8757 Daybreak St · Lake Sarasota, FL 34241

$230,000

2 bd · 2.5 ba · 1,238 sqft · SingleFamily public records · 46 Days on market

Built 2024 1,006 sqft lot $166/mo HOA · 6% of rent ↓ 21% since listing

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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 +23.0/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale. BANK APPROVED PRICE!!!!!! BEAUTIFUL & BEACHY No need to wait for new construction. This delightful 2 BEDROOM 2.5 BATHROOM TOWNHOME was built in 2024 and is MOVE-IN READY RIGHT NOW! Light, bright and airy – with 1200 sf this townhome lives large. As you enter in through the front door, you’ll find the main living space including an eat-in kitchen with timeless white cabinetry and gorgeous white quartz countertops. Past the kitchen, you’ll find the dining room and then on to the spacious living room with sliders overlooking the lush green landscaped outdoor space with lots of privacy. A half-bath downstairs completes this first-level space. Heading upstairs

Key facts

• Park and trails
• Eat-in kitchen
• White cabinetry

Tags

• EAT-IN KITCHEN
• WHITE CABINETRY
• WHITE QUARTZ COUNTERTOPS
• COMMUNITY POOLS
• PARK AND TRAILS
• QUICK ACCESS TO BEACHES

Property features AI

Finance

• Other: CDD assessment applicable
• Financial info: Lease restrictions apply
• HOA & community: HOA: Brittany Pendleton; HOA required; Monthly HOA approximately $166.67 (Quarterly fee $500); HOA covers pool, structure maintenance, and grounds; Community amenities: pool, playground, park, sidewalks, association-owned recreation; Pets allowed: cats and dogs

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected
• Home design: Residential townhouse; Two levels; Southeast facing; Entry on main level
• Construction: Block, stucco, and frame construction; Shingle roof; Slab foundation; Built by Taylor Morrison (Ivy model)
• Exterior features: Hurricane shutters; Sliding doors; Storage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Solid surface counters; Window treatments; 6 total rooms
• Laundry & utility: Washer; Dryer; Inside laundry on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#365 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute 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: Lakeview Elementary School (math 73% / reading 74%, grade A, #260 of 2,144 statewide, top 13%, 691 students, 29% FRL); Riverview High School (math 61% / reading 65%, grade B-, #89 of 667 statewide, top 14%, 2,597 students, 35% FRL).
• Market conditions: Rents soft (-0.1%/yr); 564 active listings in the ZIP; high-income renter base; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

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 46 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• GRM: 6.6

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: -8.6%
• Equity multiple: 0.70×
• Total profit: $-19,591
• Equity at exit: $34,294

10-year hold

• IRR: -4.4%
• Equity multiple: 0.76×
• Total profit: $-15,634
• Equity at exit: $19,886

Cash invested: $64,400 (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 34241

• Rents YoY: -0.1%
• Active inventory: 564
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,910 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$423 /mo · $5,074/yr
• Insurance: −$96
• HOA: −$166
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $408

Break-even live

Break-even rent $2,393

Max offer price $230,000

Occupancy floor 81%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $166 · $1,992/yr

Listing history 26 events

1. 2026-06-18
   days on market $230,000 Active 46 DOM
2. 2026-06-17
   pricedays on market $230,000 Active 45 DOM
3. 2026-06-16
   days on market $234,900 Active 44 DOM
4. 2026-06-15
   days on market $234,900 Active 43 DOM
5. 2026-06-13
   days on market $234,900 Active 41 DOM
6. 2026-06-13
   days on market $234,900 Active 40 DOM
7. 2026-06-10
   days on market $234,900 Active 38 DOM
8. 2026-06-09
   days on market $234,900 Active 37 DOM
9. 2026-06-08
   days on market $234,900 Active 36 DOM
10. 2026-06-08
    days on market $234,900 Active 35 DOM
11. 2026-06-05
    days on market $234,900 Active 32 DOM
12. 2026-06-03
    days on market $234,900 Active 31 DOM
13. 2026-06-02
    days on market $234,900 Active 30 DOM
14. 2026-06-01
    status $234,900 Active 29 DOM
15. 2026-05-09
    status Pending
16. 2026-04-27
    status Active
17. 2026-02-16
    status Pending
18. 2026-02-10
    price $234,900
19. 2026-01-30
    listed $249,900 Active
20. 2025-02-24
    historical
21. 2025-01-13
    listed $299,900 Active
22. 2025-01-08
    historical
23. 2025-01-06
    price $304,900
24. 2025-01-03
    listed $312,440 Active
25. 2024-08-15
    soldstatus $297,440
26. 2024-08-15
    listed $297,440

ⓘ 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: $5,074 · $423/mo
• Projected year-2 tax: $5,074 · $423/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,916
• − Mortgage interest: −$12,884
• − Property taxes: −$5,074
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,793
• − Management: −$2,793
• − HOA: −$1,992
• − Depreciation: −$6,691
• Taxable income: $1,539
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $4,525/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 — Lake Sarasota

• Score: 72/100
• State rank: #365
• US rank: #6453

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: Sarasota County · 448,376 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 16,408
• Household income: $116,412
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 69.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 7% Slovak 3% Scandinavian 2%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -363.72%
• Current HPI: 278.3404
• Rent YoY: ▬ -0.05%
• 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

-21.0% since first listed

12 events — show timeline

• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $234,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-13 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-06 Price Changed $304,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-03 Listed $312,440 Stellar MLS as Distributed by MLS Grid
• 2024-08-15 Listed $297,440 Stellar MLS as Distributed by MLS Grid
• 2024-08-15 Sold (MLS) $297,440 Stellar MLS as Distributed by MLS Grid

Property tax history

+31.7%/yr

Latest (2025): $5,074 · +76.1% YoY. Source: county tax records.