5711 Gardens Dr · Desoto Lakes, FL 34243

$160,000

1 bd · 1.0 ba · 792 sqft · Condo public records · 14 Days on market

Built 1985

---

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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large corner unit, new paint, new carpet, cathedral ceilings, pass-through breakfast bar, new water heater and newer appliances. Turnkey Furnished with hide-a-bed. Good storage and well run condo as sociation. Assigned parking and plentiful guest parking.

Key facts

• Built 1985
• Listed 14 days

Tags

• HIGH EFFICIENCY A C SYSTEM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.0% vs local median 4.4% in Desoto Lakes — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#189 in FL, #3,003 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A-; Watch: schools C-, amenities F.
• Manatee (suburban): math 54% / reading 50% proficiency, ranked #26 of 73 in FL (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-4.1%/yr); 386 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 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 $5k of value loss. Plan a longer hold.
• Manatee County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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

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

Recommended offer $160,000

Questions for the listing agent

1. 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?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 7.2

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-8,327
• Equity at exit: $23,857

10-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $1,563
• Equity at exit: $13,834

Cash invested: $44,800 (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 34243

• Home prices YoY: -23.0%
• Rents YoY: -4.1%
• Active inventory: 386
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$839
• Tax from tax record: −$188 /mo · $2,258/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $361

Break-even live

Break-even rent $1,385

Max offer price $160,000

Occupancy floor 75%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5735 Gardens Dr Unit 5735 Sarasota, FL	2.0	1.0	1068	$2,000	$1.87	23d	1	0.03mi
5662 Gardens Dr #104 Sarasota, FL	2.0	2.0	1068	$1,950	$1.83	23d	1	0.11mi
8445 Gardens Cir Sarasota, FL	1.0–3.0	1.0–2.0	973	$1,532	$1.57	2d	29	0.21mi
6104 Turnbury Park Dr Sarasota, FL	1.0–3.0	1.0–2.0	1065	$1,584	$1.49	1d	29	0.29mi
7886 Eagle Creek Dr Unit 7886 Sarasota, FL	2.0	2.0	983	$3,300	$3.36	23d	1	0.72mi
7794 Eagle Creek Dr #7794 Sarasota, FL	2.0	2.0	983	$1,800	$1.83	21d	1	0.77mi
7752 Eagle Creek Dr Unit 7752 Sarasota, FL	2.0	2.0	983	$1,650	$1.68	16d	1	0.82mi
8121 45th Ct E Sarasota, FL	2.0	2.0	1000	$1,695	$1.70	2d	1	1.03mi
7887 Lockwood Ridge Rd Sarasota, FL	1.0–2.0	1.0–2.0	916	$1,499	$1.64	2d	16	1.15mi
7885 N Lockwood Ridge Rd Unit 315 Sarasota, FL	1.0	1.0	656	$1,649	$2.51	23d	1	1.20mi
7885 N Lockwood Ridge Rd Sarasota, FL	2.0	1.0	1025	$1,749	$1.71	23d	1	1.20mi
7351 W Country Club Dr N #202 Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	23d	1	1.31mi
7234 Eleanor Cir #203 Sarasota, FL	2.0	2.0	1064	$2,150	$2.02	16d	1	1.44mi
7251 W Country Club Dr N #226 Sarasota, FL	2.0	2.0	1118	$2,000	$1.79	23d	1	1.45mi
7231 W Country Club Dr N #232 Sarasota, FL	2.0	2.0	909	$2,000	$2.20	23d	1	1.47mi
7211 W Country Club Dr N #133 Sarasota, FL	2.0	2.0	909	$1,500	$1.65	11d	1	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $160,000 Active 14 DOM
2. 2026-06-17
   days on market $160,000 Active 13 DOM
3. 2026-06-16
   days on market $160,000 Active 12 DOM
4. 2026-06-15
   days on market $160,000 Active 11 DOM
5. 2026-06-13
   days on market $160,000 Active 9 DOM
6. 2026-06-13
   days on market $160,000 Active 8 DOM
7. 2026-06-10
   days on market $160,000 Active 6 DOM
8. 2026-06-09
   days on market $160,000 Active 5 DOM
9. 2026-06-08
   days on market $160,000 Active 4 DOM
10. 2026-06-08
    remarks 160-char remark
11. 2026-06-08
    listed $160,000 Active 3 DOM

ⓘ 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: $2,258 · $188/mo
• Projected year-2 tax: $2,258 · $188/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 · 30 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: $22,095
• − Mortgage interest: −$8,962
• − Property taxes: −$2,258
• − Insurance: −$800
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$4,655
• Taxable income: $1,885
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,876/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: Manatee
• NCES district ID: 1201230
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $49,607
• Composite: 44.43/100
• National rank: #2806
• State rank: #26 of 73 in FL

Livability — Desoto Lakes

• Score: 77/100
• State rank: #189
• US rank: #3003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Manatee County · 416,364 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 32,773
• Household income: $81,219
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1138.0

Population outlook (Manatee County) Hauer SSP2

• Today (2025): 447,342 people
• By 2030: 488,911 · +9.3%
• By 2040: 567,934 · +27.0%
• By 2050: 637,995 · +42.6%
• By 2075: 781,970 · +74.8%
• By 2100: 848,272 · +89.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 11% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 16% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 8% Russian/Polish/Slavic 3% Other Indo-European 3%

Political lean MEDSL · Manatee

• 2024 margin: Strong R (+23.5) · D 37.9% · R 61.4%
• 2008→2024 swing: -16.5pp toward R · 2008: -7.0pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+16.1 2016: R+17.1 2012: R+12.5 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.67%
• Current HPI: 280.5372
• Rent YoY: ▼ -4.14%
• 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

+220.0% since first listed

8 events — show timeline

• 2026-06-04 Listed $160,000 ForSaleByOwner.com
• 2006-05-05 Sold (Public Records) $169,900 Public Records
• 2006-05-02 Sold (MLS) $169,900 Stellar MLS as Distributed by MLS Grid
• 2006-04-03 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2005-03-10 Sold (Public Records) $132,000 Public Records
• 1998-12-23 Sold (Public Records) $54,000 Public Records
• 1994-07-14 Sold (Public Records) $49,000 Public Records
• 1990-12-31 Sold (Public Records) $50,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,258 · -4.4% YoY. Source: county tax records.