1325 Glen Oaks Dr E #133 · Sarasota, FL 34232

$178,000

2 bd · 2.0 ba · 1,372 sqft · Townhouse public records · 238 Days on market

Built 1974 $686/mo HOA · 31% 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 +12.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THE BEST DEAL IN GLEN OAKS JUST GOT BETTER. Exceptional 2BR/2BA Villa in Glen Oaks Ridge Village (55+ Community) Don’t miss this beautifully maintained 2-bedroom, 2-bath villa located in the sought-after active adult community of Glen Oaks Ridge Village. This spacious home features a primary suite with an ensuite bath & walk-in closet, a formal living and dining room, and a large bonus room perfect for an office, den, or family space. Enjoy the enclosed lanai for relaxing year-round. Outside, you’ll find a covered carport with a long driveway—ample space for up to three vehicles—and an attached laundry room with plenty of extra storage. Main rooms feature Shaw oak style laminate flooring. Also, a pre-listing inspection was done & a few minor items found that are being addressed. This is a purchase you can make with peace of mind and then enjoy all the amenities of this active & well located +55 community. Community amenities include a clubhouse with a heated pool, kitchen, game room, and social activities, offering endless opportunities for connection and recreation. The neighborhood is golf-cart friendly and sits just across from the Bobby Jones Golf Course, minutes from downtown Sarasota, shopping, dining, and beaches. Property has been pre-inspected for buyers peace of mind. Updates include impact windows & Shaw oak laminate floors.

Key facts

• Covered carport
• Primary suite
• Ensuite bath

Tags

• PRIMARY SUITE
• ENSUITE BATH
• ENCLOSED LANAI
• COVERED CARPORT
• ATTACHED LAUNDRY ROOM
• HEATED POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $178k.

Deal economics

• At list price, monthly cash flow is $-44 ($-526/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (4.3% below list).
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $157k (12.0% below list) — sets the bar for market timing.

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: Tuttle Elementary School (math 39% / reading 36%, grade F, #1,596 of 2,144 statewide, top 75%, 665 students, 84% FRL); Booker Middle School (math 45% / reading 41%, grade D-, #331 of 571 statewide, top 59%, 950 students, 76% FRL); Booker High School (math 26% / reading 43%, grade F, #386 of 667 statewide, top 59%, 1,309 students, 68% FRL) — zoned schools average 76% FRL vs 42% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 63% district-wide (-25 pts) — the specific schools serving this property underperform the Sarasota average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.5%/yr); 267 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 33% of the median local income ($81k/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 $1k of loan paydown is wiped out by about $5k 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 238 days — a 12% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $61k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $178k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,640 (12.0% 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 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.23% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 6.8

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: -22.9%
• Equity multiple: 0.24×
• Total profit: $-37,700
• Equity at exit: $26,540

10-year hold

• IRR: -36.3%
• Equity multiple: -0.20×
• Total profit: $-59,791
• Equity at exit: $15,390

Cash invested: $49,840 (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 34232

• Rents YoY: -3.5%
• Active inventory: 267
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$74
• HOA: −$686
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-44

Break-even live

Break-even rent $2,252

Max offer price $170,259

Occupancy floor 97%

Sensitivity live

Price	-10% $57	-5% $7	+0% $-44	+5% $-94	+10% $-145
Rent	-10% $-217	-5% $-131	+0% $-44	+5% $43	+10% $130
Rate	-1.0pp $46	-0.5pp $1	base $-44	+0.5pp $-90	+1.0pp $-137

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $686 · $8,232/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-21
   days on market $178,000 Active 238 DOM
2. 2026-06-19
   price $178,000 Active 235 DOM
3. 2026-06-18
   days on market $184,000 Active 235 DOM
4. 2026-06-17
   days on market $184,000 Active 234 DOM
5. 2026-06-16
   days on market $184,000 Active 233 DOM
6. 2026-06-15
   days on market $184,000 Active 232 DOM
7. 2026-06-13
   days on market $184,000 Active 230 DOM
8. 2026-06-13
   days on market $184,000 Active 229 DOM
9. 2026-06-10
   days on market $184,000 Active 227 DOM
10. 2026-06-09
    days on market $184,000 Active 226 DOM
11. 2026-06-08
    days on market $184,000 Active 224 DOM
12. 2026-06-05
    days on market $184,000 Active 221 DOM
13. 2026-06-03
    days on market $184,000 Active 220 DOM
14. 2026-06-02
    days on market $184,000 Active 219 DOM
15. 2026-06-01
    days on market $184,000 Active 218 DOM
16. 2026-05-31
    days on market $184,000 Active 217 DOM
17. 2026-05-05
    price $184,000 1406-char remark

    Show marketing remark (1406 chars)

    THE BEST DEAL IN GLEN OAKS JUST GOT BETTER. Exceptional 2BR/2BA Villa in Glen Oaks Ridge Village (55+ Community) Don’t miss this beautifully maintained 2-bedroom, 2-bath villa located in the sought-after active adult community of Glen Oaks Ridge Village. This spacious home features a primary suite with an ensuite bath & walk-in closet, a formal living and dining room, and a large bonus room perfect for an office, den, or family space. Enjoy the enclosed lanai for relaxing year-round. Outside, you’ll find a covered carport with a long driveway—ample space for up to three vehicles—and an attached laundry room with plenty of extra storage. Main rooms feature Shaw oak style laminate flooring. Also, a pre-listing inspection was done & a few minor items found that are being addressed. This is a purchase you can make with peace of mind and then enjoy all the amenities of this active & well located +55 community. Community amenities include a clubhouse with a heated pool, kitchen, game room, and social activities, offering endless opportunities for connection and recreation. The neighborhood is golf-cart friendly and sits just across from the Bobby Jones Golf Course, minutes from downtown Sarasota, shopping, dining, and beaches. Property has been pre-inspected for buyers peace of mind. Updates include impact windows & Shaw oak laminate floors.

18. 2026-03-20
    price $204,000 1406-char remark

    Show marketing remark (1406 chars)

    THE BEST DEAL IN GLEN OAKS JUST GOT BETTER. Exceptional 2BR/2BA Villa in Glen Oaks Ridge Village (55+ Community) Don’t miss this beautifully maintained 2-bedroom, 2-bath villa located in the sought-after active adult community of Glen Oaks Ridge Village. This spacious home features a primary suite with an ensuite bath & walk-in closet, a formal living and dining room, and a large bonus room perfect for an office, den, or family space. Enjoy the enclosed lanai for relaxing year-round. Outside, you’ll find a covered carport with a long driveway—ample space for up to three vehicles—and an attached laundry room with plenty of extra storage. Main rooms feature Shaw oak style laminate flooring. Also, a pre-listing inspection was done & a few minor items found that are being addressed. This is a purchase you can make with peace of mind and then enjoy all the amenities of this active & well located +55 community. Community amenities include a clubhouse with a heated pool, kitchen, game room, and social activities, offering endless opportunities for connection and recreation. The neighborhood is golf-cart friendly and sits just across from the Bobby Jones Golf Course, minutes from downtown Sarasota, shopping, dining, and beaches. Property has been pre-inspected for buyers peace of mind. Updates include impact windows & Shaw oak laminate floors.

19. 2026-02-24
    price $218,000 1406-char remark

    Show marketing remark (1406 chars)

    THE BEST DEAL IN GLEN OAKS JUST GOT BETTER. Exceptional 2BR/2BA Villa in Glen Oaks Ridge Village (55+ Community) Don’t miss this beautifully maintained 2-bedroom, 2-bath villa located in the sought-after active adult community of Glen Oaks Ridge Village. This spacious home features a primary suite with an ensuite bath & walk-in closet, a formal living and dining room, and a large bonus room perfect for an office, den, or family space. Enjoy the enclosed lanai for relaxing year-round. Outside, you’ll find a covered carport with a long driveway—ample space for up to three vehicles—and an attached laundry room with plenty of extra storage. Main rooms feature Shaw oak style laminate flooring. Also, a pre-listing inspection was done & a few minor items found that are being addressed. This is a purchase you can make with peace of mind and then enjoy all the amenities of this active & well located +55 community. Community amenities include a clubhouse with a heated pool, kitchen, game room, and social activities, offering endless opportunities for connection and recreation. The neighborhood is golf-cart friendly and sits just across from the Bobby Jones Golf Course, minutes from downtown Sarasota, shopping, dining, and beaches. Property has been pre-inspected for buyers peace of mind. Updates include impact windows & Shaw oak laminate floors.

20. 2026-01-07
    price $229,000 1406-char remark

    Show marketing remark (1406 chars)

    THE BEST DEAL IN GLEN OAKS JUST GOT BETTER. Exceptional 2BR/2BA Villa in Glen Oaks Ridge Village (55+ Community) Don’t miss this beautifully maintained 2-bedroom, 2-bath villa located in the sought-after active adult community of Glen Oaks Ridge Village. This spacious home features a primary suite with an ensuite bath & walk-in closet, a formal living and dining room, and a large bonus room perfect for an office, den, or family space. Enjoy the enclosed lanai for relaxing year-round. Outside, you’ll find a covered carport with a long driveway—ample space for up to three vehicles—and an attached laundry room with plenty of extra storage. Main rooms feature Shaw oak style laminate flooring. Also, a pre-listing inspection was done & a few minor items found that are being addressed. This is a purchase you can make with peace of mind and then enjoy all the amenities of this active & well located +55 community. Community amenities include a clubhouse with a heated pool, kitchen, game room, and social activities, offering endless opportunities for connection and recreation. The neighborhood is golf-cart friendly and sits just across from the Bobby Jones Golf Course, minutes from downtown Sarasota, shopping, dining, and beaches. Property has been pre-inspected for buyers peace of mind. Updates include impact windows & Shaw oak laminate floors.

21. 2025-10-21
    listed $239,000 Active 1406-char remark

    Show marketing remark (1406 chars)

    THE BEST DEAL IN GLEN OAKS JUST GOT BETTER. Exceptional 2BR/2BA Villa in Glen Oaks Ridge Village (55+ Community) Don’t miss this beautifully maintained 2-bedroom, 2-bath villa located in the sought-after active adult community of Glen Oaks Ridge Village. This spacious home features a primary suite with an ensuite bath & walk-in closet, a formal living and dining room, and a large bonus room perfect for an office, den, or family space. Enjoy the enclosed lanai for relaxing year-round. Outside, you’ll find a covered carport with a long driveway—ample space for up to three vehicles—and an attached laundry room with plenty of extra storage. Main rooms feature Shaw oak style laminate flooring. Also, a pre-listing inspection was done & a few minor items found that are being addressed. This is a purchase you can make with peace of mind and then enjoy all the amenities of this active & well located +55 community. Community amenities include a clubhouse with a heated pool, kitchen, game room, and social activities, offering endless opportunities for connection and recreation. The neighborhood is golf-cart friendly and sits just across from the Bobby Jones Golf Course, minutes from downtown Sarasota, shopping, dining, and beaches. Property has been pre-inspected for buyers peace of mind. Updates include impact windows & Shaw oak laminate floors.

22. 2010-06-25
    soldstatus $72,500
23. 2010-06-21
    soldstatus $72,500 624-char remark

    Show marketing remark (624 chars)

    Lots of room in this 2br/2ba villa w/ formal living & dining rooms plus family room or office. Enclosed lanai that can be opened w/ screens. Master bedroom has walk-in closet & second bedroom & bath down hall for privacy. Attached utility & storage roomwith washer & dryer & laundry tub, one car attached carport. Community has heated pool, recreation & fitness center. Fee includes cable, water & sewer. Den could easily be third bedroom. Newer roof, gutters & A/C. Estate Trust being sold as-is with right toinspect. Needs a little TLC but this is a great opportunity.

24. 2009-09-01
    listed $84,900 624-char remark

    Show marketing remark (624 chars)

    Lots of room in this 2br/2ba villa w/ formal living & dining rooms plus family room or office. Enclosed lanai that can be opened w/ screens. Master bedroom has walk-in closet & second bedroom & bath down hall for privacy. Attached utility & storage roomwith washer & dryer & laundry tub, one car attached carport. Community has heated pool, recreation & fitness center. Fee includes cable, water & sewer. Den could easily be third bedroom. Newer roof, gutters & A/C. Estate Trust being sold as-is with right toinspect. Needs a little TLC but this is a great opportunity.

25. 1976-07-01
    soldstatus $37,900

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,477 · $123/mo
• Expected delta: +$456/yr (+$38/mo · 44.6%)

ⓘ 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 · 31 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: $26,353
• − Mortgage interest: −$9,971
• − Property taxes: −$1,021
• − Insurance: −$890
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − HOA: −$8,232
• − Depreciation: −$5,178
• Taxable loss: −$3,156
• Est. tax savings @ 24.0%: +$757
• After-tax cash flow: $232/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): 34,013
• Household income: $80,795
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1676.0

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 8% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 10% German/W. Germanic 2% 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: ▼ -426.24%
• Current HPI: 337.9799
• Rent YoY: ▼ -3.45%
• 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

+385.5% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $184,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $204,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $218,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $229,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-21 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 2010-06-25 Sold (Public Records) $72,500 Public Records
• 2010-06-21 Sold (MLS) $72,500 Stellar MLS as Distributed by MLS Grid
• 2009-09-01 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 1976-07-01 Sold (Public Records) $37,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,021 · +8.0% YoY. Source: county tax records.