1100 University Pkwy #68 · Sarasota, FL 34234

$130,000

2 bd · 1.0 ba · 750 sqft · Manufactured · 137 Days on market

Built 1958 Good condition 4,319 sqft lot $235/mo HOA · 12% of rent ↓ 13% since listing

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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 +27.4/30.0
• 1% rule +9.7/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to DeSoto Place – a land-owned 55+ community in the heart of Sarasota. This beautifully preserved and thoughtfully updated 1958 vintage mobile home offers a rare blend of character, comfort, and convenience. Situated on a large lot with approved plans for a hedge between the home and the road, the setting provides both space and future privacy options. Inside, you’ll find a warm and welcoming 2-bedroom, 1-bath layout with updated plumbing and flooring, an inside laundry, and a cozy, comfortable feel that makes this home easy to love. The enclosed lanai adds valuable living space, perfect for relaxing or entertaining year-round. Outside features are equally impressive, including a carport accommodating up to three vehicles, a shed with electric, and hanging ferns along the carport supported by irrigation, adding charm and curb appeal. The home has been well cared for, maintaining its vintage integrity while offering modern comforts. Located just minutes from Sarasota-Bradenton International Airport, shopping, dining, and medical facilities, this home is ideally positioned for both seasonal and full-time living. DeSoto Place residents enjoy access to a clubhouse, swimming pool, shuffleboard courts, and an active community atmosphere. A truly special opportunity to own a land-owned, vintage gem in a desirable Sarasota location—comfortable, unique, and full of character.

Key facts

• Shed with electric
• Large lot
• Access to clubhouse

Tags

• LARGE LOT
• APPROVED PLANS FOR HEDGE
• UPDATED PLUMBING
• ENCLOSED LANAI
• SHED WITH ELECTRIC
• ACCESS TO CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% 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 40% 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 $899 of loan paydown is wiped out by about $4k 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 137 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.47% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 5.7

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,376
• Equity at exit: $19,383

10-year hold

• IRR: 3.6%
• Equity multiple: 1.22×
• Total profit: $8,022
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$235
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $379

Break-even live

Break-even rent $1,435

Max offer price $130,000

Occupancy floor 75%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Telluride Loop Sarasota, FL	1.0–3.0	1.0–2.0	1060	$2,270	$2.14	1d	20	1.42mi

HOA detail

• Monthly dues: $235 · $2,820/yr
• Likely covers: electricpool

Listing history 15 events

1. 2026-06-16
   days on market $130,000 Active 137 DOM
2. 2026-06-15
   days on market $130,000 Active 136 DOM
3. 2026-06-13
   days on market $130,000 Active 134 DOM
4. 2026-06-13
   days on market $130,000 Active 133 DOM
5. 2026-06-10
   days on market $130,000 Active 131 DOM
6. 2026-06-09
   days on market $130,000 Active 130 DOM
7. 2026-06-08
   days on market $130,000 Active 129 DOM
8. 2026-06-08
   days on market $130,000 Active 128 DOM
9. 2026-06-05
   days on market $130,000 Active 125 DOM
10. 2026-06-03
    days on market $130,000 Active 124 DOM
11. 2026-06-02
    days on market $130,000 Active 123 DOM
12. 2026-06-01
    days on market $130,000 Active 122 DOM
13. 2026-05-31
    days on market $130,000 Active 121 DOM
14. 2026-02-23
    price $130,000 1415-char remark

    Show marketing remark (1415 chars)

    Welcome to DeSoto Place – a land-owned 55+ community in the heart of Sarasota. This beautifully preserved and thoughtfully updated 1958 vintage mobile home offers a rare blend of character, comfort, and convenience. Situated on a large lot with approved plans for a hedge between the home and the road, the setting provides both space and future privacy options. Inside, you’ll find a warm and welcoming 2-bedroom, 1-bath layout with updated plumbing and flooring, an inside laundry, and a cozy, comfortable feel that makes this home easy to love. The enclosed lanai adds valuable living space, perfect for relaxing or entertaining year-round. Outside features are equally impressive, including a carport accommodating up to three vehicles, a shed with electric, and hanging ferns along the carport supported by irrigation, adding charm and curb appeal. The home has been well cared for, maintaining its vintage integrity while offering modern comforts. Located just minutes from Sarasota-Bradenton International Airport, shopping, dining, and medical facilities, this home is ideally positioned for both seasonal and full-time living. DeSoto Place residents enjoy access to a clubhouse, swimming pool, shuffleboard courts, and an active community atmosphere. A truly special opportunity to own a land-owned, vintage gem in a desirable Sarasota location—comfortable, unique, and full of character.

15. 2026-01-30
    listed $150,000 Active 1415-char remark

    Show marketing remark (1415 chars)

    Welcome to DeSoto Place – a land-owned 55+ community in the heart of Sarasota. This beautifully preserved and thoughtfully updated 1958 vintage mobile home offers a rare blend of character, comfort, and convenience. Situated on a large lot with approved plans for a hedge between the home and the road, the setting provides both space and future privacy options. Inside, you’ll find a warm and welcoming 2-bedroom, 1-bath layout with updated plumbing and flooring, an inside laundry, and a cozy, comfortable feel that makes this home easy to love. The enclosed lanai adds valuable living space, perfect for relaxing or entertaining year-round. Outside features are equally impressive, including a carport accommodating up to three vehicles, a shed with electric, and hanging ferns along the carport supported by irrigation, adding charm and curb appeal. The home has been well cared for, maintaining its vintage integrity while offering modern comforts. Located just minutes from Sarasota-Bradenton International Airport, shopping, dining, and medical facilities, this home is ideally positioned for both seasonal and full-time living. DeSoto Place residents enjoy access to a clubhouse, swimming pool, shuffleboard courts, and an active community atmosphere. A truly special opportunity to own a land-owned, vintage gem in a desirable Sarasota location—comfortable, unique, and full of character.

ⓘ 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 ≥106°F today · 28 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: $22,970
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$2,820
• − Depreciation: −$3,782
• Taxable income: $2,811
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $3,871/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 · 12 photos

Good 75/100 Cosmetic rehab

This 1958 vintage mobile home is in good condition with updated features and a well-maintained exterior. It offers a cozy and comfortable living space with potential for further updates to enhance its resale and rental value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale replace blinds — improves light control and aesthetics
• Both update flooring — modernizes the home and improves comfort
• Both update kitchen appliances — enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale replace blinds — improves light control and aesthetics ↑
• Both update flooring — modernizes the home and improves comfort ↑
• Both update kitchen appliances — enhances functionality and appeal ↑

ⓘ 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: 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

-13.3% since first listed

2 events — show timeline

• 2026-02-23 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Listed $150,000 Stellar MLS as Distributed by MLS Grid