5294 Huntingwood Ct #59 · The Meadows, FL 34235

$249,900

3 bd · 2.0 ba · 1,535 sqft · Condo public records · 33 Days on market

Built 1987 $163/sqft · 10% below area Est $301k · 17% under $680/mo HOA · 23% 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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• Schools +5.4/10.0
• Rent growth +4.9/5.0
• DSCR +4.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rarely available, private setting with a view. Stunning updated townhouse overlooking the Meadows golf course. Tile throughout the 1st floor living area with carpeted master bedroom on the ground floo r. Outdoor courtyard in front entrance & tiled patio off the living room with screened lanai off the master bedroom. Extra storage area plus a 1 car garage. Many upgrades incl. Unique Air appliance co ntract thru July 20, 2006. Affordable golf & tennis community only 15 minutes from downtown Sarasota and Lido Beach. Two community heated pools.

Key facts

• Biking paths
• Golf course views
• Private courtyard

Tags

• GOLF COURSE VIEWS
• PRIVATE COURTYARD
• COVERED AND SCREENED LANAI
• AMENITY RICH COMMUNITY
• WALKING TRAILS
• BIKING PATHS

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees reported: $680.19 (total monthly); Total annual fees reported: $8,162.33; Condo fees reported quarterly (example listed as $1,798 quarterly)
• HOA & community: HOA required (Progressive; The Meadows); Monthly condo fee: $599; Quarterly association fee; annual association fee listed; Association amenities include pool; association fee includes cable TV, pool, escrow reserves fund, and grounds maintenance; Buyer approval and association approval required; Community amenities: community mailbox, fitness center, pool, tennis courts, deed restrictions; Pets allowed (max ~35 lbs)

Exterior

• Parking: Driveway; Attached garage with garage door opener (1 garage space)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential condominium; Two-story building; Faces east; Entry on floor 1
• Construction: Stucco construction; Tile roof; Slab foundation; Built as part of a multi-unit building
• Exterior features: Sliding doors; Mature landscaping; Cul-de-sac lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Stone counters
• Bedrooms: 3 bedrooms (1st floor)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room/dining room combo; Split bedroom layout; Stone counters; Vaulted ceilings; Sliding doors
• Laundry & utility: Washer; Dryer; Inside laundry with laundry closet; Inside utility and storage rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#465 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A; Watch: amenities F, commute F, health & safety 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: Gocio Elementary School (math 46% / reading 44%, grade D-, #1,271 of 2,144 statewide, top 60%, 644 students, 86% FRL); Booker High School (math 26% / reading 43%, grade F, #386 of 667 statewide, top 59%, 1,309 students, 68% FRL) — zoned schools average 77% FRL vs 42% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 63% district-wide (-23 pts) — the specific schools serving this property underperform the Sarasota average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+9.7%/yr); 227 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $2,996/mo this rent would consume 46% of the median local household income ($79k/yr) (locally 512% 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 $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.20% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 7.0

CMA / ARV

• ARV (median comp): $301,098
• List price: $249,900
• Delta: -17.00%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.74×
• Total profit: $-18,375
• Equity at exit: $37,261

10-year hold

• IRR: 9.4%
• Equity multiple: 1.93×
• Total profit: $65,213
• Equity at exit: $21,607

Cash invested: $69,972 (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 34235

• Rents YoY: 9.7%
• Active inventory: 227
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,996 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$179 /mo · $2,152/yr
• Insurance: −$104
• HOA: −$680
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $93

Break-even live

Break-even rent $2,878

Max offer price $249,900

Occupancy floor 92%

Sensitivity live

Price	-10% $234	-5% $163	+0% $93	+5% $22	+10% $-49
Rent	-10% $-144	-5% $-26	+0% $93	+5% $211	+10% $329
Rate	-1.0pp $219	-0.5pp $156	base $93	+0.5pp $28	+1.0pp $-38

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6939 Lennox Pl University Park, FL	3.0	2.0	2034	$8,300	$4.08	24d	1	1.38mi
7151 83rd Dr E Bradenton, FL	3.0	2.5	1596	$2,095	$1.31	16d	1	1.38mi
6920 Lennox Pl University Park, FL	3.0	2.0	2044	$8,300	$4.06	24d	1	1.41mi
6909 Lennox Pl University Park, FL	3.0	2.0	2032	$6,500	$3.20	16d	1	1.46mi

HOA detail condo

• Monthly dues: $680 · $8,160/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $249,900 Active 33 DOM
2. 2026-06-17
   days on market $249,900 Active 32 DOM
3. 2026-06-16
   days on market $249,900 Active 31 DOM
4. 2026-06-15
   days on market $249,900 Active 30 DOM
5. 2026-06-13
   days on market $249,900 Active 28 DOM
6. 2026-06-13
   days on market $249,900 Active 27 DOM
7. 2026-06-10
   days on market $249,900 Active 25 DOM
8. 2026-06-09
   days on market $249,900 Active 24 DOM
9. 2026-06-08
   days on market $249,900 Active 23 DOM
10. 2026-06-08
    days on market $249,900 Active 22 DOM
11. 2026-06-05
    days on market $249,900 Active 19 DOM
12. 2026-06-03
    days on market $249,900 Active 18 DOM
13. 2026-06-02
    days on market $249,900 Active 17 DOM
14. 2026-06-01
    days on market $249,900 Active 16 DOM
15. 2026-05-31
    days on market $249,900 Active 15 DOM
16. 2026-05-14
    listed $249,900 Active 1410-char remark
17. 2006-01-03
    soldstatus $330,000
18. 2005-12-30
    soldstatus $330,000 558-char remark

    Show marketing remark (558 chars)

    Rarely available, private setting with a view. Stunning updated townhouse overlooking the Meadows golf course. Tile throughout the 1st floor living area with carpeted master bedroom on the ground floo r. Outdoor courtyard in front entrance & tiled patio off the living room with screened lanai off the master bedroom. Extra storage area plus a 1 car garage. Many upgrades incl. Unique Air appliance co ntract thru July 20, 2006. Affordable golf & tennis community only 15 minutes from downtown Sarasota and Lido Beach. Two community heated pools.

19. 2005-07-18
    listed $349,500 558-char remark

    Show marketing remark (558 chars)

    Rarely available, private setting with a view. Stunning updated townhouse overlooking the Meadows golf course. Tile throughout the 1st floor living area with carpeted master bedroom on the ground floo r. Outdoor courtyard in front entrance & tiled patio off the living room with screened lanai off the master bedroom. Extra storage area plus a 1 car garage. Many upgrades incl. Unique Air appliance co ntract thru July 20, 2006. Affordable golf & tennis community only 15 minutes from downtown Sarasota and Lido Beach. Two community heated pools.

20. 1997-04-23
    soldstatus $120,500

ⓘ 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: $2,152 · $179/mo
• Projected year-2 tax: $2,152 · $179/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 1/10 Low FEMA zone C · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $35,950
• − Mortgage interest: −$13,998
• − Property taxes: −$2,152
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,876
• − Management: −$2,876
• − HOA: −$8,160
• − Depreciation: −$7,270
• Taxable loss: −$2,632
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $1,744/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 — The Meadows

• Score: 69/100
• State rank: #465
• US rank: #8393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Meadows, FL
• County: Sarasota County · 448,376 people
• City population: 15,114
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 15,146
• Household income: $78,958
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 512.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 18% Black 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 5% Slovak 3% Scotch-Irish 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -307.37%
• Current HPI: 253.3964
• Rent YoY: ▲ 9.68%
• 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

+107.4% since first listed

7 events — show timeline

• 2026-05-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-03 Sold (Public Records) $330,000 Public Records
• 2005-12-30 Sold (MLS) $330,000 Stellar MLS as Distributed by MLS Grid
• 2005-07-18 Listed $349,500 Stellar MLS as Distributed by MLS Grid
• 1997-04-23 Sold (Public Records) $120,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,152 · +5.1% YoY. Source: county tax records.