4631 Summerwind Dr #16 · Sarasota, FL 34234

$149,900

2 bd · 2.0 ba · 966 sqft · Condo public records · 28 Days on market

Built 1983 $575/mo HOA · 30% 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 +9.3/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

Key facts

• Upgraded pool area
• Landscaped entrance
• Resurfaced driveway

Tags

• UPGRADED POOL AREA
• LANDSCAPED ENTRANCE
• RESURFACED DRIVEWAY

Property features AI

Finance

• Other: Association name: Hope Arangurin
• Financial info: Total monthly association fee: $575; Total annual association fees: $6,900; Lease restrictions apply
• HOA & community: HOA required (monthly fee $575); Association approval required; Association covers pool, building maintenance, grounds maintenance, pest control, sewer, and trash; Community features: deed restrictions, park, playground, pool; Pets allowed with limits

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected
• Home design: Residential condominium; One story; Faces southeast
• Construction: Frame construction; Shingle roof; Built on block foundation
• Exterior features: Sliding doors; Asphalt and brick road surfaces; Lot within a 4.8-acre parcel

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Block foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Open floorplan; 7 total rooms
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (13.0% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $130k (13.0% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents falling (-3.1%/yr); 268 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 40% of the median local income ($57k/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 $4k 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 28 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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 $60k; list at $150k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% 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 $130,423 (13.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.27% ✓
• Cap rate: 5.41%
• Cash-on-cash: -3.15%
• DSCR: 0.86
• 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: -26.9%
• Equity multiple: 0.13×
• Total profit: $-36,499
• Equity at exit: $22,351

10-year hold

• IRR: -56.3%
• Equity multiple: -0.45×
• Total profit: $-60,795
• Equity at exit: $12,961

Cash invested: $41,972 (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 34234

• Rents YoY: -3.1%
• Active inventory: 268
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$188 /mo · $2,257/yr
• Insurance: −$62
• HOA: −$575
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-110

Break-even live

Break-even rent $2,040

Max offer price $130,423

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $149,900 Active 28 DOM
2. 2026-06-17
   days on market $149,900 Active 27 DOM
3. 2026-06-16
   days on market $149,900 Active 26 DOM
4. 2026-06-15
   days on market $149,900 Active 25 DOM
5. 2026-06-13
   days on market $149,900 Active 23 DOM
6. 2026-06-13
   days on market $149,900 Active 22 DOM
7. 2026-06-10
   days on market $149,900 Active 20 DOM
8. 2026-06-09
   days on market $149,900 Active 19 DOM
9. 2026-06-08
   days on market $149,900 Active 18 DOM
10. 2026-06-08
    days on market $149,900 Active 17 DOM
11. 2026-06-05
    days on market $149,900 Active 14 DOM
12. 2026-06-03
    days on market $149,900 Active 13 DOM
13. 2026-06-02
    days on market $149,900 Active 12 DOM
14. 2026-06-01
    days on market $149,900 Active 11 DOM
15. 2026-05-31
    days on market $149,900 Active 10 DOM
16. 2026-05-21
    listed $149,900 Active
17. 2020-09-02
    historical
18. 2020-08-27
    price $119,900
19. 2020-08-14
    price $124,900
20. 2020-08-01
    listed $127,000 Active
21. 2015-09-29
    soldstatus $60,000
22. 2015-09-28
    historical 274-char remark

    Show marketing remark (274 chars)

    Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

23. 2015-09-28
    soldstatus $60,000 Sold 274-char remark

    Show marketing remark (274 chars)

    Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

24. 2015-04-24
    historical Contingent - Pending 3rd Party Approval 274-char remark

    Show marketing remark (274 chars)

    Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

25. 2014-09-23
    status Active 274-char remark

    Show marketing remark (274 chars)

    Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

26. 2014-09-02
    historical Contingent - Pending 3rd Party Approval 274-char remark

    Show marketing remark (274 chars)

    Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

27. 2014-08-28
    price $77,000 274-char remark

    Show marketing remark (274 chars)

    Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

28. 2014-08-28
    status Active 274-char remark

    Show marketing remark (274 chars)

    Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

29. 2014-08-22
    historical 274-char remark

    Show marketing remark (274 chars)

    Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

30. 2014-08-21
    status Active 274-char remark

    Show marketing remark (274 chars)

    Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

31. 2014-06-14
    historical Contingent - Pending 3rd Party Approval 274-char remark

    Show marketing remark (274 chars)

    Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

32. 2014-06-10
    historical 274-char remark

    Show marketing remark (274 chars)

    Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

33. 2014-06-04
    price $65,000 274-char remark

    Show marketing remark (274 chars)

    Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

34. 2014-05-07
    historical Contingent - Pending 3rd Party Appro 274-char remark

    Show marketing remark (274 chars)

    Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

35. 2014-04-26
    status Active 274-char remark

    Show marketing remark (274 chars)

    Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

36. 2013-08-20
    listed Contingent - Pending 3rd Party Appro 274-char remark

    Show marketing remark (274 chars)

    Short Sale. Adorable 2/2 villa centrally located in the hidden gem of Summerwind. Lush & Tropical! This little oasis waits for your personal touches. 5 minutes to downtown and 15 to Siesta Key Beach. Don't miss out! NEW BANK APPROVED PRICE! Highly Motivated Seller

37. 2005-08-15
    soldstatus $135,000
38. 2005-07-29
    soldstatus $134,967
39. 2005-07-05
    listed $134,967
40. 2003-02-03
    soldstatus $50,000
41. 1991-03-08
    soldstatus $39,900

ⓘ 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: $2,257 · $188/mo
• Projected year-2 tax: $2,257 · $188/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 ≥106°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: $22,806
• − Mortgage interest: −$8,397
• − Property taxes: −$2,257
• − Insurance: −$750
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$6,900
• − Depreciation: −$4,361
• Taxable loss: −$3,507
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $-481/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): 22,986
• Household income: $57,288
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1306.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 31% Hispanic / Latino 20% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1% Cuban 6% Dominican 1%
• Common ancestry: Lithuanian 4% Hispanic 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 17% French/Haitian/Cajun 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: ▼ -229.06%
• Current HPI: 305.6629
• Rent YoY: ▼ -3.15%
• 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

+275.7% since first listed

26 events — show timeline

• 2026-05-21 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2020-09-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-08-27 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2020-08-14 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2020-08-01 Listed $127,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-29 Sold (Public Records) $60,000 Public Records
• 2015-09-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-09-28 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-24 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-09-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-09-02 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-08-28 Price Changed $77,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-08-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-08-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-04 Price Changed $65,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-07 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-04-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2013-08-20 Listed — Stellar MLS as Distributed by MLS Grid
• 2005-08-15 Sold (Public Records) $135,000 Public Records
• 2005-07-29 Sold (MLS) $134,967 Stellar MLS as Distributed by MLS Grid
• 2005-07-05 Listed $134,967 Stellar MLS as Distributed by MLS Grid
• 2003-02-03 Sold (Public Records) $50,000 Public Records
• 1991-03-08 Sold (Public Records) $39,900 Public Records

Property tax history

+13.2%/yr

Latest (2025): $2,257 · +4.3% YoY. Source: county tax records.