by MLS Grid
• 2022-07-01 Price Changed $579,990 Stellar MLS as Distributed by MLS Grid
• 2022-02-28 Listed $599,990 Stellar MLS as Distributed by MLS Grid
• 2022-02-10 Listed $649,000 Stellar MLS as Distributed by MLS Grid
• 2011-09-09 Sold (Public Records) $120,000 Public Records
• 2011-09-08 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2011-08-04 Listed $132,000 Stellar MLS as Distributed by MLS Grid
• 1993-12-06 Sold (Public Records) $84,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $6,903 · -0.5% YoY. Source: county tax records.