5124 Harpers Croft #7 · The Meadows, FL 34235

$238,000

2 bd · 2.0 ba · 1,024 sqft · Condo public records · 149 Days on market

Built 1981 $232/sqft · 15% below area Est $280k · 15% under $511/mo HOA · 24% 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 +14.2/15.0
• Cash flow +6.3/30.0
• Schools +5.4/10.0
• Rent growth +4.9/5.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing a beautiful, furnished, two-bedroom, two bath, ground floor condominium unit in the Harpers Croft condominium community, located within the larger community of The Meadows, in north Sarasota, Florida. It is move-in ready, with everything you need but your clothes! Looking out your back lanai sliders, you can watch golfers enjoying the well-maintained golf course. Included on site within steps of your front door, is a beautiful swimming pool with restrooms, tables, umbrellas, and lounge chairs. The Meadows offers 14 miles of walking and biking trails, and for a minimal fee, residents may use the golf course, up-to-date fitness center, a junior Olympic swimming pool, Tennis courts, Pickleball courts, a playground, a dog park for large and small dogs, and much more. One of the three golf courses is open currently to residents, with plans to open the others in discussions. This highly desirable community is conveniently located between Sarasota stunning beaches, the beautiful downtown area, the up-scale St Armands Shopping Circle, and I-75. It is also adjacent to the popular University Towne Center shopping corridor, featuring numerous restaurants, specialty shops, the UTC Mall, as well as the newly built Mote Marine Museum. It offers the perfect combination of a relaxed, but active, Florida lifestyle that you have always dreamed of! Schedule a viewing today!

Key facts

• Fitness center
• Pickleball courts
• Swimming pool

Tags

• GOLF COURSE
• SWIMMING POOL
• WALKING AND BIKING TRAILS
• FITNESS CENTER
• TENNIS COURTS
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $238k.

Deal economics

• At list price, monthly cash flow is $-543 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (40.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (11.8% below list).
• Recommended offer: $142k (40.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#465 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A; Watch: amenities F, commute F, health & safety 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.
• Market conditions: Rents rising fast (+9.7%/yr); 227 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 32% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $7k 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 149 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $198k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; HOA is 24% of rent.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $141,998 (40.3% 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 149 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.88% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.53%
• DSCR: 0.66
• GRM: 9.5

CMA / ARV

• ARV (median comp): $279,932
• List price: $238,000
• Delta: -14.98%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.9%
• Equity multiple: 0.07×
• Total profit: $-61,715
• Equity at exit: $35,487

10-year hold

• IRR: -8.7%
• Equity multiple: 0.30×
• Total profit: $-46,316
• Equity at exit: $20,578

Cash invested: $66,640 (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: 227
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,098 medium
• Mortgage (P&I): −$1,248
• Tax from tax record: −$218 /mo · $2,613/yr
• Insurance: −$99
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$511
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-543

Break-even live

Break-even rent $2,786

Max offer price $141,998

Occupancy floor —

Sensitivity live

Price	-10% $-409	-5% $-476	+0% $-543	+5% $-611	+10% $-678
Rent	-10% $-709	-5% $-626	+0% $-543	+5% $-461	+10% $-378
Rate	-1.0pp $-424	-0.5pp $-483	base $-543	+0.5pp $-605	+1.0pp $-668

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $511 · $6,132/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $238,000 Active 149 DOM
2. 2026-06-17
   days on market $238,000 Active 148 DOM
3. 2026-06-16
   days on market $238,000 Active 147 DOM
4. 2026-06-15
   days on market $238,000 Active 146 DOM
5. 2026-06-13
   days on market $238,000 Active 144 DOM
6. 2026-06-13
   days on market $238,000 Active 143 DOM
7. 2026-06-10
   days on market $238,000 Active 141 DOM
8. 2026-06-09
   days on market $238,000 Active 140 DOM
9. 2026-06-08
   days on market $238,000 Active 139 DOM
10. 2026-06-08
    days on market $238,000 Active 138 DOM
11. 2026-06-05
    days on market $238,000 Active 135 DOM
12. 2026-06-03
    days on market $238,000 Active 134 DOM
13. 2026-06-02
    days on market $238,000 Active 133 DOM
14. 2026-06-01
    days on market $238,000 Active 132 DOM
15. 2026-05-31
    days on market $238,000 Active 131 DOM
16. 2026-04-20
    price $238,000 1393-char remark

    Show marketing remark (1393 chars)

    Introducing a beautiful, furnished, two-bedroom, two bath, ground floor condominium unit in the Harpers Croft condominium community, located within the larger community of The Meadows, in north Sarasota, Florida. It is move-in ready, with everything you need but your clothes! Looking out your back lanai sliders, you can watch golfers enjoying the well-maintained golf course. Included on site within steps of your front door, is a beautiful swimming pool with restrooms, tables, umbrellas, and lounge chairs. The Meadows offers 14 miles of walking and biking trails, and for a minimal fee, residents may use the golf course, up-to-date fitness center, a junior Olympic swimming pool, Tennis courts, Pickleball courts, a playground, a dog park for large and small dogs, and much more. One of the three golf courses is open currently to residents, with plans to open the others in discussions. This highly desirable community is conveniently located between Sarasota stunning beaches, the beautiful downtown area, the up-scale St Armands Shopping Circle, and I-75. It is also adjacent to the popular University Towne Center shopping corridor, featuring numerous restaurants, specialty shops, the UTC Mall, as well as the newly built Mote Marine Museum. It offers the perfect combination of a relaxed, but active, Florida lifestyle that you have always dreamed of! Schedule a viewing today!

17. 2026-01-20
    listed $245,000 Active 1393-char remark

    Show marketing remark (1393 chars)

    Introducing a beautiful, furnished, two-bedroom, two bath, ground floor condominium unit in the Harpers Croft condominium community, located within the larger community of The Meadows, in north Sarasota, Florida. It is move-in ready, with everything you need but your clothes! Looking out your back lanai sliders, you can watch golfers enjoying the well-maintained golf course. Included on site within steps of your front door, is a beautiful swimming pool with restrooms, tables, umbrellas, and lounge chairs. The Meadows offers 14 miles of walking and biking trails, and for a minimal fee, residents may use the golf course, up-to-date fitness center, a junior Olympic swimming pool, Tennis courts, Pickleball courts, a playground, a dog park for large and small dogs, and much more. One of the three golf courses is open currently to residents, with plans to open the others in discussions. This highly desirable community is conveniently located between Sarasota stunning beaches, the beautiful downtown area, the up-scale St Armands Shopping Circle, and I-75. It is also adjacent to the popular University Towne Center shopping corridor, featuring numerous restaurants, specialty shops, the UTC Mall, as well as the newly built Mote Marine Museum. It offers the perfect combination of a relaxed, but active, Florida lifestyle that you have always dreamed of! Schedule a viewing today!

18. 2025-02-15
    historical $2,200
19. 2024-03-19
    listed $2,200
20. 2021-06-02
    soldstatus $198,000
21. 2021-05-28
    soldstatus $198,000 Closed 1214-char remark

    Show marketing remark (1214 chars)

    Come see this first floor condo in Harper's Croft - a small but quaint Maintenance Free community conveniently located in the popular Meadows neighborhood. I'm freshly painted and have beautiful new floors. Main bed/bath ensuite features a walk-in closet and separate vanity area. Spacious living/dining room is great for entertaining and showcases an open floor plan, excellent natural light and new modern fans and wood look laminate flooring. Sliders from living room to rear lanai with two walls of sliders overlooking golf course is a great place for relaxing and bird watching. The neutral painted kitchen offers inside laundry closet and sliders to a sweet patio w/ storage closet. The Meadows has three well maintained 18-hole golf courses, 16 Har-Tru lighted tennis courts, and an Olympic-sized pool. The country club offers membership opportunities for golf, social, fitness, tennis, dining etc. Be sure to enjoy the tropical surroundings and 12+ miles of walking/biking paths, playground, fitness trail, shopping village where your local restaurant and pub are popular gathering spots. Minutes to UTC Mall, Benderson Park, SRQ Airport, world famous beaches, shopping, dining, museums, arts and theaters.

22. 2021-04-25
    status Pending 1214-char remark

    Show marketing remark (1214 chars)

    Come see this first floor condo in Harper's Croft - a small but quaint Maintenance Free community conveniently located in the popular Meadows neighborhood. I'm freshly painted and have beautiful new floors. Main bed/bath ensuite features a walk-in closet and separate vanity area. Spacious living/dining room is great for entertaining and showcases an open floor plan, excellent natural light and new modern fans and wood look laminate flooring. Sliders from living room to rear lanai with two walls of sliders overlooking golf course is a great place for relaxing and bird watching. The neutral painted kitchen offers inside laundry closet and sliders to a sweet patio w/ storage closet. The Meadows has three well maintained 18-hole golf courses, 16 Har-Tru lighted tennis courts, and an Olympic-sized pool. The country club offers membership opportunities for golf, social, fitness, tennis, dining etc. Be sure to enjoy the tropical surroundings and 12+ miles of walking/biking paths, playground, fitness trail, shopping village where your local restaurant and pub are popular gathering spots. Minutes to UTC Mall, Benderson Park, SRQ Airport, world famous beaches, shopping, dining, museums, arts and theaters.

23. 2021-03-26
    listed $198,000 Active 1214-char remark

    Show marketing remark (1214 chars)

    Come see this first floor condo in Harper's Croft - a small but quaint Maintenance Free community conveniently located in the popular Meadows neighborhood. I'm freshly painted and have beautiful new floors. Main bed/bath ensuite features a walk-in closet and separate vanity area. Spacious living/dining room is great for entertaining and showcases an open floor plan, excellent natural light and new modern fans and wood look laminate flooring. Sliders from living room to rear lanai with two walls of sliders overlooking golf course is a great place for relaxing and bird watching. The neutral painted kitchen offers inside laundry closet and sliders to a sweet patio w/ storage closet. The Meadows has three well maintained 18-hole golf courses, 16 Har-Tru lighted tennis courts, and an Olympic-sized pool. The country club offers membership opportunities for golf, social, fitness, tennis, dining etc. Be sure to enjoy the tropical surroundings and 12+ miles of walking/biking paths, playground, fitness trail, shopping village where your local restaurant and pub are popular gathering spots. Minutes to UTC Mall, Benderson Park, SRQ Airport, world famous beaches, shopping, dining, museums, arts and theaters.

24. 2004-04-02
    soldstatus $130,000
25. 2000-03-10
    soldstatus $78,500
26. 1988-04-15
    soldstatus $55,000
27. 1983-07-01
    soldstatus $83,500

ⓘ 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: $2,613 · $218/mo
• Projected year-2 tax: $2,613 · $218/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $25,182
• − Mortgage interest: −$13,332
• − Property taxes: −$2,613
• − Insurance: −$2,692
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − HOA: −$6,132
• − Depreciation: −$6,924
• Taxable loss: −$10,540
• Est. tax savings @ 24.0%: +$2,530
• After-tax cash flow: $-3,992/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 — The Meadows

• Score: 69/100
• State rank: #465
• US rank: #8393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Meadows, FL
• County: Sarasota County · 448,376 people
• City population: 15,114
• 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

+185.0% since first listed

12 events — show timeline

• 2026-04-20 Price Changed $238,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-15 Rental Removed $2,200 STELLARMLS
• 2024-03-19 Listed for Rent $2,200 STELLARMLS
• 2021-06-02 Sold (Public Records) $198,000 Public Records
• 2021-05-28 Sold (MLS) $198,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-26 Listed $198,000 Stellar MLS as Distributed by MLS Grid
• 2004-04-02 Sold (Public Records) $130,000 Public Records
• 2000-03-10 Sold (Public Records) $78,500 Public Records
• 1988-04-15 Sold (Public Records) $55,000 Public Records
• 1983-07-01 Sold (Public Records) $83,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,613 · -7.7% YoY. Source: county tax records.