965 Whitman Dr · Whitfield, FL 34243

$99,900

3 bd · 2.5 ba · 1,356 sqft · Condo public records · 111 Days on market

Built 1973 $476/mo HOA · 22% of rent

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Brand New Kitchen With 2 Year Old Dishwasher (like new), Newer Stove and Refrigerator. Brand New Washer and Dryer. Carpet, Paint, Kitchen and Dining Room and Lanai Tile are 2 Years Old. New A/C Inside and Out 2 Years Old. The Condo Development is currently repainting all of the units and fences. Community Pool, Tennis, Playground and Basketball. EXTRA LARGE UNIT! Sold AS-IS w/ right to inspect

Key facts

• Community pool
• Community clubhouse
• Open layout

Tags

• OPEN LAYOUT
• WALK-IN PANTRY
• SCREENED PORCH
• PRIVATE FENCED YARD
• COMMUNITY CLUBHOUSE
• COMMUNITY POOL

Property features AI

Finance

• Financial info: Total monthly association fees reported as $476; Total annual fees reported as $5,712; Lease restrictions apply
• HOA & community: Shadybrook Village HOA with monthly fee of $476; HOA fee includes pool, maintenance (structure and grounds), trash, management, recreational facilities, escrow reserves fund; Community amenities: clubhouse, pool, playground, basketball court, tennis courts; Buyer/association approval required; Breed restrictions for pets

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Townhouse; Two stories; South-facing; Slab foundation
• Construction: Stucco and frame construction; Shingle roof
• Exterior features: Rear porch with screened area; Wood fencing

Interior

• Kitchen: Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Solid-surface counters; Walk-in closets; Sliding doors
• Laundry & utility: Inside laundry; Inside utility / bonus room space

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $46 ($554/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 2.6% in Whitfield — 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 78/100 on livability (#160 in FL, #2,416 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute 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.
• Zoned schools: Florine J Abel Elementary School (math 57% / reading 37%, grade D-, #1,191 of 2,144 statewide, top 57%, 488 students, 74% FRL); Southeast High School (math 25% / reading 34%, grade F, #447 of 667 statewide, top 68%, 1,716 students, 66% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 52% district-wide (-14 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-4.1%/yr); 386 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 32% 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 $691 of loan paydown is wiped out by about $3k 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

• It's been on market 111 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 2.17% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.28%
• DSCR: 1.90
• GRM: 3.8

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: -20.8%
• Equity multiple: 0.32×
• Total profit: $-18,968
• Equity at exit: $14,895

10-year hold

• IRR: -61.7%
• Equity multiple: -0.24×
• Total profit: $-34,707
• Equity at exit: $8,638

Cash invested: $27,972 (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: 3.8×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$524
• Tax from tax record: −$198 /mo · $2,371/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$476
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $46

Break-even live

Break-even rent $2,108

Max offer price $99,900

Occupancy floor 93%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
973 Whitman Dr Sarasota, FL	3.0	2.5	1408	$1,990	$1.41	23d	1	0.14mi
6720 15th St E Sarasota, FL	1.0–3.0	1.0–2.0	979	$2,149	$2.19	2d	10	0.31mi
833 Wee Burn St Sarasota, FL	3.0	2.0	1817	$2,941	$1.62	3d	1	0.36mi
7036 13th St E Sarasota, FL	3.0	2.0	1410	$7,000	$4.96	23d	1	0.41mi
708 65th Ave E Bradenton, FL	3.0	3.0	1800	$2,195	$1.22	15d	1	0.47mi
6509 Magellan Ct Sarasota, FL	2.0	2.0	1050	$1,450	$1.38	14d	1	0.54mi
6205 12th Street Ct E Bradenton, FL	3.0	2.0	1018	$1,895	$1.86	23d	1	0.84mi
1207 62nd Ave E Bradenton, FL	3.0	2.0	1018	$1,995	$1.96	23d	1	0.86mi
1022 61st Avenue Dr E Bradenton, FL	3.0	1.0	970	$1,450	$1.49	15d	1	0.90mi
613 61st Avenue Ter E Unit 613 Bradenton, FL	3.0	2.0	1194	$2,195	$1.84	15d	1	0.91mi
511 65th Avenue Dr W Bradenton, FL	4.0	2.0	1434	$2,695	$1.88	3d	1	0.95mi
804 67th Avenue Ter W Bradenton, FL	3.0	2.0	1176	$1,950	$1.66	10d	1	1.02mi
3 Date Ave Bradenton, FL	2.0	2.0	1000	$1,495	$1.50	23d	1	1.05mi
308 Lantana Ave Sarasota, FL	2.0	2.0	1156	$2,000	$1.73	19d	1	1.12mi
906 66th Ave W Unit 906 Bradenton, FL	3.0	1.0	1200	$1,900	$1.58	15d	1	1.12mi
304 Lantana Ave Sarasota, FL	2.0	2.0	1156	$2,000	$1.73	19d	1	1.13mi
7409 Manatee St Sarasota, FL	2.0	1.0	1590	$1,900	$1.19	15d	1	1.14mi
1109 59th Avenue Cir E Unit 1109 Bradenton, FL	3.0	2.0	945	$1,795	$1.90	23d	1	1.15mi
7310 Manatee St Sarasota, FL	2.0	1.5	1100	$2,150	$1.95	23d	1	1.16mi
512 60th Avenue Ter W Unit 512 Bradenton, FL	3.0	1.5	972	$1,900	$1.95	10d	1	1.27mi
5828 3rd St E Bradenton, FL	3.0	2.0	1036	$1,995	$1.93	23d	1	1.36mi
7429 Broughton St Sarasota, FL	2.0	2.0	1794	$2,700	$1.51	23d	1	1.38mi
1011 57th Avenue Ter E Bradenton, FL	3.0	3.0	1872	$2,195	$1.17	11d	1	1.40mi
408 57th Avenue Dr E Unit A Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	10d	1	1.45mi
408 57th Avenue Dr E Apt E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	11d	1	1.45mi
312 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	2d	1	1.47mi
308 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	3d	1	1.47mi
716 56th Avenue Dr E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	3d	1	1.49mi
409 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	10d	1	1.49mi
7608 Westmoreland Dr Sarasota, FL	3.0	2.0	1646	$4,700	$2.86	23d	1	1.50mi

HOA detail condo

• Monthly dues: $476 · $5,712/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $99,900 Active 111 DOM
2. 2026-06-17
   days on market $99,900 Active 110 DOM
3. 2026-06-16
   days on market $99,900 Active 109 DOM
4. 2026-06-15
   days on market $99,900 Active 108 DOM
5. 2026-06-13
   days on market $99,900 Active 106 DOM
6. 2026-06-13
   days on market $99,900 Active 105 DOM
7. 2026-06-10
   days on market $99,900 Active 103 DOM
8. 2026-06-09
   days on market $99,900 Active 102 DOM
9. 2026-06-08
   days on market $99,900 Active 101 DOM
10. 2026-06-08
    days on market $99,900 Active 100 DOM
11. 2026-06-03
    days on market $99,900 Active 96 DOM
12. 2026-06-02
    days on market $99,900 Active 95 DOM
13. 2026-06-01
    pricedays on market $99,900 Active 94 DOM
14. 2026-05-31
    days on market $114,900 Active 93 DOM
15. 2026-04-13
    price $114,900
16. 2026-02-27
    listed $124,900 Active
17. 2025-08-23
    historical
18. 2025-03-15
    listed $209,900 Active
19. 2007-04-18
    soldstatus $142,000 396-char remark

    Show marketing remark (396 chars)

    Brand New Kitchen With 2 Year Old Dishwasher (like new), Newer Stove and Refrigerator. Brand New Washer and Dryer. Carpet, Paint, Kitchen and Dining Room and Lanai Tile are 2 Years Old. New A/C Inside and Out 2 Years Old. The Condo Development is currently repainting all of the units and fences. Community Pool, Tennis, Playground and Basketball. EXTRA LARGE UNIT! Sold AS-IS w/ right to inspect

20. 2007-04-18
    soldstatus $142,000

    Show marketing remark (396 chars)

    Brand New Kitchen With 2 Year Old Dishwasher (like new), Newer Stove and Refrigerator. Brand New Washer and Dryer. Carpet, Paint, Kitchen and Dining Room and Lanai Tile are 2 Years Old. New A/C Inside and Out 2 Years Old. The Condo Development is currently repainting all of the units and fences. Community Pool, Tennis, Playground and Basketball. EXTRA LARGE UNIT! Sold AS-IS w/ right to inspect

21. 2006-07-31
    listed $148,900 396-char remark

    Show marketing remark (396 chars)

    Brand New Kitchen With 2 Year Old Dishwasher (like new), Newer Stove and Refrigerator. Brand New Washer and Dryer. Carpet, Paint, Kitchen and Dining Room and Lanai Tile are 2 Years Old. New A/C Inside and Out 2 Years Old. The Condo Development is currently repainting all of the units and fences. Community Pool, Tennis, Playground and Basketball. EXTRA LARGE UNIT! Sold AS-IS w/ right to inspect

22. 2004-09-13
    soldstatus $84,000
23. 1997-06-05
    soldstatus $33,900
24. 1997-06-05
    soldstatus $50,000
25. 1979-04-01
    soldstatus $46,500

ⓘ 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: $2,371 · $198/mo
• Projected year-2 tax: $2,371 · $198/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 4/10 Moderate FEMA zone AE · 13% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,002
• − Mortgage interest: −$5,596
• − Property taxes: −$2,371
• − Insurance: −$5,618
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − HOA: −$5,712
• − Depreciation: −$2,906
• Taxable loss: −$362
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $640/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 — Whitfield

• Score: 78/100
• State rank: #160
• US rank: #2416

Category grades

Amenities F Commute F Cost of living B- Crime A+ Employment A+ 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

+147.1% since first listed

11 events — show timeline

• 2026-04-13 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-15 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2007-04-18 Sold (Public Records) $142,000 Public Records
• 2007-04-18 Sold (MLS) $142,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-31 Listed $148,900 Stellar MLS as Distributed by MLS Grid
• 2004-09-13 Sold (Public Records) $84,000 Public Records
• 1997-06-05 Sold (Public Records) $50,000 Public Records
• 1997-06-05 Sold (Public Records) $33,900 Public Records
• 1979-04-01 Sold (Public Records) $46,500 Public Records

Property tax history

+24.4%/yr

Latest (2025): $2,371 · -12.1% YoY. Source: county tax records.