6211 Timber Lake Dr Unit C10 · Desoto Lakes, FL 34243

$205,000

2 bd · 2.0 ba · 1,274 sqft · Condo · 270 Days on market

Built 1987 Good condition $336/mo HOA · 15% of rent ↓ 22% 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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.4/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home in Paradise! Enjoy peaceful golf course views from this 2-bedroom, 2-bath condo in Woodland Green Estates at Palm Aire Golf & Country Club. This second-floor (single level) home is being sold TURNKEY and features an open living and dining area with vaulted ceilings and an extended enclosed Florida room—perfect for year round enjoyment! The split-bedroom layout offers privacy, with a spacious primary suite that includes a walk-in closet and en suite bath, vanity area, and walk-in shower. The guest bedroom is generously sized and conveniently located next to the second full bath with a tub/shower combo. A separate laundry room boasts extra storage for ev

Key facts

• Split-bedroom layout
• Community pool
• Walk-in closet

Tags

• GOLF COURSE VIEWS
• OPEN LIVING AND DINING AREA
• EXTENDED ENCLOSED FLORIDA ROOM
• SPLIT-BEDROOM LAYOUT
• WALK-IN CLOSET
• COMMUNITY POOL

Property features AI

Finance

• Other: Turnkey furnished option available
• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee of $336; Total annual association fees $4,032; Association requires approval for buyers; Association amenities include pool and shuffleboard court; Association fee covers pool, escrow reserves, building and grounds maintenance, management, and recreational facilities; Community features: clubhouse, community mailbox, deed restrictions, golf, pool, sidewalks; Pets allowed: dogs and cats

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Residential condominium; One-story unit within a multi-building community; Building C; Unit on 2nd floor of the building; Unit faces east
• Construction: Block construction; Shingle roof; Block foundation; Built as part of a larger complex
• Exterior features: Enclosed and screened patio/porch; Exterior lighting; Sidewalks; Asphalt/paved roads

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms (one on the second floor of the building)
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceiling; High ceilings; Open floorplan with living/dining combo; Eat-in kitchen; Split bedroom layout; Ceiling fans; Walk-in closets; Window treatments
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-15 ($-177/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (1.0% below list).
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.4% in Desoto Lakes — 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 77/100 on livability (#189 in FL, #3,003 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A-; Watch: amenities F.
• Manatee (suburban): math 54% / reading 50% proficiency, ranked #26 of 73 in FL (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Robert Willis Elementary School (math 83% / reading 79%, grade A+, #95 of 2,144 statewide, top 5%, 765 students, 22% FRL); Braden River Middle School (math 54% / reading 47%, grade C, #246 of 571 statewide, top 44%, 810 students, 58% FRL); Braden River High School (math 44% / reading 52%, grade D, #201 of 667 statewide, top 30%, 1,774 students, 45% FRL).
• Market conditions: Rents falling (-4.1%/yr); 388 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 33% of the median local income ($81k/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 $6k of value loss. Plan a longer hold.
• Manatee County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,400 (12.0% 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. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 7.8

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: -20.9%
• Equity multiple: 0.30×
• Total profit: $-40,365
• Equity at exit: $30,566

10-year hold

• IRR: -26.4%
• Equity multiple: -0.05×
• Total profit: $-60,299
• Equity at exit: $17,725

Cash invested: $57,400 (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 34243

• Home prices YoY: -23.0%
• Rents YoY: -4.1%
• Active inventory: 388
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,200 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$336
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-15

Break-even live

Break-even rent $2,219

Max offer price $202,868

Occupancy floor 96%

Sensitivity live

Price	-10% $127	-5% $56	+0% $-15	+5% $-86	+10% $-156
Rent	-10% $-189	-5% $-102	+0% $-15	+5% $72	+10% $159
Rate	-1.0pp $89	-0.5pp $37	base $-15	+0.5pp $-68	+1.0pp $-122

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6211 Timber Lake Dr Unit B9 Sarasota, FL	2.0	2.0	1274	$1,750	$1.37	25d	1	0.03mi
6191 Timber Lake Dr Unit A6 Sarasota, FL	2.0	2.0	1178	$1,600	$1.36	25d	1	0.04mi
6104 Turnbury Park Dr Sarasota, FL	1.0–3.0	1.0–2.0	1065	$2,044	$1.92	3d	29	0.16mi
5924 Clubside Dr Sarasota, FL	2.0	2.0	1380	$2,500	$1.81	25d	1	0.21mi
6041 Clubside Dr Unit 6041 Sarasota, FL	2.0	2.0	1380	$2,950	$2.14	25d	1	0.26mi
5735 Gardens Dr Unit 5735 Sarasota, FL	2.0	1.0	1068	$2,000	$1.87	25d	1	0.36mi
5662 Gardens Dr #104 Sarasota, FL	2.0	2.0	1068	$1,950	$1.83	25d	1	0.49mi
8128 Villa Grande Ct Sarasota, FL	3.0	2.5	1818	$3,190	$1.75	21d	1	0.49mi
8445 Gardens Cir Sarasota, FL	1.0–3.0	1.0–2.0	973	$1,852	$1.90	4d	29	0.52mi
7886 Eagle Creek Dr Unit 7886 Sarasota, FL	2.0	2.0	983	$3,300	$3.36	25d	1	0.54mi
6120 Country Club Way #207 Sarasota, FL	2.0	2.0	1400	$1,950	$1.39	25d	1	0.54mi
6110 Country Club Way #201 Sarasota, FL	2.0	2.0	1400	$4,000	$2.86	25d	1	0.56mi
7911 Whitebridge Gln University Park, FL	2.0	2.0	1721	$6,500	$3.78	25d	1	0.57mi
7794 Eagle Creek Dr #7794 Sarasota, FL	2.0	2.0	983	$1,800	$1.83	23d	1	0.59mi
7752 Eagle Creek Dr Unit 7752 Sarasota, FL	2.0	2.0	983	$1,650	$1.68	18d	1	0.65mi
7725 Whitebridge Gln University Park, FL	2.0	2.0	1344	$5,250	$3.91	25d	1	0.68mi
7711 Whitebridge Gln University Park, FL	2.0	2.0	1609	$2,500	$1.55	25d	1	0.73mi
7557 Fairlinks Ct Sarasota, FL	3.0	2.0	1782	$7,000	$3.93	25d	1	0.90mi
7151 83rd Dr E Bradenton, FL	3.0	2.5	1596	$2,095	$1.31	18d	1	0.92mi
8316 Brandeis Cir W Sarasota, FL	3.0	2.0	1652	$2,450	$1.48	5d	1	1.03mi
5025 82nd Way E Sarasota, FL	3.0	2.0	1321	$2,250	$1.70	25d	1	1.05mi
5769 Avista Dr #5769 Sarasota, FL	2.0	2.0	1212	$1,950	$1.61	25d	1	1.16mi
8434 Cypress Lake Cir Sarasota, FL	3.0	2.0	1768	$3,500	$1.98	25d	1	1.17mi
5008 Medalist Rd Sarasota, FL	3.0	2.0	1824	$3,000	$1.64	25d	1	1.19mi
7755 Plantation Cir Bradenton, FL	3.0	2.5	1282	$2,600	$2.03	25d	1	1.24mi
7654 Plantation Cir Bradenton, FL	2.0	2.5	1156	$2,150	$1.86	18d	1	1.31mi
5640 Golf Pointe Dr #101 Sarasota, FL	3.0	2.0	1529	$2,250	$1.47	5d	1	1.33mi
7186 Lakeside Dr Sarasota, FL	3.0	2.0	1518	$2,750	$1.81	18d	1	1.36mi
5761 Avista Dr Unit 5761 Sarasota, FL	2.0	2.0	1284	$4,000	$3.12	25d	1	1.37mi
5905 Doral Dr Sarasota, FL	2.0	2.0	1298	$2,400	$1.85	25d	1	1.37mi
7452 W Country Club Dr N Unit 1546435P Sarasota, FL	2.0	2.0	1173	$2,742	$2.34	13d	1	1.38mi
8121 45th Ct E Sarasota, FL	2.0	2.0	1000	$1,695	$1.70	4d	1	1.39mi
7405 W Country Club Dr N #104 Sarasota, FL	3.0	2.0	1444	$3,200	$2.22	25d	1	1.40mi
5635 Golf Pointe Dr #101 Sarasota, FL	2.0	2.0	1529	$2,000	$1.31	5d	1	1.40mi
7351 W Country Club Dr N #202 Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	25d	1	1.44mi
7887 Lockwood Ridge Rd Sarasota, FL	1.0–2.0	1.0–2.0	916	$2,297	$2.51	4d	16	1.44mi
6718 Virginia Xing University Park, FL	3.0	2.0	1721	$5,250	$3.05	25d	1	1.49mi

HOA detail condo

• Monthly dues: $336 · $4,032/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-22
   days on market $205,000 Active 270 DOM
2. 2026-06-18
   days on market $205,000 Active 267 DOM
3. 2026-06-17
   days on market $205,000 Active 266 DOM
4. 2026-06-16
   days on market $205,000 Active 265 DOM
5. 2026-06-15
   days on market $205,000 Active 264 DOM
6. 2026-06-13
   days on market $205,000 Active 262 DOM
7. 2026-06-13
   pricedays on market $205,000 Active 261 DOM
8. 2026-06-10
   remarks 689-char remark
9. 2026-06-10
   listed $225,000 Active 259 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 31 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: $26,400
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$4,032
• − Depreciation: −$5,964
• Taxable loss: −$3,403
• Est. tax savings @ 24.0%: +$817
• After-tax cash flow: $640/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This turnkey townhouse in Woodland Green Estates at Palm Aire Golf & Country Club is in good condition with a good roof and exterior. It has a spacious layout and an enclosed Florida room, making it ideal for year-round enjoyment. The interior walls and paint are in good condition, and the kitchen and bathrooms could benefit from some updates to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the kitchen appliances — Modern appliances can attract more buyers and renters
• Both Upgrading the flooring in the bathrooms — New flooring can improve the look and feel of the bathrooms

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the kitchen appliances — Modern appliances can attract more buyers and renters ↑
• Both Upgrading the flooring in the bathrooms — New flooring can improve the look and feel of the bathrooms ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Manatee
• NCES district ID: 1201230
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $49,607
• Composite: 44.43/100
• National rank: #2806
• State rank: #26 of 73 in FL

Livability — Desoto Lakes

• Score: 77/100
• State rank: #189
• US rank: #3003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Manatee County · 416,364 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 32,773
• Household income: $81,219
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1138.0

Population outlook (Manatee County) Hauer SSP2

• Today (2025): 447,342 people
• By 2030: 488,911 · +9.3%
• By 2040: 567,934 · +27.0%
• By 2050: 637,995 · +42.6%
• By 2075: 781,970 · +74.8%
• By 2100: 848,272 · +89.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 11% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 16% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 8% Russian/Polish/Slavic 3% Other Indo-European 3%

Political lean MEDSL · Manatee

• 2024 margin: Strong R (+23.5) · D 37.9% · R 61.4%
• 2008→2024 swing: -16.5pp toward R · 2008: -7.0pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+16.1 2016: R+17.1 2012: R+12.5 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.67%
• Current HPI: 280.5372
• Rent YoY: ▼ -4.14%
• 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

-22.1% since first listed

3 events — show timeline

• 2026-03-15 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-22 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-24 Listed $289,000 Stellar MLS as Distributed by MLS Grid