5214 Beechmont Ave · Desoto Acres, FL 34234

$180,000

2 bd · 2.0 ba · 880 sqft · Manufactured public records · 112 Days on market

Built 1973 5,041 sqft lot

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 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

Tri-par Estates in an active, vibrant 55+ community where each property is individually owned with a deed and title to the home. This large corner lot is NOT in the flood zone, but IS in the pet-friendly area and the homes comes furnished. The open living/dining combo is spacious and bright with updated windows, mostly 2025- low-e/double-pane. Other updates include vinyl planking floor throughout, kitchen, bathrooms, all appliances newer including water heater, and freshly painted throughout. The main washroom features a step-in shower, and the primary ensuite has a tub with shower. The laundry is located inside the home for your easy convenience. Public records indicate 880 sq ft for the main house; a mini-split unit has been added to the all-season Florida room for a total of 1,060 sq ft. Outside updates include: TPO roof- 2025, aluminum carport - 2026, pavers -2025, electrical box, garden sprinkler system, and addition of a 10' x 14' shed which provides tons of space for all your storage needs. Tri-par provides a wealth of amenities: enjoy the heated/cooled Olympic-sized for year round swimming, newly constructed large hot tub, palapa tiki hut, pickleball courts, fitness center, shuffleboard courts, miniature golf, horseshoes, game rooms for ping-pong, billiards and more. The clubhouse is host to events such as dinners, dances, and celebrations of all kinds. Situated only minutes from downtown Sarasota, museums, shopping, eateries, the airport and of course the world-renowned Siesta Key and Lido key beaches! You own your own land in this special parks and recreation district, and pay no HOA fee directly to the association. The annual amount of $1,648 is included in your property taxes, and includes such items as fiber-optic internet and direct TV- many channels. Golf cart-friendly community with optional storage for your R/V or boat.

Key facts

• Fenced-in area
• Corner lot
• Kitchen remodel

Tags

• CORNER LOT
• FENCED-IN AREA
• ALL-SEASON FLORIDA ROOM
• MODERN VINYL PLANKING FLOOR
• LOW-E DOUBLE-PANE WINDOWS
• KITCHEN REMODEL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 B — 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.
• Market conditions: Rents falling (-3.1%/yr); 270 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $2,289/mo this rent would consume 48% 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 $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 112 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $180k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.27% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 6.6

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,170
• Equity at exit: $26,839

10-year hold

• IRR: 7.0%
• Equity multiple: 1.45×
• Total profit: $22,865
• Equity at exit: $15,563

Cash invested: $50,400 (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: 270
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$944
• Tax from tax record: −$208 /mo · $2,497/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $581

Break-even live

Break-even rent $1,553

Max offer price $180,000

Occupancy floor 70%

Sensitivity live

Price	-10% $683	-5% $632	+0% $581	+5% $530	+10% $479
Rent	-10% $400	-5% $491	+0% $581	+5% $672	+10% $762
Rate	-1.0pp $672	-0.5pp $627	base $581	+0.5pp $535	+1.0pp $487

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	3d	20	0.91mi
2351 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1046	$2,480	$2.37	2d	24	1.04mi
2575 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1026	$2,318	$2.26	2d	25	1.26mi
8310 Bella Grove Cir Sarasota, FL	1.0–2.0	1.0–2.0	897	$1,891	$2.11	2d	13	1.33mi
8377 38th Street Cir E Sarasota, FL	1.0	1.0	900	$1,994	$2.22	17d	2	1.39mi
8357 38th Street Cir E #104 Sarasota, FL	2.0	2.0	1080	$4,400	$4.07	24d	1	1.42mi
8341 38th Street Cir E Unit 200 Sarasota, FL	1.0	1.0	900	$1,997	$2.22	17d	1	1.49mi

Listing history 29 events

1. 2026-06-21
   days on market $180,000 Active 112 DOM
2. 2026-06-18
   days on market $180,000 Active 109 DOM
3. 2026-06-17
   days on market $180,000 Active 108 DOM
4. 2026-06-16
   days on market $180,000 Active 107 DOM
5. 2026-06-15
   days on market $180,000 Active 106 DOM
6. 2026-06-13
   days on market $180,000 Active 104 DOM
7. 2026-06-13
   days on market $180,000 Active 103 DOM
8. 2026-06-10
   days on market $180,000 Active 101 DOM
9. 2026-06-09
   days on market $180,000 Active 100 DOM
10. 2026-06-08
    days on market $180,000 Active 99 DOM
11. 2026-06-08
    days on market $180,000 Active 98 DOM
12. 2026-06-05
    days on market $180,000 Active 95 DOM
13. 2026-06-03
    days on market $180,000 Active 94 DOM
14. 2026-06-02
    days on market $180,000 Active 93 DOM
15. 2026-06-01
    days on market $180,000 Active 92 DOM
16. 2026-05-31
    days on market $180,000 Active 91 DOM
17. 2026-03-29
    price $180,000 1868-char remark

    Show marketing remark (1868 chars)

    Tri-par Estates in an active, vibrant 55+ community where each property is individually owned with a deed and title to the home. This large corner lot is NOT in the flood zone, but IS in the pet-friendly area and the homes comes furnished. The open living/dining combo is spacious and bright with updated windows, mostly 2025- low-e/double-pane. Other updates include vinyl planking floor throughout, kitchen, bathrooms, all appliances newer including water heater, and freshly painted throughout. The main washroom features a step-in shower, and the primary ensuite has a tub with shower. The laundry is located inside the home for your easy convenience. Public records indicate 880 sq ft for the main house; a mini-split unit has been added to the all-season Florida room for a total of 1,060 sq ft. Outside updates include: TPO roof- 2025, aluminum carport - 2026, pavers -2025, electrical box, garden sprinkler system, and addition of a 10' x 14' shed which provides tons of space for all your storage needs. Tri-par provides a wealth of amenities: enjoy the heated/cooled Olympic-sized for year round swimming, newly constructed large hot tub, palapa tiki hut, pickleball courts, fitness center, shuffleboard courts, miniature golf, horseshoes, game rooms for ping-pong, billiards and more. The clubhouse is host to events such as dinners, dances, and celebrations of all kinds. Situated only minutes from downtown Sarasota, museums, shopping, eateries, the airport and of course the world-renowned Siesta Key and Lido key beaches! You own your own land in this special parks and recreation district, and pay no HOA fee directly to the association. The annual amount of $1,648 is included in your property taxes, and includes such items as fiber-optic internet and direct TV- many channels. Golf cart-friendly community with optional storage for your R/V or boat.

18. 2026-03-01
    listed $190,000 Active 1868-char remark

    Show marketing remark (1868 chars)

    Tri-par Estates in an active, vibrant 55+ community where each property is individually owned with a deed and title to the home. This large corner lot is NOT in the flood zone, but IS in the pet-friendly area and the homes comes furnished. The open living/dining combo is spacious and bright with updated windows, mostly 2025- low-e/double-pane. Other updates include vinyl planking floor throughout, kitchen, bathrooms, all appliances newer including water heater, and freshly painted throughout. The main washroom features a step-in shower, and the primary ensuite has a tub with shower. The laundry is located inside the home for your easy convenience. Public records indicate 880 sq ft for the main house; a mini-split unit has been added to the all-season Florida room for a total of 1,060 sq ft. Outside updates include: TPO roof- 2025, aluminum carport - 2026, pavers -2025, electrical box, garden sprinkler system, and addition of a 10' x 14' shed which provides tons of space for all your storage needs. Tri-par provides a wealth of amenities: enjoy the heated/cooled Olympic-sized for year round swimming, newly constructed large hot tub, palapa tiki hut, pickleball courts, fitness center, shuffleboard courts, miniature golf, horseshoes, game rooms for ping-pong, billiards and more. The clubhouse is host to events such as dinners, dances, and celebrations of all kinds. Situated only minutes from downtown Sarasota, museums, shopping, eateries, the airport and of course the world-renowned Siesta Key and Lido key beaches! You own your own land in this special parks and recreation district, and pay no HOA fee directly to the association. The annual amount of $1,648 is included in your property taxes, and includes such items as fiber-optic internet and direct TV- many channels. Golf cart-friendly community with optional storage for your R/V or boat.

19. 2015-10-09
    soldstatus $55,000
20. 2015-10-06
    soldstatus $55,000 Sold 410-char remark

    Show marketing remark (410 chars)

    PET SECTION!!!!!! This unique 2 bedroom, 2 bath home is nestled behind the beautiful Florida foliage that surrounds this large corner lot. Ceramic tile through-out. Inside laundry and fully enclosed Florida room with newer sliding windows are just a few of the amenities. This is the only unit available in the pet section on the newer side of the park! Winter will be here before you know it! Call today!!!

21. 2015-09-03
    status Pending 410-char remark

    Show marketing remark (410 chars)

    PET SECTION!!!!!! This unique 2 bedroom, 2 bath home is nestled behind the beautiful Florida foliage that surrounds this large corner lot. Ceramic tile through-out. Inside laundry and fully enclosed Florida room with newer sliding windows are just a few of the amenities. This is the only unit available in the pet section on the newer side of the park! Winter will be here before you know it! Call today!!!

22. 2015-08-14
    status Active 410-char remark

    Show marketing remark (410 chars)

    PET SECTION!!!!!! This unique 2 bedroom, 2 bath home is nestled behind the beautiful Florida foliage that surrounds this large corner lot. Ceramic tile through-out. Inside laundry and fully enclosed Florida room with newer sliding windows are just a few of the amenities. This is the only unit available in the pet section on the newer side of the park! Winter will be here before you know it! Call today!!!

23. 2015-08-09
    historical 410-char remark

    Show marketing remark (410 chars)

    PET SECTION!!!!!! This unique 2 bedroom, 2 bath home is nestled behind the beautiful Florida foliage that surrounds this large corner lot. Ceramic tile through-out. Inside laundry and fully enclosed Florida room with newer sliding windows are just a few of the amenities. This is the only unit available in the pet section on the newer side of the park! Winter will be here before you know it! Call today!!!

24. 2015-07-01
    listed $62,900 Active 410-char remark

    Show marketing remark (410 chars)

    PET SECTION!!!!!! This unique 2 bedroom, 2 bath home is nestled behind the beautiful Florida foliage that surrounds this large corner lot. Ceramic tile through-out. Inside laundry and fully enclosed Florida room with newer sliding windows are just a few of the amenities. This is the only unit available in the pet section on the newer side of the park! Winter will be here before you know it! Call today!!!

25. 2012-08-06
    soldstatus $55,000
26. 2010-09-03
    historical
27. 2009-05-05
    listed $75,000
28. 2008-09-05
    listed $81,900
29. 1981-12-01
    soldstatus $39,500

ⓘ 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: $2,497 · $208/mo
• Projected year-2 tax: $2,497 · $208/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 6/10 Major FEMA zone X (shaded) · 69% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,467
• − Mortgage interest: −$10,083
• − Property taxes: −$2,497
• − Insurance: −$900
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$5,236
• Taxable income: $4,357
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $5,930/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

+355.7% since first listed

13 events — show timeline

• 2026-03-29 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2015-10-09 Sold (Public Records) $55,000 Public Records
• 2015-10-06 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-08-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-08-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-07-01 Listed $62,900 Stellar MLS as Distributed by MLS Grid
• 2012-08-06 Sold (Public Records) $55,000 Public Records
• 2010-09-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-05-05 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2008-09-05 Listed $81,900 Stellar MLS as Distributed by MLS Grid
• 1981-12-01 Sold (Public Records) $39,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,497 · +1.9% YoY. Source: county tax records.