6196 Dry Tortugas Dr · Palmer Ranch, FL 34241

$350,990

3 bd · 2.5 ba · 1,790 sqft · Land · 178 Days on market

Built 2025 2,019 sqft lot $207/mo HOA · 6% of rent ↓ 4% since listing

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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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.4/10.0
• 1% rule +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy west-facing preserve views from the screened Avery unit lanai, offering privacy and beautiful sunset skies. This townhome features a private backyard while remaining conveniently close to all that Sarasota has to offer. The frosted impact-glass front door allows natural light into the dining area, adjacent to the kitchen with bright white European-style cabinetry, soft-close features, and a large island. Priced competitively for the Sarasota coastline, the property is approximately a 20-minute drive to Siesta Key Beach. This two-story townhome is constructed with all-block construction and includes impact glass on the second floor, contributing to energy efficiency, sound reduction, and storm protection.

Key facts

• Soft-close features
• Private backyard
• Large island

Tags

• WEST-FACING PRESERVE VIEWS
• PRIVATE BACKYARD
• SOFT-CLOSE FEATURES
• LARGE ISLAND
• ALL-BLOCK CONSTRUCTION
• IMPACT GLASS ON SECOND FLOOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $351k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (4.2% below list).
• Recommended offer: $309k (12.0% below list) — sets the bar for market timing.

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.
• 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).
• This rent runs 35% of the median local income ($116k/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 $11k 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 178 days — a 12% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $308,871 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.68%
• DSCR: 1.16
• GRM: 8.7

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: -13.9%
• Equity multiple: 0.52×
• Total profit: $-47,523
• Equity at exit: $52,334

10-year hold

• IRR: -10.6%
• Equity multiple: 0.44×
• Total profit: $-54,712
• Equity at exit: $30,347

Cash invested: $98,277 (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: 8.7×

Monthly cashflow live

• Estimated rent: $3,362 medium
• Mortgage (P&I): −$1,841
• Tax from tax record: −$161 /mo · $1,932/yr
• Insurance: −$146
• HOA: −$207
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $301

Break-even live

Break-even rent $2,981

Max offer price $350,990

Occupancy floor 86%

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: $87,748
• Closing costs: $10,530
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $207 · $2,484/yr

Listing history 21 events

1. 2026-06-18
   days on market $350,990 Active 178 DOM
2. 2026-06-17
   days on market $350,990 Active 177 DOM
3. 2026-06-16
   days on market $350,990 Active 176 DOM
4. 2026-06-15
   days on market $350,990 Active 175 DOM
5. 2026-06-13
   days on market $350,990 Active 173 DOM
6. 2026-06-13
   days on market $350,990 Active 172 DOM
7. 2026-06-10
   days on market $350,990 Active 170 DOM
8. 2026-06-09
   days on market $350,990 Active 169 DOM
9. 2026-06-08
   days on market $350,990 Active 168 DOM
10. 2026-06-08
    days on market $350,990 Active 167 DOM
11. 2026-06-05
    days on market $350,990 Active 164 DOM
12. 2026-06-03
    days on market $350,990 Active 163 DOM
13. 2026-06-02
    days on market $350,990 Active 162 DOM
14. 2026-06-01
    days on market $350,990 Active 161 DOM
15. 2026-05-31
    days on market $350,990 Active 160 DOM
16. 2026-05-13
    price $350,990 719-char remark

    Show marketing remark (719 chars)

    Enjoy west-facing preserve views from the screened Avery unit lanai, offering privacy and beautiful sunset skies. This townhome features a private backyard while remaining conveniently close to all that Sarasota has to offer. The frosted impact-glass front door allows natural light into the dining area, adjacent to the kitchen with bright white European-style cabinetry, soft-close features, and a large island. Priced competitively for the Sarasota coastline, the property is approximately a 20-minute drive to Siesta Key Beach. This two-story townhome is constructed with all-block construction and includes impact glass on the second floor, contributing to energy efficiency, sound reduction, and storm protection.

17. 2026-04-10
    price $365,990 567-char remark

    Show marketing remark (567 chars)

    READY SOON - Avery Townhome at Grand Park - Homesite #8686 Come home to the Avery, a new townhome design by award-winning Neal Communities. This 2-story home includes 3 bedrooms, 2.5 baths and an attached garage. As soon as you enter the front door, you are greeted by the large living room with a well-appointed kitchen and dining space leading out to the covered lanai. A powder room, storage closet on the lanai, and access to the garage are also on the first floor. * * DISCLAIMER: Photos are of the furnished Avery model and are for illustrative purposes only.

18. 2026-02-03
    price $366,990 567-char remark

    Show marketing remark (567 chars)

    READY SOON - Avery Townhome at Grand Park - Homesite #8686 Come home to the Avery, a new townhome design by award-winning Neal Communities. This 2-story home includes 3 bedrooms, 2.5 baths and an attached garage. As soon as you enter the front door, you are greeted by the large living room with a well-appointed kitchen and dining space leading out to the covered lanai. A powder room, storage closet on the lanai, and access to the garage are also on the first floor. * * DISCLAIMER: Photos are of the furnished Avery model and are for illustrative purposes only.

19. 2026-02-02
    price $365,990 719-char remark

    Show marketing remark (719 chars)

    Enjoy west-facing preserve views from the screened Avery unit lanai, offering privacy and beautiful sunset skies. This townhome features a private backyard while remaining conveniently close to all that Sarasota has to offer. The frosted impact-glass front door allows natural light into the dining area, adjacent to the kitchen with bright white European-style cabinetry, soft-close features, and a large island. Priced competitively for the Sarasota coastline, the property is approximately a 20-minute drive to Siesta Key Beach. This two-story townhome is constructed with all-block construction and includes impact glass on the second floor, contributing to energy efficiency, sound reduction, and storm protection.

20. 2025-12-22
    listed $364,990 Active 719-char remark

    Show marketing remark (719 chars)

    Enjoy west-facing preserve views from the screened Avery unit lanai, offering privacy and beautiful sunset skies. This townhome features a private backyard while remaining conveniently close to all that Sarasota has to offer. The frosted impact-glass front door allows natural light into the dining area, adjacent to the kitchen with bright white European-style cabinetry, soft-close features, and a large island. Priced competitively for the Sarasota coastline, the property is approximately a 20-minute drive to Siesta Key Beach. This two-story townhome is constructed with all-block construction and includes impact glass on the second floor, contributing to energy efficiency, sound reduction, and storm protection.

21. 2025-11-04
    listed $364,990 Active 567-char remark

    Show marketing remark (567 chars)

    READY SOON - Avery Townhome at Grand Park - Homesite #8686 Come home to the Avery, a new townhome design by award-winning Neal Communities. This 2-story home includes 3 bedrooms, 2.5 baths and an attached garage. As soon as you enter the front door, you are greeted by the large living room with a well-appointed kitchen and dining space leading out to the covered lanai. A powder room, storage closet on the lanai, and access to the garage are also on the first floor. * * DISCLAIMER: Photos are of the furnished Avery model and are for illustrative purposes only.

ⓘ 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: $1,932 · $161/mo
• Projected year-2 tax: $2,913 · $243/mo
• Expected delta: +$981/yr (+$82/mo · 50.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $40,349
• − Mortgage interest: −$19,661
• − Property taxes: −$1,932
• − Insurance: −$1,755
• − Repairs & maintenance: −$3,228
• − Management: −$3,228
• − HOA: −$2,484
• − Depreciation: −$10,211
• Taxable loss: −$2,149
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $4,133/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 — Palmer Ranch

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

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 22,808
• 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

-3.8% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $350,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $365,990 Zillow
• 2026-02-03 Price Changed $366,990 Zillow
• 2026-02-02 Price Changed $365,990 Stellar MLS as Distributed by MLS Grid
• 2025-12-22 Listed $364,990 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Listed $364,990 Zillow