6110 Country Club Way #204 · Desoto Lakes, FL 34243

$219,000

2 bd · 2.0 ba · 1,400 sqft · Condo public records · 150 Days on market

Built 1985 $485/mo HOA · 19% of rent ↓ 56% since listing

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Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Discover the serenity that lies within the desirable golf community of Palm Aire. A bright and welcoming space is created by the open-concept design, seamlessly linking the kitchen with the dining area and living room. This space features high-end ceramic wood-look tile that flows directly into the screened-in lanai, complemented by breathtaking views of the fairway on the 3rd hole of the Palm Aire Lakes golf course. Thoughtfully refreshed for its next owner, this unit features fresh interior paint throughout, brand-new, untouched carpet in the bedrooms, and a new microwave. Ceiling fans enhance the living room and bedrooms, while in-unit laun

Key facts

• Open-concept design
• Screened-in lanai
• In-unit laundry

Tags

• OPEN-CONCEPT DESIGN
• CERAMIC WOOD-LOOK TILE
• SCREENED-IN LANAI
• IN-UNIT LAUNDRY
• EN-SUITE BATH
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Directions: From University Parkway go north onto Whitfield Avenue, continue to 4-way stop, then right on Country Club Way, to right at entrance of The Hollows
• Financial info: Total annual fees: $5,820; Lease restrictions apply
• HOA & community: HOA managed by PMI Capstone Management / Marc Geraci; Quarterly association fees (includes common area taxes, pool, escrow reserves, grounds maintenance, pest control, trash); Condo fee: $485 monthly; Buyer/association approval required; Community features: Golf, Pool; Pets allowed (max ~100 lbs)

Exterior

• Parking: Covered parking; Ground-level parking; Guest parking; 1-car carport
• Utilities: Public water; Public sewer / sewer connected; Electricity connected; Cable available; Water connected
• Home design: Condominium; Residential property; Second-floor unit; Faces northeast; One living level (unit)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building name: THE HOLLOWS; Built with approximately 1,644 total building area
• Exterior features: Awning(s); Balcony; Sliding doors; Storage; On golf course; Asphalt road surface

Interior

• Kitchen: Convection oven; Cooktop; Range; Microwave; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-23 ($-271/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (1.8% below list).
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.4% in Desoto Lakes — 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 77/100 on livability (#189 in FL, #3,003 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A-; Watch: amenities F.
• Manatee (suburban): math 54% / reading 50% proficiency, ranked #26 of 73 in FL (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Robert Willis Elementary School (math 83% / reading 79%, grade A+, #95 of 2,144 statewide, top 5%, 765 students, 22% FRL); Braden River Middle School (math 54% / reading 47%, grade C, #246 of 571 statewide, top 44%, 810 students, 58% FRL); Braden River High School (math 44% / reading 52%, grade D, #201 of 667 statewide, top 30%, 1,774 students, 45% FRL).
• Market conditions: Rents falling (-4.1%/yr); 388 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 37% of the median local income ($81k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Manatee County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $21k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $219k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,720 (12.0% 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 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.14% ✓
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 7.3

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: -21.4%
• Equity multiple: 0.28×
• Total profit: $-43,929
• Equity at exit: $32,654

10-year hold

• IRR: -29.1%
• Equity multiple: -0.09×
• Total profit: $-67,101
• Equity at exit: $18,935

Cash invested: $61,320 (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 34243

• Home prices YoY: -23.0%
• Rents YoY: -4.1%
• Active inventory: 388
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,505 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$277 /mo · $3,319/yr
• Insurance: −$91
• HOA: −$485
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-23

Break-even live

Break-even rent $2,533

Max offer price $215,010

Occupancy floor 96%

Sensitivity live

Price	-10% $101	-5% $39	+0% $-23	+5% $-85	+10% $-147
Rent	-10% $-220	-5% $-122	+0% $-23	+5% $76	+10% $175
Rate	-1.0pp $88	-0.5pp $33	base $-23	+0.5pp $-79	+1.0pp $-137

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6110 Country Club Way #201 Sarasota, FL	2.0	2.0	1400	$4,000	$2.86	25d	1	0.02mi
6120 Country Club Way #207 Sarasota, FL	2.0	2.0	1400	$1,950	$1.39	25d	1	0.03mi
7886 Eagle Creek Dr Unit 7886 Sarasota, FL	2.0	2.0	983	$3,300	$3.36	25d	1	0.15mi
7794 Eagle Creek Dr #7794 Sarasota, FL	2.0	2.0	983	$1,800	$1.83	23d	1	0.17mi
7752 Eagle Creek Dr Unit 7752 Sarasota, FL	2.0	2.0	983	$1,650	$1.68	17d	1	0.18mi
7911 Whitebridge Gln University Park, FL	2.0	2.0	1721	$6,500	$3.78	25d	1	0.24mi
7725 Whitebridge Gln University Park, FL	2.0	2.0	1344	$5,250	$3.91	25d	1	0.31mi
7557 Fairlinks Ct Sarasota, FL	3.0	2.0	1782	$7,000	$3.93	25d	1	0.33mi
7711 Whitebridge Gln University Park, FL	2.0	2.0	1609	$2,500	$1.55	25d	1	0.34mi
5924 Clubside Dr Sarasota, FL	2.0	2.0	1380	$2,500	$1.81	25d	1	0.52mi
6191 Timber Lake Dr Unit A6 Sarasota, FL	2.0	2.0	1178	$1,600	$1.36	25d	1	0.53mi
6211 Timber Lake Dr Unit B9 Sarasota, FL	2.0	2.0	1274	$1,750	$1.37	25d	1	0.54mi
6041 Clubside Dr Unit 6041 Sarasota, FL	2.0	2.0	1380	$2,950	$2.14	25d	1	0.56mi
5769 Avista Dr #5769 Sarasota, FL	2.0	2.0	1212	$1,950	$1.61	25d	1	0.61mi
8128 Villa Grande Ct Sarasota, FL	3.0	2.5	1818	$3,190	$1.75	21d	1	0.66mi
5735 Gardens Dr Unit 5735 Sarasota, FL	2.0	1.0	1068	$2,000	$1.87	25d	1	0.68mi
6104 Turnbury Park Dr Sarasota, FL	1.0–3.0	1.0–2.0	1065	$2,044	$1.92	3d	29	0.68mi
5662 Gardens Dr #104 Sarasota, FL	2.0	2.0	1068	$1,950	$1.83	25d	1	0.74mi
5640 Golf Pointe Dr #101 Sarasota, FL	3.0	2.0	1529	$2,250	$1.47	5d	1	0.77mi
7186 Lakeside Dr Sarasota, FL	3.0	2.0	1518	$2,750	$1.81	17d	1	0.79mi
5761 Avista Dr Unit 5761 Sarasota, FL	2.0	2.0	1284	$4,000	$3.12	25d	1	0.81mi
5905 Doral Dr Sarasota, FL	2.0	2.0	1298	$2,400	$1.85	25d	1	0.81mi
5635 Golf Pointe Dr #101 Sarasota, FL	2.0	2.0	1529	$2,000	$1.31	5d	1	0.85mi
5008 Medalist Rd Sarasota, FL	3.0	2.0	1824	$3,000	$1.64	25d	1	0.86mi
8445 Gardens Cir Sarasota, FL	1.0–3.0	1.0–2.0	973	$1,852	$1.90	3d	29	0.87mi
7405 W Country Club Dr N #104 Sarasota, FL	3.0	2.0	1444	$3,200	$2.22	25d	1	0.93mi
7452 W Country Club Dr N Unit 1546435P Sarasota, FL	2.0	2.0	1173	$2,742	$2.34	13d	1	0.93mi
7351 W Country Club Dr N #202 Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	25d	1	0.96mi
6718 Virginia Xing University Park, FL	3.0	2.0	1721	$5,250	$3.05	25d	1	1.05mi
7251 W Country Club Dr N #226 Sarasota, FL	2.0	2.0	1118	$2,000	$1.79	25d	1	1.07mi
7231 W Country Club Dr N #232 Sarasota, FL	2.0	2.0	909	$2,000	$2.20	25d	1	1.07mi
7211 W Country Club Dr N #133 Sarasota, FL	2.0	2.0	909	$1,500	$1.65	13d	1	1.09mi
5025 82nd Way E Sarasota, FL	3.0	2.0	1321	$2,250	$1.70	25d	1	1.10mi
8316 Brandeis Cir W Sarasota, FL	3.0	2.0	1652	$2,450	$1.48	5d	1	1.11mi
7234 Eleanor Cir #203 Sarasota, FL	2.0	2.0	1064	$2,150	$2.02	17d	1	1.13mi
7093 Fairway Bend Ln Sarasota, FL	2.0	2.0	1756	$4,600	$2.62	25d	1	1.14mi
7887 Lockwood Ridge Rd Sarasota, FL	1.0–2.0	1.0–2.0	916	$2,297	$2.51	3d	16	1.19mi
7151 83rd Dr E Bradenton, FL	3.0	2.5	1596	$2,095	$1.31	17d	1	1.21mi
7461 W Country Club Dr N Sarasota, FL	2.0	2.0	1153	$2,275	$1.97	5d	4	1.26mi
8434 Cypress Lake Cir Sarasota, FL	3.0	2.0	1768	$3,500	$1.98	25d	1	1.30mi

HOA detail condo

• Monthly dues: $485 · $5,820/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-22
   days on market $219,000 Active 150 DOM
2. 2026-06-18
   days on market $219,000 Active 147 DOM
3. 2026-06-17
   days on market $219,000 Active 146 DOM
4. 2026-06-16
   days on market $219,000 Active 145 DOM
5. 2026-06-15
   days on market $219,000 Active 144 DOM
6. 2026-06-13
   days on market $219,000 Active 142 DOM
7. 2026-06-13
   days on market $219,000 Active 141 DOM
8. 2026-06-10
   days on market $219,000 Active 139 DOM
9. 2026-06-09
   days on market $219,000 Active 138 DOM
10. 2026-06-08
    days on market $219,000 Active 137 DOM
11. 2026-06-08
    pricedays on market $219,000 Active 136 DOM
12. 2026-06-03
    days on market $220,000 Active 132 DOM
13. 2026-06-02
    days on market $220,000 Active 131 DOM
14. 2026-06-01
    days on market $220,000 Active 130 DOM
15. 2026-05-31
    days on market $220,000 Active 129 DOM
16. 2026-03-19
    price $220,000
17. 2026-02-23
    price $230,000
18. 2026-01-22
    listed $240,000 Active
19. 2016-03-11
    soldstatus $130,000
20. 2006-01-20
    listed $260,000
21. 1998-04-08
    soldstatus $82,000
22. 1997-09-29
    soldstatus $73,700
23. 1986-12-01
    soldstatus $800,000
24. 1986-11-01
    soldstatus $500,000

ⓘ 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: $3,319 · $277/mo
• Projected year-2 tax: $3,319 · $277/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $30,057
• − Mortgage interest: −$12,267
• − Property taxes: −$3,319
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − HOA: −$5,820
• − Depreciation: −$6,371
• Taxable loss: −$3,625
• Est. tax savings @ 24.0%: +$870
• After-tax cash flow: $599/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: Manatee
• NCES district ID: 1201230
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $49,607
• Composite: 44.43/100
• National rank: #2806
• State rank: #26 of 73 in FL

Livability — Desoto Lakes

• Score: 77/100
• State rank: #189
• US rank: #3003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Manatee County · 416,364 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 32,773
• Household income: $81,219
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1138.0

Population outlook (Manatee County) Hauer SSP2

• Today (2025): 447,342 people
• By 2030: 488,911 · +9.3%
• By 2040: 567,934 · +27.0%
• By 2050: 637,995 · +42.6%
• By 2075: 781,970 · +74.8%
• By 2100: 848,272 · +89.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 11% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 16% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 8% Russian/Polish/Slavic 3% Other Indo-European 3%

Political lean MEDSL · Manatee

• 2024 margin: Strong R (+23.5) · D 37.9% · R 61.4%
• 2008→2024 swing: -16.5pp toward R · 2008: -7.0pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+16.1 2016: R+17.1 2012: R+12.5 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.67%
• Current HPI: 280.5372
• Rent YoY: ▼ -4.14%
• 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

-56.0% since first listed

9 events — show timeline

• 2026-03-19 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-11 Sold (Public Records) $130,000 Public Records
• 2006-01-20 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 1998-04-08 Sold (Public Records) $82,000 Public Records
• 1997-09-29 Sold (Public Records) $73,700 Public Records
• 1986-12-01 Sold (Public Records) $800,000 Public Records
• 1986-11-01 Sold (Public Records) $500,000 Public Records

Property tax history

+8.0%/yr

Latest (2024): $3,319 · +2.9% YoY. Source: county tax records.