1126 Grantham Dr · Desoto Acres, FL 34234

$255,000

2 bd · 2.5 ba · 1,252 sqft · Townhouse public records · 30 Days on market

Built 2010 2,914 sqft lot $204/sqft · 7% below area Est $275k · 7% under $266/mo HOA · 11% 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 +13.4/30.0
• ARV discount +10.8/15.0
• Schools +5.4/10.0
• 1% rule +4.7/10.0
• DSCR +4.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a piece of Paradise in Sarasota, FL in this centrally located gated community of Bradford Manor close to University Parkway and minutes to downtown Sarasota. This is a 2 bedroom, 2.5 bathrooms, corner unit will delight you with its open plan on the first floor. Excellent flow between kitchen, dining, living, lanai and with a ½ bathroom for added convenience. Kitchen with stainless steel refrigerator, walk in pantry closet and plenty of cabinet space. Hurricane shutters, extra storage space under stairs are some of the extras this unit offers. Second floor with a split plan consists of a Master Bedroom with full bath and huge walk in closet, second bedroom with full bath and walk in closet as well,  laundry room with washer and dryer for adding  a huge linen closet. This is a corner unit Community is gated and has a salt heated pool and spa, walkways - excellent for exercise or walking your dog. Yes, pets are allowed in this community. Perfect location minutes away from University Parkway, downtown Sarasota, parks, shops, UTC mall, Benderson park and all that beautiful things Sarasota have to offer all year round. Maintenance of grounds and basic cable TV are included in HOA. This unit is only 10 years old, Excellent Condition. THIS WON'T LAST LONG.

Key facts

• $266 HOA
• Pool
• Built 2010

Property features AI

Finance

• Other: Homestead exempt; Zoning: RMF2
• Financial info: Total monthly fees $266; total annual fees $3,192; Lease restrictions apply
• HOA & community: HOA required; monthly fee $266; Association approval required; Association includes cable TV, internet, pool, grounds maintenance, private road, recreational facilities, security, and trash; Community features: reclaimed water irrigation, pool, sidewalks, street lights; Pets allowed

Exterior

• Parking: Assigned parking; Reserved parking
• Security: Closed-circuit cameras; Fire alarm; Fire sprinkler system; Gated community; Security gate; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Electricity available and connected; Phone available; Fire hydrant on site
• Home design: Attached townhouse; Two levels; Faces west; Residential property
• Construction: Block construction; Shingle roof; Slab foundation; Built by Taylor Morrison
• Exterior features: Hurricane shutters; Exterior lighting; Storage; Vinyl fencing; In-ground pool; Asphalt road access; Lot about 0.07 acres

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator; Freezer; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Blinds; Curtain rods; Laundry closet
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $5 ($59/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 $247k (3.2% below list).
• Recommended offer: $247k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.0% in Desoto Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Emma E. Booker Elementary School (math 35% / reading 32%, grade F, #1,758 of 2,144 statewide, top 83%, 468 students, 93% FRL); Booker High School (math 26% / reading 43%, grade F, #386 of 667 statewide, top 59%, 1,309 students, 68% FRL) — zoned schools average 80% FRL vs 42% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 63% district-wide (-29 pts) — the specific schools serving this property underperform the Sarasota average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.1%/yr); 268 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $2,469/mo this rent would consume 52% of the median local household income ($57k/yr) (locally 1306% 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 $8k 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 30 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $209k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $246,906 (3.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 8.6

CMA / ARV

• ARV (median comp): $274,984
• List price: $255,000
• Delta: -7.27%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.33×
• Total profit: $-48,093
• Equity at exit: $38,021

10-year hold

• IRR: -22.2%
• Equity multiple: 0.04×
• Total profit: $-68,829
• Equity at exit: $22,048

Cash invested: $71,400 (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 34234

• Rents YoY: -3.1%
• Active inventory: 268
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$236 /mo · $2,834/yr
• Insurance: −$106
• HOA: −$266
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $5

Break-even live

Break-even rent $2,463

Max offer price $255,000

Occupancy floor 95%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2351 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1046	$2,480	$2.37	1d	24	1.14mi
2575 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1026	$2,318	$2.26	1d	25	1.21mi
8377 38th Street Cir E Sarasota, FL	1.0	1.0	900	$1,994	$2.22	16d	2	1.25mi
2800 Telluride Loop Sarasota, FL	1.0–3.0	1.0–2.0	1060	$2,270	$2.14	2d	20	1.28mi
8357 38th Street Cir E #104 Sarasota, FL	2.0	2.0	1080	$4,400	$4.07	23d	1	1.30mi
8310 Bella Grove Cir Sarasota, FL	1.0–2.0	1.0–2.0	897	$1,891	$2.11	1d	13	1.37mi
3112 Oriole Dr Sarasota, FL	2.0	2.0	1397	$1,995	$1.43	16d	1	1.37mi
8341 38th Street Cir E Unit 200 Sarasota, FL	1.0	1.0	900	$1,997	$2.22	16d	1	1.37mi
3045 Broadway Ave Sarasota, FL	1.0–2.0	1.0–2.0	865	$2,480	$2.87	10d	31	1.40mi
3870 82nd Avenue Cir E #104 Sarasota, FL	3.0	2.5	1661	$2,100	$1.26	3d	1	1.41mi
3125 Oriole Dr #104 Sarasota, FL	3.0	2.0	1664	$2,200	$1.32	16d	1	1.41mi
3880 82nd Avenue Cir E #101 Sarasota, FL	3.0	2.5	1661	$3,250	$1.96	23d	1	1.42mi
3716 82nd Avenue Cir E #102 Sarasota, FL	3.0	2.5	1661	$4,200	$2.53	23d	1	1.45mi
3617 82nd Pl E Sarasota, FL	3.0	2.0	1858	$2,700	$1.45	23d	1	1.45mi
8342 Enclave Way #104 Sarasota, FL	3.0	2.0	1675	$2,350	$1.40	23d	1	1.48mi
3810 82nd Avenue Cir E #102 Sarasota, FL	3.0	2.5	1661	$3,200	$1.93	23d	1	1.49mi
3736 82nd Avenue Cir E #105 Sarasota, FL	3.0	2.5	1661	$2,200	$1.32	23d	1	1.49mi

HOA detail

• Monthly dues: $266 · $3,192/yr
• Likely covers: cablelandscapingpoolsecurity

Listing history 17 events

1. 2026-06-02
   status $255,000 Pending 30 DOM
2. 2026-06-01
   days on market $255,000 Active 30 DOM
3. 2026-05-31
   days on market $255,000 Active 29 DOM
4. 2026-05-02
   listed $255,000 Active 1038-char remark
5. 2025-10-18
   historical $1,950
6. 2025-07-15
   price $1,950
7. 2025-07-01
   price $2,175
8. 2025-06-19
   price $2,300
9. 2025-06-17
   listed $2,600
10. 2021-06-15
    soldstatus $209,000
11. 2021-06-09
    soldstatus $209,000 Closed 1310-char remark

    Show marketing remark (1310 chars)

    Great opportunity to own a piece of Paradise in Sarasota, FL in this centrally located gated community of Bradford Manor close to University Parkway and minutes to downtown Sarasota. This is a 2 bedroom, 2.5 bathrooms, corner unit will delight you with its open plan on the first floor. Excellent flow between kitchen, dining, living, lanai and with a ½ bathroom for added convenience. Kitchen with stainless steel refrigerator, walk in pantry closet and plenty of cabinet space. Hurricane shutters, extra storage space under stairs are some of the extras this unit offers. Second floor with a split plan consists of a Master Bedroom with full bath and huge walk in closet, second bedroom with full bath and walk in closet as well,  laundry room with washer and dryer for adding  a huge linen closet. This is a corner unit Community is gated and has a salt heated pool and spa, walkways - excellent for exercise or walking your dog. Yes, pets are allowed in this community. Perfect location minutes away from University Parkway, downtown Sarasota, parks, shops, UTC mall, Benderson park and all that beautiful things Sarasota have to offer all year round. Maintenance of grounds and basic cable TV are included in HOA. This unit is only 10 years old, Excellent Condition. THIS WON'T LAST LONG.

12. 2021-03-23
    status Pending 1310-char remark

    Show marketing remark (1310 chars)

    Great opportunity to own a piece of Paradise in Sarasota, FL in this centrally located gated community of Bradford Manor close to University Parkway and minutes to downtown Sarasota. This is a 2 bedroom, 2.5 bathrooms, corner unit will delight you with its open plan on the first floor. Excellent flow between kitchen, dining, living, lanai and with a ½ bathroom for added convenience. Kitchen with stainless steel refrigerator, walk in pantry closet and plenty of cabinet space. Hurricane shutters, extra storage space under stairs are some of the extras this unit offers. Second floor with a split plan consists of a Master Bedroom with full bath and huge walk in closet, second bedroom with full bath and walk in closet as well,  laundry room with washer and dryer for adding  a huge linen closet. This is a corner unit Community is gated and has a salt heated pool and spa, walkways - excellent for exercise or walking your dog. Yes, pets are allowed in this community. Perfect location minutes away from University Parkway, downtown Sarasota, parks, shops, UTC mall, Benderson park and all that beautiful things Sarasota have to offer all year round. Maintenance of grounds and basic cable TV are included in HOA. This unit is only 10 years old, Excellent Condition. THIS WON'T LAST LONG.

13. 2021-03-21
    status Pending 1310-char remark

    Show marketing remark (1310 chars)

    Great opportunity to own a piece of Paradise in Sarasota, FL in this centrally located gated community of Bradford Manor close to University Parkway and minutes to downtown Sarasota. This is a 2 bedroom, 2.5 bathrooms, corner unit will delight you with its open plan on the first floor. Excellent flow between kitchen, dining, living, lanai and with a ½ bathroom for added convenience. Kitchen with stainless steel refrigerator, walk in pantry closet and plenty of cabinet space. Hurricane shutters, extra storage space under stairs are some of the extras this unit offers. Second floor with a split plan consists of a Master Bedroom with full bath and huge walk in closet, second bedroom with full bath and walk in closet as well,  laundry room with washer and dryer for adding  a huge linen closet. This is a corner unit Community is gated and has a salt heated pool and spa, walkways - excellent for exercise or walking your dog. Yes, pets are allowed in this community. Perfect location minutes away from University Parkway, downtown Sarasota, parks, shops, UTC mall, Benderson park and all that beautiful things Sarasota have to offer all year round. Maintenance of grounds and basic cable TV are included in HOA. This unit is only 10 years old, Excellent Condition. THIS WON'T LAST LONG.

14. 2021-03-12
    listed $208,999 Active 1310-char remark

    Show marketing remark (1310 chars)

    Great opportunity to own a piece of Paradise in Sarasota, FL in this centrally located gated community of Bradford Manor close to University Parkway and minutes to downtown Sarasota. This is a 2 bedroom, 2.5 bathrooms, corner unit will delight you with its open plan on the first floor. Excellent flow between kitchen, dining, living, lanai and with a ½ bathroom for added convenience. Kitchen with stainless steel refrigerator, walk in pantry closet and plenty of cabinet space. Hurricane shutters, extra storage space under stairs are some of the extras this unit offers. Second floor with a split plan consists of a Master Bedroom with full bath and huge walk in closet, second bedroom with full bath and walk in closet as well,  laundry room with washer and dryer for adding  a huge linen closet. This is a corner unit Community is gated and has a salt heated pool and spa, walkways - excellent for exercise or walking your dog. Yes, pets are allowed in this community. Perfect location minutes away from University Parkway, downtown Sarasota, parks, shops, UTC mall, Benderson park and all that beautiful things Sarasota have to offer all year round. Maintenance of grounds and basic cable TV are included in HOA. This unit is only 10 years old, Excellent Condition. THIS WON'T LAST LONG.

15. 2019-08-07
    historical
16. 2019-06-18
    price $189,000
17. 2019-02-21
    listed $195,000 Active

ⓘ 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: $2,834 · $236/mo
• Projected year-2 tax: $2,834 · $236/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 · 30 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: $29,629
• − Mortgage interest: −$14,284
• − Property taxes: −$2,834
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − HOA: −$3,192
• − Depreciation: −$7,418
• Taxable loss: −$4,115
• Est. tax savings @ 24.0%: +$988
• After-tax cash flow: $1,047/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): 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

+30.8% since first listed

15 events — show timeline

• 2026-06-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-18 Rental Removed $1,950 STELLARMLS
• 2025-07-15 Price Changed $1,950 STELLARMLS
• 2025-07-01 Price Changed $2,175 STELLARMLS
• 2025-06-19 Price Changed $2,300 STELLARMLS
• 2025-06-17 Listed for Rent $2,600 STELLARMLS
• 2021-06-15 Sold (Public Records) $209,000 Public Records
• 2021-06-09 Sold (MLS) $209,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-12 Listed $208,999 Stellar MLS as Distributed by MLS Grid
• 2019-08-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-06-18 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-21 Listed $195,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.0%/yr

Latest (2025): $2,834 · +17.6% YoY. Source: county tax records.