956 Sunridge Dr Unit H2 · Sarasota, FL 34234

$159,900

2 bd · 2.5 ba · 1,263 sqft · Condo public records · 37 Days on market

Built 1983 $565/mo HOA · 27% of rent

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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 +18.2/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Desirable SRQ townhome offering 2 bedrooms, 2.5 baths, and a layout designed for both comfort and privacy. This well-maintained home features separate living and dining rooms, an updated kitchen, and spacious bedrooms with en-suite baths and private balconies. Enjoy plenty of storage throughout, plus a charming front porch and fenced back patio perfect for relaxing or entertaining. The low-maintenance community includes a pool, with one assigned covered parking space and one assigned uncovered space. Conveniently located near shopping, dining, beaches, airports, hospitals, entertainment and all that Sarasota has to offer.

Key facts

• Private balconies
• Charming front porch
• Community pool

Tags

• UPDATED KITCHEN
• PRIVATE BALCONIES
• CHARMING FRONT PORCH
• FENCED BACK PATIO
• COMMUNITY POOL

Property features AI

Finance

• Other: Lease restrictions apply; Community amenities include pool, sidewalks, street lights, community mailbox; Cats and dogs allowed
• Financial info: Total monthly condo/HOA fee $565; Total annual fees $6,780
• HOA & community: HOA required; association managed by We Care 24/7 Management, LLC; Annual association fee (listed annually); Condo fee paid monthly ($565); Association requires approval; Association covers pool, common area taxes, insurance, maintenance (structure and grounds), management, sewer, trash, water, escrow reserves, fidelity bond

Exterior

• Parking: Assigned covered parking; Ground-level parking; Guest parking; 1-car carport
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available and connected; Electricity available and connected; Water connected; Sewer connected; Underground utilities
• Home design: Condominium; Residential property; Two stories; Faces east; Entry on floor 1
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as part of building number 984
• Exterior features: Lighting; Sidewalk; Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Thermostat
• Laundry & utility: Washer hookup; Dryer hookup; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.

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; 1 comparable units currently listed for rent nearby; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 44% 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 $5k 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 37 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $111k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: major flood risk; 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. 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. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 6.4

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: -14.7%
• Equity multiple: 0.49×
• Total profit: $-22,652
• Equity at exit: $23,842

10-year hold

• IRR: -14.5%
• Equity multiple: 0.32×
• Total profit: $-30,491
• Equity at exit: $13,825

Cash invested: $44,772 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,082 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$67
• HOA: −$565
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $143

Break-even live

Break-even rent $1,902

Max offer price $159,900

Occupancy floor 88%

Sensitivity live

Price	-10% $233	-5% $188	+0% $143	+5% $97	+10% $52
Rent	-10% $-22	-5% $60	+0% $143	+5% $225	+10% $307
Rate	-1.0pp $223	-0.5pp $183	base $143	+0.5pp $101	+1.0pp $59

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8185 Longbay Blvd Sarasota, FL	3.0	2.0	1745	$2,445	$1.40	24d	1	1.42mi

HOA detail condo

• Monthly dues: $565 · $6,780/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $159,900 Active 37 DOM
2. 2026-06-17
   days on market $159,900 Active 36 DOM
3. 2026-06-16
   days on market $159,900 Active 35 DOM
4. 2026-06-15
   days on market $159,900 Active 34 DOM
5. 2026-06-13
   days on market $159,900 Active 32 DOM
6. 2026-06-13
   days on market $159,900 Active 31 DOM
7. 2026-06-10
   days on market $159,900 Active 29 DOM
8. 2026-06-09
   days on market $159,900 Active 28 DOM
9. 2026-06-08
   days on market $159,900 Active 27 DOM
10. 2026-06-08
    days on market $159,900 Active 26 DOM
11. 2026-06-05
    days on market $159,900 Active 23 DOM
12. 2026-06-03
    days on market $159,900 Active 22 DOM
13. 2026-06-02
    days on market $159,900 Active 21 DOM
14. 2026-06-01
    days on market $159,900 Active 20 DOM
15. 2026-05-31
    days on market $159,900 Active 19 DOM
16. 2026-05-12
    listed $159,900 Active 629-char remark
17. 2002-11-05
    soldstatus $111,000
18. 1997-02-26
    soldstatus $2,241,800

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$939/yr (+$78/mo · 241.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,990
• − Mortgage interest: −$8,957
• − Property taxes: −$388
• − Insurance: −$800
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − HOA: −$6,780
• − Depreciation: −$4,652
• Taxable loss: −$585
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $1,852/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

-92.9% since first listed

3 events — show timeline

• 2026-05-12 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2002-11-05 Sold (Public Records) $111,000 Public Records
• 1997-02-26 Sold (Public Records) $2,241,800 Public Records

Property tax history

-3.1%/yr

Latest (2025): $388 · +12.8% YoY. Source: county tax records.