5221 Beechmont Ave · Desoto Acres, FL 34234

$159,500

2 bd · 1.5 ba · 864 sqft · Manufactured public records · 27 Days on market

Built 1973 4,059 sqft lot $137/mo HOA · 6% of rent

---

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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Charming 2BR/2BA home with the rare benefit of private ensuite bedrooms. Freshly painted inside and out, this move-in-ready property features new luxury vinyl flooring, a new carport, and an 8x10 shed with washer, dryer, and water heater (12/25). The kitchen offers a movable island for flexible prep and entertaining space, while additional improvements include A/C replaced 7/25, newer plumbing, some newer windows, awnings, gutters, and blinds throughout. Enjoy fresh air year-round from the enclosed 9 x 14 porch. A wonderful opportunity to experience comfort, function, and value in one inviting home. Tri-par Estates is a 55+ community that provides a wealth of amenities: enjoy a heated and c

Key facts

• Brand-new spa
• Movable island
• Enclosed porch

Tags

• PRIVATE ENSUITE BEDROOMS
• NEW LUXURY VINYL FLOORING
• MOVABLE ISLAND
• ENCLOSED PORCH
• HEATED AND COOLED LARGE POOL
• BRAND-NEW SPA

Property features AI

Finance

• Other: Furnished; Lease restrictions apply
• HOA & community: HOA required (Dean Chandler); Monthly HOA approximately $137.33 (annual fee $1,648); Association approval required; HOA amenities include cable TV, clubhouse, fitness center, laundry, pickleball courts, pool, recreation facilities, shuffleboard court, spa/hot tub, and storage; Community features include buyer approval required, clubhouse, deed restrictions, fitness center, golf carts allowed, pool, and street lights; Senior community; Pets allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Sewer connected; Water connected; Cable available; Fiber optic available
• Home design: Mobile home (double wide); One level; Faces east
• Construction: Metal siding; Vinyl siding; Metal roof; Crawlspace foundation with pillar/post/pier
• Exterior features: Enclosed patio; Front porch; Awnings; Private mailbox; Rain gutters; In-ground heated pool with lighting; Heated in-ground spa

Interior

• Kitchen: Range; Microwave; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms (one-level home)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Thermostat; Aluminum window frames
• Laundry & utility: Washer hookup; Dryer hookup (electric); Outdoor laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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); 268 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 27 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,107 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.44% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.56%
• DSCR: 1.60
• GRM: 5.8

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-257
• Equity at exit: $23,782

10-year hold

• IRR: 5.7%
• Equity multiple: 1.36×
• Total profit: $15,878
• Equity at exit: $13,791

Cash invested: $44,660 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$836
• Tax from tax record: −$264 /mo · $3,165/yr
• Insurance: −$66
• HOA: −$137
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $505

Break-even live

Break-even rent $1,650

Max offer price $159,500

Occupancy floor 73%

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: $39,875
• Closing costs: $4,785
• 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	1d	20	0.91mi
2351 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1046	$2,480	$2.37	1d	24	1.04mi
2575 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1026	$2,318	$2.26	1d	25	1.26mi
8310 Bella Grove Cir Sarasota, FL	1.0–2.0	1.0–2.0	897	$1,891	$2.11	1d	13	1.33mi
8377 38th Street Cir E Sarasota, FL	1.0	1.0	900	$1,994	$2.22	15d	2	1.39mi
8357 38th Street Cir E #104 Sarasota, FL	2.0	2.0	1080	$4,400	$4.07	23d	1	1.42mi
8341 38th Street Cir E Unit 200 Sarasota, FL	1.0	1.0	900	$1,997	$2.22	15d	1	1.49mi

HOA detail

• Monthly dues: $137 · $1,644/yr
• Likely covers: water

Listing history 16 events

1. 2026-06-18
   days on market $159,500 Active 27 DOM
2. 2026-06-17
   days on market $159,500 Active 26 DOM
3. 2026-06-16
   days on market $159,500 Active 25 DOM
4. 2026-06-15
   days on market $159,500 Active 24 DOM
5. 2026-06-13
   days on market $159,500 Active 22 DOM
6. 2026-06-13
   days on market $159,500 Active 21 DOM
7. 2026-06-10
   days on market $159,500 Active 19 DOM
8. 2026-06-09
   days on market $159,500 Active 18 DOM
9. 2026-06-08
   days on market $159,500 Active 17 DOM
10. 2026-06-08
    days on market $159,500 Active 16 DOM
11. 2026-06-05
    days on market $159,500 Active 13 DOM
12. 2026-06-03
    days on market $159,500 Active 12 DOM
13. 2026-06-02
    days on market $159,500 Active 11 DOM
14. 2026-06-01
    days on market $159,500 Active 10 DOM
15. 2026-05-31
    days on market $159,500 Active 9 DOM
16. 2026-05-22
    listed $159,500 Active

ⓘ 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: $3,165 · $264/mo
• Projected year-2 tax: $3,165 · $264/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 (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: −$8,934
• − Property taxes: −$3,165
• − Insurance: −$798
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$1,644
• − Depreciation: −$4,640
• Taxable income: $3,891
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $5,121/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

1 event — show timeline

• 2026-05-22 Listed $159,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $3,165 · -1.3% YoY. Source: county tax records.