272 Captains Ct · Warm Mineral Springs, FL 34287

$139,900

2 bd · 2.0 ba · 1,143 sqft · Manufactured public records · 94 Days on market

Built 1987 5,001 sqft lot $196/mo HOA · 11% 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on a quiet cul-de-sac in the highly desired, pet friendly, land owned community of Harbor Isles, this well maintained 2 bedroom, 2 bath manufactured home is being offered turnkey furnished and is ready for you to move right in and start enjoying the Florida lifestyle. The home features a bright and inviting floor plan with a wonderful Florida room stretching across the front of the home, providing the perfect spot to relax, entertain guests, or enjoy your morning coffee. The lovely kitchen offers a built-in table for casual dining along with newer appliances and plenty of cabinet space. The spacious primary bedroom includes a walk-in closet and private bath, while the second bedroom and bath provide comfortable accommodations for guests. The roof was replaced in 2020 and the home has been lovingly cared for over the years. Harbor Isles is a vibrant, land owned community known for its active lifestyle and resort-style amenities. Residents enjoy a large clubhouse, heated pool and spa, fitness center, tennis and pickleball courts, shuffleboard, bocce ball, and an active marina with access to the Intracoastal Waterway and Gulf of Mexico. With a full calendar of social events and activities throughout the year, Harbor Isles offers a welcoming community atmosphere just minutes from shopping, dining, beautiful beaches, and historic downtown Venice.

Key facts

• Land owned community
• Walk-in closet
• Private bath

Tags

• CUL-DE-SAC
• LAND OWNED COMMUNITY
• FLORIDA ROOM
• WALK-IN CLOSET
• PRIVATE BATH
• HEATED POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (13.0% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $122k (13.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#604 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, 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.
• Market conditions: Rents flat; 852 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 33% of the median local income ($63k/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 $967 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 94 days — a 9% lower offer ($127k) 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.

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; major wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,777 (13.0% 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 94 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.25% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.92%
• DSCR: 1.44
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.14×
• Total profit: $-33,557
• Equity at exit: $20,860

10-year hold

• IRR: -48.6%
• Equity multiple: -0.39×
• Total profit: $-54,483
• Equity at exit: $12,096

Cash invested: $39,172 (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 34287

• Home prices YoY: -20.1%
• Rents YoY: 0.3%
• Active inventory: 852
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,751 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$196
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-103

Break-even live

Break-even rent $1,881

Max offer price $121,777

Occupancy floor —

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $196 · $2,352/yr
• Likely covers: waterpoolgym

Listing history 27 events

1. 2026-06-18
   days on market $139,900 Active 94 DOM
2. 2026-06-17
   days on market $139,900 Active 93 DOM
3. 2026-06-16
   days on market $139,900 Active 92 DOM
4. 2026-06-15
   days on market $139,900 Active 91 DOM
5. 2026-06-13
   days on market $139,900 Active 89 DOM
6. 2026-06-13
   days on market $139,900 Active 88 DOM
7. 2026-06-10
   days on market $139,900 Active 86 DOM
8. 2026-06-09
   days on market $139,900 Active 85 DOM
9. 2026-06-08
   days on market $139,900 Active 84 DOM
10. 2026-06-08
    days on market $139,900 Active 83 DOM
11. 2026-06-05
    days on market $139,900 Active 80 DOM
12. 2026-06-03
    days on market $139,900 Active 79 DOM
13. 2026-06-02
    days on market $139,900 Active 78 DOM
14. 2026-06-01
    days on market $139,900 Active 77 DOM
15. 2026-05-31
    days on market $139,900 Active 76 DOM
16. 2026-05-04
    status Active 1371-char remark

    Show marketing remark (1371 chars)

    Located on a quiet cul-de-sac in the highly desired, pet friendly, land owned community of Harbor Isles, this well maintained 2 bedroom, 2 bath manufactured home is being offered turnkey furnished and is ready for you to move right in and start enjoying the Florida lifestyle. The home features a bright and inviting floor plan with a wonderful Florida room stretching across the front of the home, providing the perfect spot to relax, entertain guests, or enjoy your morning coffee. The lovely kitchen offers a built-in table for casual dining along with newer appliances and plenty of cabinet space. The spacious primary bedroom includes a walk-in closet and private bath, while the second bedroom and bath provide comfortable accommodations for guests. The roof was replaced in 2020 and the home has been lovingly cared for over the years. Harbor Isles is a vibrant, land owned community known for its active lifestyle and resort-style amenities. Residents enjoy a large clubhouse, heated pool and spa, fitness center, tennis and pickleball courts, shuffleboard, bocce ball, and an active marina with access to the Intracoastal Waterway and Gulf of Mexico. With a full calendar of social events and activities throughout the year, Harbor Isles offers a welcoming community atmosphere just minutes from shopping, dining, beautiful beaches, and historic downtown Venice.

17. 2026-04-27
    status Pending 1371-char remark

    Show marketing remark (1371 chars)

    Located on a quiet cul-de-sac in the highly desired, pet friendly, land owned community of Harbor Isles, this well maintained 2 bedroom, 2 bath manufactured home is being offered turnkey furnished and is ready for you to move right in and start enjoying the Florida lifestyle. The home features a bright and inviting floor plan with a wonderful Florida room stretching across the front of the home, providing the perfect spot to relax, entertain guests, or enjoy your morning coffee. The lovely kitchen offers a built-in table for casual dining along with newer appliances and plenty of cabinet space. The spacious primary bedroom includes a walk-in closet and private bath, while the second bedroom and bath provide comfortable accommodations for guests. The roof was replaced in 2020 and the home has been lovingly cared for over the years. Harbor Isles is a vibrant, land owned community known for its active lifestyle and resort-style amenities. Residents enjoy a large clubhouse, heated pool and spa, fitness center, tennis and pickleball courts, shuffleboard, bocce ball, and an active marina with access to the Intracoastal Waterway and Gulf of Mexico. With a full calendar of social events and activities throughout the year, Harbor Isles offers a welcoming community atmosphere just minutes from shopping, dining, beautiful beaches, and historic downtown Venice.

18. 2026-03-09
    listed $139,900 Active 1371-char remark

    Show marketing remark (1371 chars)

    Located on a quiet cul-de-sac in the highly desired, pet friendly, land owned community of Harbor Isles, this well maintained 2 bedroom, 2 bath manufactured home is being offered turnkey furnished and is ready for you to move right in and start enjoying the Florida lifestyle. The home features a bright and inviting floor plan with a wonderful Florida room stretching across the front of the home, providing the perfect spot to relax, entertain guests, or enjoy your morning coffee. The lovely kitchen offers a built-in table for casual dining along with newer appliances and plenty of cabinet space. The spacious primary bedroom includes a walk-in closet and private bath, while the second bedroom and bath provide comfortable accommodations for guests. The roof was replaced in 2020 and the home has been lovingly cared for over the years. Harbor Isles is a vibrant, land owned community known for its active lifestyle and resort-style amenities. Residents enjoy a large clubhouse, heated pool and spa, fitness center, tennis and pickleball courts, shuffleboard, bocce ball, and an active marina with access to the Intracoastal Waterway and Gulf of Mexico. With a full calendar of social events and activities throughout the year, Harbor Isles offers a welcoming community atmosphere just minutes from shopping, dining, beautiful beaches, and historic downtown Venice.

19. 2023-06-08
    soldstatus $165,900 Closed 1203-char remark

    Show marketing remark (1203 chars)

    Well maintained home in popular land owned, pet friendly, 55+ community of Harbor Isles. Great location on a cul-de-sac and walking distance to the 5 star amenities and activities. There is a 1st come 1st serve marina, boat launch, kayak/canoe launch and fishing dock at the rear of the community with access to the Myakka River. A lovely lanai with glass windows runs across the front of the home which is a great space for crafts, relaxing or entertaining. Very unique eat in kitchen space which can accommodate your meal and your lap top! The living room/dining room space is open but cozy. Both bedroom sizes are generous and the main suite has a walk-in closet. There is a bonus area with a built-in desk. Laundry is in the nicely organized utility room. The shingle roof for the home was replaced in 2020, the lanai roof was replaced 2023, A/C 2013, hot water heater 2017, kitchen appliances are 5 years old, guest bathroom tub/shower was replaced with a new shower insert, new dryer and new wire underpinning . Convenient to the Braves ball field, new downtown Wellen Park area, beaches, shopping, dining, churches, library, interstate, airports and more! Call today for your private tour!

20. 2023-06-08
    soldstatus $165,900

    Show marketing remark (1203 chars)

    Well maintained home in popular land owned, pet friendly, 55+ community of Harbor Isles. Great location on a cul-de-sac and walking distance to the 5 star amenities and activities. There is a 1st come 1st serve marina, boat launch, kayak/canoe launch and fishing dock at the rear of the community with access to the Myakka River. A lovely lanai with glass windows runs across the front of the home which is a great space for crafts, relaxing or entertaining. Very unique eat in kitchen space which can accommodate your meal and your lap top! The living room/dining room space is open but cozy. Both bedroom sizes are generous and the main suite has a walk-in closet. There is a bonus area with a built-in desk. Laundry is in the nicely organized utility room. The shingle roof for the home was replaced in 2020, the lanai roof was replaced 2023, A/C 2013, hot water heater 2017, kitchen appliances are 5 years old, guest bathroom tub/shower was replaced with a new shower insert, new dryer and new wire underpinning . Convenient to the Braves ball field, new downtown Wellen Park area, beaches, shopping, dining, churches, library, interstate, airports and more! Call today for your private tour!

21. 2023-05-22
    status Pending 1203-char remark

    Show marketing remark (1203 chars)

    Well maintained home in popular land owned, pet friendly, 55+ community of Harbor Isles. Great location on a cul-de-sac and walking distance to the 5 star amenities and activities. There is a 1st come 1st serve marina, boat launch, kayak/canoe launch and fishing dock at the rear of the community with access to the Myakka River. A lovely lanai with glass windows runs across the front of the home which is a great space for crafts, relaxing or entertaining. Very unique eat in kitchen space which can accommodate your meal and your lap top! The living room/dining room space is open but cozy. Both bedroom sizes are generous and the main suite has a walk-in closet. There is a bonus area with a built-in desk. Laundry is in the nicely organized utility room. The shingle roof for the home was replaced in 2020, the lanai roof was replaced 2023, A/C 2013, hot water heater 2017, kitchen appliances are 5 years old, guest bathroom tub/shower was replaced with a new shower insert, new dryer and new wire underpinning . Convenient to the Braves ball field, new downtown Wellen Park area, beaches, shopping, dining, churches, library, interstate, airports and more! Call today for your private tour!

22. 2023-02-20
    price $189,900 1203-char remark

    Show marketing remark (1203 chars)

    Well maintained home in popular land owned, pet friendly, 55+ community of Harbor Isles. Great location on a cul-de-sac and walking distance to the 5 star amenities and activities. There is a 1st come 1st serve marina, boat launch, kayak/canoe launch and fishing dock at the rear of the community with access to the Myakka River. A lovely lanai with glass windows runs across the front of the home which is a great space for crafts, relaxing or entertaining. Very unique eat in kitchen space which can accommodate your meal and your lap top! The living room/dining room space is open but cozy. Both bedroom sizes are generous and the main suite has a walk-in closet. There is a bonus area with a built-in desk. Laundry is in the nicely organized utility room. The shingle roof for the home was replaced in 2020, the lanai roof was replaced 2023, A/C 2013, hot water heater 2017, kitchen appliances are 5 years old, guest bathroom tub/shower was replaced with a new shower insert, new dryer and new wire underpinning . Convenient to the Braves ball field, new downtown Wellen Park area, beaches, shopping, dining, churches, library, interstate, airports and more! Call today for your private tour!

23. 2023-01-04
    listed $204,900 Active 1203-char remark

    Show marketing remark (1203 chars)

    Well maintained home in popular land owned, pet friendly, 55+ community of Harbor Isles. Great location on a cul-de-sac and walking distance to the 5 star amenities and activities. There is a 1st come 1st serve marina, boat launch, kayak/canoe launch and fishing dock at the rear of the community with access to the Myakka River. A lovely lanai with glass windows runs across the front of the home which is a great space for crafts, relaxing or entertaining. Very unique eat in kitchen space which can accommodate your meal and your lap top! The living room/dining room space is open but cozy. Both bedroom sizes are generous and the main suite has a walk-in closet. There is a bonus area with a built-in desk. Laundry is in the nicely organized utility room. The shingle roof for the home was replaced in 2020, the lanai roof was replaced 2023, A/C 2013, hot water heater 2017, kitchen appliances are 5 years old, guest bathroom tub/shower was replaced with a new shower insert, new dryer and new wire underpinning . Convenient to the Braves ball field, new downtown Wellen Park area, beaches, shopping, dining, churches, library, interstate, airports and more! Call today for your private tour!

24. 2011-03-02
    soldstatus $86,000
25. 2009-11-23
    listed $96,500
26. 2009-01-08
    listed $109,500
27. 1988-10-18
    soldstatus $62,500

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$305/yr (+$25/mo · 35.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $21,012
• − Mortgage interest: −$7,837
• − Property taxes: −$856
• − Insurance: −$5,818
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − HOA: −$2,352
• − Depreciation: −$4,070
• Taxable loss: −$3,283
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $-443/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 — Warm Mineral Springs

• Score: 66/100
• State rank: #604
• US rank: #11606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warm Mineral Springs, FL
• County: Sarasota County · 448,376 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 25,929
• Household income: $63,464
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 522.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 7% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 16% · Canada, Philippines
• Languages at home: 81% English-only · Spanish 8% Russian/Polish/Slavic 5% French/Haitian/Cajun 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: ▼ -70.89%
• Current HPI: 280.8484
• Rent YoY: ▲ 0.26%
• 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

+123.8% since first listed

12 events — show timeline

• 2026-05-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2023-06-08 Sold (Public Records) $165,900 Public Records
• 2023-06-08 Sold (MLS) $165,900 Stellar MLS as Distributed by MLS Grid
• 2023-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-20 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2023-01-04 Listed $204,900 Stellar MLS as Distributed by MLS Grid
• 2011-03-02 Sold (Public Records) $86,000 Public Records
• 2009-11-23 Listed $96,500 Stellar MLS as Distributed by MLS Grid
• 2009-01-08 Listed $109,500 Stellar MLS as Distributed by MLS Grid
• 1988-10-18 Sold (Public Records) $62,500 Public Records

Property tax history

-1.3%/yr

Latest (2025): $856 · +7.0% YoY. Source: county tax records.