3710 Gulf OF Mexico Dr Unit G20 · Longboat Key, FL 34228

$349,900

2 bd · 2.0 ba · 1,052 sqft · Manufactured public records · 35 Days on market

Built 1991 1,678 sqft lot $290/mo HOA · 6% of rent

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Why this score? — see what drove the B 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Schools +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WATERVIEWS OF SARASOTA BAY - This affordable 2 bedroom, 2 bath manufactured home located in Longboat Key's community of Gulfshore, has been extensively remodeled and with its vaulted ceilings boasts of a wonderful open space feeling. A new kitchen with stainless steel appliances, granite countertops, and glass tile back-splash is perfect for the gourmet enthusiasts and those who love to entertain. Water-views can be enjoyed from the dining room, kitchen and bedrooms. Large closets offer an abundance of storage. For the boating and fishing enthusiasts, walk around the corner to Gulfshore's marina with its own kayak launch and boat davot. The marina's affordable boat slips can be rented for under $300 a year and fisherman love the fish-cleaning station located at the end of the dock. In the late afternoon, this wonderful marina area is where neighbors come to chat and socialize. Gulfshore owners also enjoy the in-ground saltwater pool that features water aerobics every morning. The Clubhouse is a great spot for the neighbors to meet for social gatherings that include card games (poker, euchre, bridge), bingo, zumba and monthly parties. The community of Gulfshore offers direct access to a beach on the Gulf of Mexico, known for its turquoise waters, sugar sand beaches and beautiful sunsets. Gulfshore is a 55+ community that doesn't allow rentals or pets. Come and see this little piece of paradise on Longboat Key!

Key facts

• New mini split a/c
• Large community pool
• 1,678 sq ft lot

Tags

• UPGRADED SEPARATE KITCHEN
• PRIVATE ACCESS TO BEACH
• MARINA ON SARASOTA BAY
• LARGE COMMUNITY POOL
• WELL MAINTAINED CAMPUS
• NEW MINI SPLIT A/C

Property features AI

Finance

• Other: Furnished; Homestead exempt
• Financial info: Total monthly fees: $290; Total annual fees: $3,480
• HOA & community: Has HOA (Fred Bez) with required monthly fee of $290; HOA covers pool, escrow reserves, grounds maintenance, management, private road, and sewer; Association amenities include clubhouse and laundry; Senior community; Buyer approval required; Community mailbox; Golf carts allowed; Pets not allowed

Exterior

• Parking: Private maintained asphalt road access
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Broadband/high-speed internet available; Underground utilities; Water connected; Sewer connected
• Home design: Manufactured double-wide home; One story; Faces west; Completed condition
• Construction: Vinyl siding; Membrane roof; Pillar/post/pier foundation; Built as a manufactured home (double wide)
• Exterior features: Rain gutters; Electric fencing; Boat slip rentals available on a first-come, first-served basis; On waterfront with deeded beach access to Gulf/Ocean to Bay; Partial bay/harbor views; Fishing pier, sailboat water access, and seawall

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Solid surface counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Solid surface counters; Window treatments
• Laundry & utility: Washer; Dryer; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $350k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $339k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#693 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: housing C-, amenities F, commute 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.
• Zoned schools: Southside Elementary School (math 79% / reading 81%, grade A+, #110 of 2,144 statewide, top 5%, 687 students, 26% FRL); Booker Middle School (math 45% / reading 41%, grade D-, #331 of 571 statewide, top 59%, 950 students, 76% FRL); Booker High School (math 26% / reading 43%, grade F, #386 of 667 statewide, top 59%, 1,309 students, 68% FRL).
• Market conditions: 543 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (0.7% local appreciation)).
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $206k; list at $350k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $339,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.37%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.51×
• Total profit: $49,785
• Equity at exit: $114,520

10-year hold

• IRR: 14.3%
• Equity multiple: 2.69×
• Total profit: $165,978
• Equity at exit: $148,444

Cash invested: $97,972 (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 34228

• Home prices YoY: 0.3%
• Active inventory: 543
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $4,542 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$144 /mo · $1,729/yr
• Insurance: −$146
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$290
• Vacancy / Maint / Mgmt: −$954
• Net cashflow: $747

Break-even live

Break-even rent $3,597

Max offer price $349,900

Occupancy floor 79%

Sensitivity live

Price	-10% $945	-5% $846	+0% $747	+5% $648	+10% $548
Rent	-10% $388	-5% $567	+0% $747	+5% $926	+10% $1,105
Rate	-1.0pp $923	-0.5pp $836	base $747	+0.5pp $656	+1.0pp $564

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4325 Gulf of Mexico Dr Longboat Key, FL	2.0–3.0	2.0–2.5	1373	$5,500	$4.00	17d	3	0.93mi
600 Sutton Pl #201 Longboat Key, FL	1.0	1.0	836	$3,200	$3.83	25d	1	0.97mi
4340 Falmouth Dr Longboat Key, FL	2.0	2.0	1330	$3,000	$2.26	25d	1	1.20mi
4420 Exeter Dr #208 Longboat Key, FL	2.0	2.0	1168	$4,900	$4.20	25d	1	1.21mi

HOA detail

• Monthly dues: $290 · $3,480/yr
• Likely covers: waterpool

Listing history 27 events

1. 2026-06-21
   days on market $349,900 Active 35 DOM
2. 2026-06-18
   days on market $349,900 Active 32 DOM
3. 2026-06-17
   days on market $349,900 Active 31 DOM
4. 2026-06-16
   days on market $349,900 Active 30 DOM
5. 2026-06-15
   days on market $349,900 Active 29 DOM
6. 2026-06-13
   days on market $349,900 Active 27 DOM
7. 2026-06-13
   days on market $349,900 Active 26 DOM
8. 2026-06-10
   days on market $349,900 Active 24 DOM
9. 2026-06-09
   days on market $349,900 Active 23 DOM
10. 2026-06-08
    days on market $349,900 Active 22 DOM
11. 2026-06-08
    days on market $349,900 Active 21 DOM
12. 2026-06-05
    days on market $349,900 Active 18 DOM
13. 2026-06-03
    days on market $349,900 Active 17 DOM
14. 2026-06-02
    days on market $349,900 Active 16 DOM
15. 2026-06-01
    days on market $349,900 Active 15 DOM
16. 2026-05-31
    days on market $349,900 Active 14 DOM
17. 2026-05-17
    listed $349,900 Active
18. 2017-01-30
    soldstatus $206,000
19. 2017-01-25
    soldstatus $206,000 Sold 1433-char remark

    Show marketing remark (1433 chars)

    WATERVIEWS OF SARASOTA BAY - This affordable 2 bedroom, 2 bath manufactured home located in Longboat Key's community of Gulfshore, has been extensively remodeled and with its vaulted ceilings boasts of a wonderful open space feeling. A new kitchen with stainless steel appliances, granite countertops, and glass tile back-splash is perfect for the gourmet enthusiasts and those who love to entertain. Water-views can be enjoyed from the dining room, kitchen and bedrooms. Large closets offer an abundance of storage. For the boating and fishing enthusiasts, walk around the corner to Gulfshore's marina with its own kayak launch and boat davot. The marina's affordable boat slips can be rented for under $300 a year and fisherman love the fish-cleaning station located at the end of the dock. In the late afternoon, this wonderful marina area is where neighbors come to chat and socialize. Gulfshore owners also enjoy the in-ground saltwater pool that features water aerobics every morning. The Clubhouse is a great spot for the neighbors to meet for social gatherings that include card games (poker, euchre, bridge), bingo, zumba and monthly parties. The community of Gulfshore offers direct access to a beach on the Gulf of Mexico, known for its turquoise waters, sugar sand beaches and beautiful sunsets. Gulfshore is a 55+ community that doesn't allow rentals or pets. Come and see this little piece of paradise on Longboat Key!

20. 2017-01-17
    status Pending 1433-char remark

    Show marketing remark (1433 chars)

    WATERVIEWS OF SARASOTA BAY - This affordable 2 bedroom, 2 bath manufactured home located in Longboat Key's community of Gulfshore, has been extensively remodeled and with its vaulted ceilings boasts of a wonderful open space feeling. A new kitchen with stainless steel appliances, granite countertops, and glass tile back-splash is perfect for the gourmet enthusiasts and those who love to entertain. Water-views can be enjoyed from the dining room, kitchen and bedrooms. Large closets offer an abundance of storage. For the boating and fishing enthusiasts, walk around the corner to Gulfshore's marina with its own kayak launch and boat davot. The marina's affordable boat slips can be rented for under $300 a year and fisherman love the fish-cleaning station located at the end of the dock. In the late afternoon, this wonderful marina area is where neighbors come to chat and socialize. Gulfshore owners also enjoy the in-ground saltwater pool that features water aerobics every morning. The Clubhouse is a great spot for the neighbors to meet for social gatherings that include card games (poker, euchre, bridge), bingo, zumba and monthly parties. The community of Gulfshore offers direct access to a beach on the Gulf of Mexico, known for its turquoise waters, sugar sand beaches and beautiful sunsets. Gulfshore is a 55+ community that doesn't allow rentals or pets. Come and see this little piece of paradise on Longboat Key!

21. 2016-11-09
    listed $212,000 Active 1433-char remark

    Show marketing remark (1433 chars)

    WATERVIEWS OF SARASOTA BAY - This affordable 2 bedroom, 2 bath manufactured home located in Longboat Key's community of Gulfshore, has been extensively remodeled and with its vaulted ceilings boasts of a wonderful open space feeling. A new kitchen with stainless steel appliances, granite countertops, and glass tile back-splash is perfect for the gourmet enthusiasts and those who love to entertain. Water-views can be enjoyed from the dining room, kitchen and bedrooms. Large closets offer an abundance of storage. For the boating and fishing enthusiasts, walk around the corner to Gulfshore's marina with its own kayak launch and boat davot. The marina's affordable boat slips can be rented for under $300 a year and fisherman love the fish-cleaning station located at the end of the dock. In the late afternoon, this wonderful marina area is where neighbors come to chat and socialize. Gulfshore owners also enjoy the in-ground saltwater pool that features water aerobics every morning. The Clubhouse is a great spot for the neighbors to meet for social gatherings that include card games (poker, euchre, bridge), bingo, zumba and monthly parties. The community of Gulfshore offers direct access to a beach on the Gulf of Mexico, known for its turquoise waters, sugar sand beaches and beautiful sunsets. Gulfshore is a 55+ community that doesn't allow rentals or pets. Come and see this little piece of paradise on Longboat Key!

22. 2011-03-18
    soldstatus $148,000
23. 2011-03-17
    soldstatus $148,000 474-char remark

    Show marketing remark (474 chars)

    This unit is in imaculate condition and has bay views from every room in house. Good size kitchen with laundry room inside. Marina in the neighborhood, boat docks first come first serve just steps from this home. Nice club house many activities, 600 ft. of private beach. Master bedroom has side porch that looks to the bay walk in closets private bath high ceilings. Living room is over sized with high ceilings. This is a stick built unit. You must see priced to SELL!!!!.

24. 2011-01-13
    listed $159,000 474-char remark

    Show marketing remark (474 chars)

    This unit is in imaculate condition and has bay views from every room in house. Good size kitchen with laundry room inside. Marina in the neighborhood, boat docks first come first serve just steps from this home. Nice club house many activities, 600 ft. of private beach. Master bedroom has side porch that looks to the bay walk in closets private bath high ceilings. Living room is over sized with high ceilings. This is a stick built unit. You must see priced to SELL!!!!.

25. 2010-10-14
    listed $159,000
26. 2009-05-08
    listed $165,000
27. 2004-07-07
    soldstatus $155,000

ⓘ 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: $1,729 · $144/mo
• Projected year-2 tax: $2,904 · $242/mo
• Expected delta: +$1,176/yr (+$98/mo · 68.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $54,499
• − Mortgage interest: −$19,600
• − Property taxes: −$1,729
• − Insurance: −$6,868
• − Repairs & maintenance: −$4,360
• − Management: −$4,360
• − HOA: −$3,480
• − Depreciation: −$10,179
• Taxable income: $3,924
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $8,017/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 — Longboat Key

• Score: 64/100
• State rank: #693
• US rank: #14452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longboat Key, FL
• County: Sarasota County · 448,376 people
• City population: 7,539
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 7,539
• Household income: $158,030
• Rent vs Own: 6.4% rent · 93.6% own
• Severe rent burden: 98.0

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Scotch-Irish 7% Romanian 6% Lithuanian 4%
• Foreign-born: 14% · Canada, China
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% German/W. Germanic 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: ▲ 0.73%
• Current HPI: 234.5017
• Rent YoY: —
• 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

+125.7% since first listed

11 events — show timeline

• 2026-05-17 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 2017-01-30 Sold (Public Records) $206,000 Public Records
• 2017-01-25 Sold (MLS) $206,000 Stellar MLS as Distributed by MLS Grid
• 2017-01-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-11-09 Listed $212,000 Stellar MLS as Distributed by MLS Grid
• 2011-03-18 Sold (Public Records) $148,000 Public Records
• 2011-03-17 Sold (MLS) $148,000 Stellar MLS as Distributed by MLS Grid
• 2011-01-13 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2010-10-14 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2009-05-08 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-07 Sold (Public Records) $155,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,729 · +2.7% YoY. Source: county tax records.