4566 Hidden View Pl #7 · Desoto Acres, FL 34235

$329,900

3 bd · 2.0 ba · 1,750 sqft · Condo public records · 67 Days on market

Built 1985 $189/sqft · 8% below area Est $357k · 8% under $650/mo HOA · 21% 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).

• ARV discount +10.9/15.0
• Cash flow +7.2/30.0
• Schools +5.4/10.0
• Rent growth +4.9/5.0
• 1% rule +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

$50K PRICE REDUCTION!! Welcome to one of the most special residences in the serene community of Beekman Lakes, conveniently located just minutes from both downtown Sarasota and the University corridor. Homes in this sought after maintenance-free community are hard to come by and this one should check all your boxes with impressive updates including the Big Ticket items. NEW ROOF 2024, NEW AC 2022, NEW SCREEN ENCLOSED LANAI 2022, NEW APPLIANCES 2023-2026. The oversized windows and vaulted ceilings create an airy and voluminous feeling not to be outdone by the gorgeous lake views to the South where endless species of birds take refuge. The house is anchored by a well appointed chefs kitchen with floating island offering abundant prep space and seating. A built in beverage fridge and separate dedicated dining room with built in buffet make this house very well suited for year round living and entertaining alike. All three bedrooms are very generously sized and the primary suite offers his and her closets and sinks as well as extra storage space in the master bathroom. A glass enclosed atrium off the dining room offers a unique opportunity for artistic expression or additional storage. Come see for yourself and fall in love with this very unique slice of paradise. Note the HOA fee covers internet, landscaping, irrigation, exterior paint, property insurance, pest control and common amenities including the heated pool and spa.

Key facts

• Lake views
• New appliances
• New ac

Tags

• NEW ROOF
• NEW AC
• NEW SCREEN ENCLOSED LANAI
• NEW APPLIANCES
• LAKE VIEWS
• CHEFS KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $330k.

Deal economics

• At list price, monthly cash flow is $-458 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (8.3% below list).
• Recommended offer: $249k (24.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Gocio Elementary School (math 46% / reading 44%, grade D-, #1,271 of 2,144 statewide, top 60%, 644 students, 86% 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 77% FRL vs 42% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 41% at this address vs 63% district-wide (-22 pts) — the specific schools serving this property underperform the Sarasota average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+9.7%/yr); 228 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $3,025/mo this rent would consume 46% of the median local household income ($79k/yr) (locally 512% 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 $2k of loan paydown is wiped out by about $10k 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 67 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $70k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% 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 $249,001 (24.5% 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 67 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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: 0.92% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.95%
• DSCR: 0.74
• GRM: 9.1

CMA / ARV

• ARV (median comp): $356,976
• List price: $329,900
• Delta: -7.58%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.28×
• Total profit: $-66,242
• Equity at exit: $49,189

10-year hold

• IRR: -2.6%
• Equity multiple: 0.77×
• Total profit: $-20,868
• Equity at exit: $28,524

Cash invested: $92,372 (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: 228
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,025 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$330 /mo · $3,966/yr
• Insurance: −$137
• HOA: −$650
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $-458

Break-even live

Break-even rent $3,605

Max offer price $249,001

Occupancy floor —

Sensitivity live

Price	-10% $-271	-5% $-365	+0% $-458	+5% $-551	+10% $-645
Rent	-10% $-697	-5% $-577	+0% $-458	+5% $-338	+10% $-219
Rate	-1.0pp $-292	-0.5pp $-374	base $-458	+0.5pp $-543	+1.0pp $-630

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8434 Cypress Lake Cir Sarasota, FL	3.0	2.0	1768	$3,500	$1.98	26d	1	1.08mi
8429 Cypress Lake Cir Sarasota, FL	4.0	2.0	1701	$3,600	$2.12	26d	1	1.09mi
8340 Brandeis Cir W Sarasota, FL	4.0	2.0	2179	$2,781	$1.28	0d	1	1.23mi
8316 Brandeis Cir W Sarasota, FL	3.0	2.0	1652	$2,450	$1.48	5d	1	1.26mi
8240 Cypress Lake Dr Sarasota, FL	4.0	3.0	1993	$4,750	$2.38	18d	1	1.27mi
5025 82nd Way E Sarasota, FL	3.0	2.0	1321	$2,250	$1.70	26d	1	1.31mi
8445 Gardens Cir Sarasota, FL	1.0–3.0	1.0–2.0	973	$2,172	$2.23	0d	31	1.38mi
3870 82nd Avenue Cir E #104 Sarasota, FL	3.0	2.5	1661	$2,100	$1.26	5d	1	1.44mi
3880 82nd Avenue Cir E #101 Sarasota, FL	3.0	2.5	1661	$3,250	$1.96	26d	1	1.45mi
2575 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1026	$2,779	$2.71	0d	24	1.45mi
3810 82nd Avenue Cir E #102 Sarasota, FL	3.0	2.5	1661	$3,200	$1.93	26d	1	1.50mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Likely covers: internetlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-22
   days on market $329,900 Active 67 DOM
2. 2026-06-21
   days on market $329,900 Active 66 DOM
3. 2026-06-18
   days on market $329,900 Active 63 DOM
4. 2026-06-17
   days on market $329,900 Active 62 DOM
5. 2026-06-16
   days on market $329,900 Active 61 DOM
6. 2026-06-15
   days on market $329,900 Active 60 DOM
7. 2026-06-13
   days on market $329,900 Active 58 DOM
8. 2026-06-13
   days on market $329,900 Active 57 DOM
9. 2026-06-10
   days on market $329,900 Active 55 DOM
10. 2026-06-09
    days on market $329,900 Active 54 DOM
11. 2026-06-08
    pricedays on market $329,900 Active 53 DOM
12. 2026-06-08
    days on market $349,900 Active 52 DOM
13. 2026-06-05
    days on market $349,900 Active 49 DOM
14. 2026-06-03
    days on market $349,900 Active 48 DOM
15. 2026-06-02
    days on market $349,900 Active 47 DOM
16. 2026-06-01
    days on market $349,900 Active 46 DOM
17. 2026-05-31
    days on market $349,900 Active 45 DOM
18. 2026-05-07
    price $349,900 1444-char remark

    Show marketing remark (1444 chars)

    $50K PRICE REDUCTION!! Welcome to one of the most special residences in the serene community of Beekman Lakes, conveniently located just minutes from both downtown Sarasota and the University corridor. Homes in this sought after maintenance-free community are hard to come by and this one should check all your boxes with impressive updates including the Big Ticket items. NEW ROOF 2024, NEW AC 2022, NEW SCREEN ENCLOSED LANAI 2022, NEW APPLIANCES 2023-2026. The oversized windows and vaulted ceilings create an airy and voluminous feeling not to be outdone by the gorgeous lake views to the South where endless species of birds take refuge. The house is anchored by a well appointed chefs kitchen with floating island offering abundant prep space and seating. A built in beverage fridge and separate dedicated dining room with built in buffet make this house very well suited for year round living and entertaining alike. All three bedrooms are very generously sized and the primary suite offers his and her closets and sinks as well as extra storage space in the master bathroom. A glass enclosed atrium off the dining room offers a unique opportunity for artistic expression or additional storage. Come see for yourself and fall in love with this very unique slice of paradise. Note the HOA fee covers internet, landscaping, irrigation, exterior paint, property insurance, pest control and common amenities including the heated pool and spa.

19. 2026-04-25
    price $379,000 1444-char remark

    Show marketing remark (1444 chars)

    $50K PRICE REDUCTION!! Welcome to one of the most special residences in the serene community of Beekman Lakes, conveniently located just minutes from both downtown Sarasota and the University corridor. Homes in this sought after maintenance-free community are hard to come by and this one should check all your boxes with impressive updates including the Big Ticket items. NEW ROOF 2024, NEW AC 2022, NEW SCREEN ENCLOSED LANAI 2022, NEW APPLIANCES 2023-2026. The oversized windows and vaulted ceilings create an airy and voluminous feeling not to be outdone by the gorgeous lake views to the South where endless species of birds take refuge. The house is anchored by a well appointed chefs kitchen with floating island offering abundant prep space and seating. A built in beverage fridge and separate dedicated dining room with built in buffet make this house very well suited for year round living and entertaining alike. All three bedrooms are very generously sized and the primary suite offers his and her closets and sinks as well as extra storage space in the master bathroom. A glass enclosed atrium off the dining room offers a unique opportunity for artistic expression or additional storage. Come see for yourself and fall in love with this very unique slice of paradise. Note the HOA fee covers internet, landscaping, irrigation, exterior paint, property insurance, pest control and common amenities including the heated pool and spa.

20. 2026-04-16
    listed $399,900 Active 1444-char remark

    Show marketing remark (1444 chars)

    $50K PRICE REDUCTION!! Welcome to one of the most special residences in the serene community of Beekman Lakes, conveniently located just minutes from both downtown Sarasota and the University corridor. Homes in this sought after maintenance-free community are hard to come by and this one should check all your boxes with impressive updates including the Big Ticket items. NEW ROOF 2024, NEW AC 2022, NEW SCREEN ENCLOSED LANAI 2022, NEW APPLIANCES 2023-2026. The oversized windows and vaulted ceilings create an airy and voluminous feeling not to be outdone by the gorgeous lake views to the South where endless species of birds take refuge. The house is anchored by a well appointed chefs kitchen with floating island offering abundant prep space and seating. A built in beverage fridge and separate dedicated dining room with built in buffet make this house very well suited for year round living and entertaining alike. All three bedrooms are very generously sized and the primary suite offers his and her closets and sinks as well as extra storage space in the master bathroom. A glass enclosed atrium off the dining room offers a unique opportunity for artistic expression or additional storage. Come see for yourself and fall in love with this very unique slice of paradise. Note the HOA fee covers internet, landscaping, irrigation, exterior paint, property insurance, pest control and common amenities including the heated pool and spa.

21. 2021-04-23
    soldstatus $300,000
22. 2021-04-21
    soldstatus $300,000 Closed 647-char remark

    Show marketing remark (647 chars)

    Absolutely beautifully updated unit with vaulted ceilings, bamboo flooring, wood burning fireplace and a huge screened porch overlooking a quaint pond. Fantastic open feeling, gorgeous custom kitchen complete with stainless appliances and a unique built in "island" eat in area which includes a built in wine refrigerator. You'd expect to see these types of finishes in a much more expensive home. The community pool is just a short stroll away and overlooks a gorgeous lake. Great location near downtown and UTC Mall, Nathan Benderson Park and a plethora of restaurants. Put this one on your must see list, you will not be disappointed!

23. 2021-03-23
    status Pending 647-char remark

    Show marketing remark (647 chars)

    Absolutely beautifully updated unit with vaulted ceilings, bamboo flooring, wood burning fireplace and a huge screened porch overlooking a quaint pond. Fantastic open feeling, gorgeous custom kitchen complete with stainless appliances and a unique built in "island" eat in area which includes a built in wine refrigerator. You'd expect to see these types of finishes in a much more expensive home. The community pool is just a short stroll away and overlooks a gorgeous lake. Great location near downtown and UTC Mall, Nathan Benderson Park and a plethora of restaurants. Put this one on your must see list, you will not be disappointed!

24. 2021-03-19
    status Pending 647-char remark

    Show marketing remark (647 chars)

    Absolutely beautifully updated unit with vaulted ceilings, bamboo flooring, wood burning fireplace and a huge screened porch overlooking a quaint pond. Fantastic open feeling, gorgeous custom kitchen complete with stainless appliances and a unique built in "island" eat in area which includes a built in wine refrigerator. You'd expect to see these types of finishes in a much more expensive home. The community pool is just a short stroll away and overlooks a gorgeous lake. Great location near downtown and UTC Mall, Nathan Benderson Park and a plethora of restaurants. Put this one on your must see list, you will not be disappointed!

25. 2021-03-18
    listed $299,000 Active 647-char remark

    Show marketing remark (647 chars)

    Absolutely beautifully updated unit with vaulted ceilings, bamboo flooring, wood burning fireplace and a huge screened porch overlooking a quaint pond. Fantastic open feeling, gorgeous custom kitchen complete with stainless appliances and a unique built in "island" eat in area which includes a built in wine refrigerator. You'd expect to see these types of finishes in a much more expensive home. The community pool is just a short stroll away and overlooks a gorgeous lake. Great location near downtown and UTC Mall, Nathan Benderson Park and a plethora of restaurants. Put this one on your must see list, you will not be disappointed!

26. 1999-02-25
    soldstatus $93,000
27. 1995-10-06
    soldstatus $67,000

ⓘ 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: $3,966 · $330/mo
• Projected year-2 tax: $3,966 · $330/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 · 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: $36,304
• − Mortgage interest: −$18,480
• − Property taxes: −$3,966
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,904
• − Management: −$2,904
• − HOA: −$7,800
• − Depreciation: −$9,597
• Taxable loss: −$10,996
• Est. tax savings @ 24.0%: +$2,639
• After-tax cash flow: $-2,856/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 — Desoto Acres

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

+422.2% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $349,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Price Changed $379,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $399,900 Stellar MLS as Distributed by MLS Grid
• 2021-04-23 Sold (Public Records) $300,000 Public Records
• 2021-04-21 Sold (MLS) $300,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-18 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 1999-02-25 Sold (Public Records) $93,000 Public Records
• 1995-10-06 Sold (Public Records) $67,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $3,966 · -10.1% YoY. Source: county tax records.