Glen Plan · Desoto Lakes, FL 34243

$349,990

3 bd · 2.5 ba · 1,673 sqft · Townhouse · 360 Days on market

Excellent condition ↓ 13% since listing

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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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.4/10.0
• 1% rule +4.9/10.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-story, all concrete block constructed townhome has an open concept downstairs that includes a large open kitchen, a powder room, and a large family room that overlooks a covered lanai, along with a one-car garage and two-car driveway. The second floor includes a spacious Bedroom 1, which includes Bathroom 1, two additional bedrooms, a full bathroom, and a laundry area. This home comes with all appliances including a stainless-steel refrigerator, built-in dishwasher, electric range, microwave, washer, and dryer.

Key facts

• One car garage
• Open concept
• Laundry area

Tags

• OPEN CONCEPT
• LARGE KITCHEN
• COVERED LANAI
• ONE CAR GARAGE
• TWO CAR DRIVEWAY
• LAUNDRY AREA

🏗️ New construction. The $349,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $283,965.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $350k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• To cash-flow at today's rent, offer at most $323k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (19.3% below list).
• Recommended offer: $282k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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.
• 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: Emma E. Booker Elementary School (math 35% / reading 32%, grade F, #1,758 of 2,144 statewide, top 83%, 468 students, 93% FRL); Booker Middle School (math 45% / reading 41%, grade D-, #331 of 571 statewide, top 59%, 950 students, 76% FRL); Booker High School (math 26% / reading 43%, grade F, #386 of 667 statewide, top 59%, 1,309 students, 68% FRL) — zoned schools average 79% FRL vs 42% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 63% district-wide (-26 pts) — the specific schools serving this property underperform the Sarasota average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-4.1%/yr); 388 active listings in the ZIP; 30 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; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 42% 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 $9k 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 360 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.

Recommended offer $282,478 (19.3% below list)

Questions for the listing agent

1. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.99% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $283,965
• List price: $349,990
• Delta: 23.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5933 Clubside Dr #7640	0.72mi	2/2.0 (-1)	1,508 (-10%)	14mo	$340,000	$225	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.53×
• Total profit: $-37,107
• Equity at exit: $42,340

10-year hold

• IRR: -10.0%
• Equity multiple: 0.47×
• Total profit: $-42,058
• Equity at exit: $24,552

Cash invested: $79,510 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,825 high
• Mortgage (P&I): −$1,489
• Tax est. 1.5%: −$355 /mo · $4,259/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $269

Break-even live

Break-even rent $2,484

Max offer price $283,965

Occupancy floor 85%

Sensitivity live

Price	-10% $465	-5% $367	+0% $269	+5% $171	+10% $73
Rent	-10% $46	-5% $158	+0% $269	+5% $381	+10% $492
Rate	-1.0pp $412	-0.5pp $341	base $269	+0.5pp $196	+1.0pp $121

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: $70,991
• Closing costs: $8,519
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6104 Turnbury Park Dr Sarasota, FL	1.0–3.0	1.0–2.0	1065	$2,505	$2.35	3d	29	0.44mi
6211 Timber Lake Dr Unit B9 Sarasota, FL	2.0	2.0	1274	$1,750	$1.37	25d	1	0.58mi
8445 Gardens Cir Sarasota, FL	1.0–3.0	1.0–2.0	973	$2,172	$2.23	3d	29	0.59mi
6920 Lennox Pl University Park, FL	3.0	2.0	2044	$8,300	$4.06	25d	1	0.59mi
6191 Timber Lake Dr Unit A6 Sarasota, FL	2.0	2.0	1178	$1,600	$1.36	25d	1	0.59mi
5735 Gardens Dr Unit 5735 Sarasota, FL	2.0	1.0	1068	$2,000	$1.87	25d	1	0.61mi
6909 Lennox Pl University Park, FL	3.0	2.0	2032	$6,500	$3.20	18d	1	0.63mi
6939 Lennox Pl University Park, FL	3.0	2.0	2034	$8,300	$4.08	25d	1	0.64mi
6041 Clubside Dr Unit 6041 Sarasota, FL	2.0	2.0	1380	$2,950	$2.14	25d	1	0.64mi
5924 Clubside Dr Sarasota, FL	2.0	2.0	1380	$2,500	$1.81	25d	1	0.65mi
5662 Gardens Dr #104 Sarasota, FL	2.0	2.0	1068	$1,950	$1.83	25d	1	0.70mi
8128 Villa Grande Ct Sarasota, FL	3.0	2.5	1818	$3,190	$1.75	21d	1	0.78mi
8119 Villa Grande Ct Unit Available Sarasota, FL	3.0	2.5	2120	$2,600	$1.23	25d	1	0.80mi
8204 Villa Grande Ct Sarasota, FL	3.0	2.5	2121	$3,200	$1.51	18d	1	0.88mi
7151 83rd Dr E Bradenton, FL	3.0	2.5	1596	$2,095	$1.31	18d	1	0.98mi
6120 Country Club Way #207 Sarasota, FL	2.0	2.0	1400	$1,950	$1.39	25d	1	1.10mi
7911 Whitebridge Gln University Park, FL	2.0	2.0	1721	$6,500	$3.78	25d	1	1.11mi
6110 Country Club Way #201 Sarasota, FL	2.0	2.0	1400	$4,000	$2.86	25d	1	1.12mi
8340 Brandeis Cir W Sarasota, FL	4.0	2.0	2179	$2,871	$1.32	13d	1	1.17mi
8316 Brandeis Cir W Sarasota, FL	3.0	2.0	1652	$2,450	$1.48	5d	1	1.18mi
8429 Cypress Lake Cir Sarasota, FL	4.0	2.0	1701	$3,600	$2.12	25d	1	1.21mi
7725 Whitebridge Gln University Park, FL	2.0	2.0	1344	$5,250	$3.91	25d	1	1.22mi
5025 82nd Way E Sarasota, FL	3.0	2.0	1321	$2,250	$1.70	25d	1	1.22mi
5409 Palm Aire Dr Sarasota, FL	3.0	2.0	2098	$3,500	$1.67	25d	1	1.24mi
8434 Cypress Lake Cir Sarasota, FL	3.0	2.0	1768	$3,500	$1.98	25d	1	1.24mi
7711 Whitebridge Gln University Park, FL	2.0	2.0	1609	$2,500	$1.55	25d	1	1.27mi
8240 Cypress Lake Dr Sarasota, FL	4.0	3.0	1993	$4,750	$2.38	18d	1	1.34mi
7755 Plantation Cir Bradenton, FL	3.0	2.5	1282	$2,600	$2.03	25d	1	1.43mi
5219 Inverness Dr Sarasota, FL	3.0	2.0	1933	$3,200	$1.66	25d	1	1.44mi
7557 Fairlinks Ct Sarasota, FL	3.0	2.0	1782	$7,000	$3.93	25d	1	1.45mi

Listing history 20 events

1. 2026-06-21
   days on market $349,990 Active 360 DOM
2. 2026-06-18
   days on market $349,990 Active 357 DOM
3. 2026-06-17
   days on market $349,990 Active 356 DOM
4. 2026-06-15
   days on market $349,990 Active 354 DOM
5. 2026-06-13
   days on market $349,990 Active 352 DOM
6. 2026-06-13
   days on market $349,990 Active 351 DOM
7. 2026-06-10
   days on market $349,990 Active 349 DOM
8. 2026-06-09
   days on market $349,990 Active 348 DOM
9. 2026-06-08
   days on market $349,990 Active 346 DOM
10. 2026-06-05
    days on market $349,990 Active 343 DOM
11. 2026-06-03
    days on market $349,990 Active 342 DOM
12. 2026-06-02
    days on market $349,990 Active 341 DOM
13. 2026-06-01
    days on market $349,990 Active 340 DOM
14. 2026-05-31
    days on market $349,990 Active 339 DOM
15. 2026-03-13
    price $349,990 525-char remark

    Show marketing remark (525 chars)

    This two-story, all concrete block constructed townhome has an open concept downstairs that includes a large open kitchen, a powder room, and a large family room that overlooks a covered lanai, along with a one-car garage and two-car driveway. The second floor includes a spacious Bedroom 1, which includes Bathroom 1, two additional bedrooms, a full bathroom, and a laundry area. This home comes with all appliances including a stainless-steel refrigerator, built-in dishwasher, electric range, microwave, washer, and dryer.

16. 2026-02-20
    price $364,990 525-char remark

    Show marketing remark (525 chars)

    This two-story, all concrete block constructed townhome has an open concept downstairs that includes a large open kitchen, a powder room, and a large family room that overlooks a covered lanai, along with a one-car garage and two-car driveway. The second floor includes a spacious Bedroom 1, which includes Bathroom 1, two additional bedrooms, a full bathroom, and a laundry area. This home comes with all appliances including a stainless-steel refrigerator, built-in dishwasher, electric range, microwave, washer, and dryer.

17. 2025-12-03
    price $374,990 525-char remark

    Show marketing remark (525 chars)

    This two-story, all concrete block constructed townhome has an open concept downstairs that includes a large open kitchen, a powder room, and a large family room that overlooks a covered lanai, along with a one-car garage and two-car driveway. The second floor includes a spacious Bedroom 1, which includes Bathroom 1, two additional bedrooms, a full bathroom, and a laundry area. This home comes with all appliances including a stainless-steel refrigerator, built-in dishwasher, electric range, microwave, washer, and dryer.

18. 2025-10-28
    price $379,990 525-char remark

    Show marketing remark (525 chars)

    This two-story, all concrete block constructed townhome has an open concept downstairs that includes a large open kitchen, a powder room, and a large family room that overlooks a covered lanai, along with a one-car garage and two-car driveway. The second floor includes a spacious Bedroom 1, which includes Bathroom 1, two additional bedrooms, a full bathroom, and a laundry area. This home comes with all appliances including a stainless-steel refrigerator, built-in dishwasher, electric range, microwave, washer, and dryer.

19. 2025-07-15
    price $389,990 525-char remark

    Show marketing remark (525 chars)

    This two-story, all concrete block constructed townhome has an open concept downstairs that includes a large open kitchen, a powder room, and a large family room that overlooks a covered lanai, along with a one-car garage and two-car driveway. The second floor includes a spacious Bedroom 1, which includes Bathroom 1, two additional bedrooms, a full bathroom, and a laundry area. This home comes with all appliances including a stainless-steel refrigerator, built-in dishwasher, electric range, microwave, washer, and dryer.

20. 2025-06-26
    listed $399,990 Active 525-char remark

    Show marketing remark (525 chars)

    This two-story, all concrete block constructed townhome has an open concept downstairs that includes a large open kitchen, a powder room, and a large family room that overlooks a covered lanai, along with a one-car garage and two-car driveway. The second floor includes a spacious Bedroom 1, which includes Bathroom 1, two additional bedrooms, a full bathroom, and a laundry area. This home comes with all appliances including a stainless-steel refrigerator, built-in dishwasher, electric range, microwave, washer, and dryer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,897
• − Mortgage interest: −$15,906
• − Property taxes: −$4,259
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,712
• − Management: −$2,712
• − Depreciation: −$8,261
• Taxable loss: −$1,373
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $3,559/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This modern townhouse is in excellent condition with a spacious layout and high-end finishes. It is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Landscaping and patio furniture — Enhances curb appeal and outdoor living space.
• Both Smart home integration — Improves convenience and adds modern amenities.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and patio furniture — Enhances curb appeal and outdoor living space. ↑
• Both Smart home integration — Improves convenience and adds modern amenities. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 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 (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 (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 · 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: ▼ -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

-12.5% since first listed

6 events — show timeline

• 2026-03-13 Price Changed $349,990 Zillow
• 2026-02-20 Price Changed $364,990 Zillow
• 2025-12-03 Price Changed $374,990 Zillow
• 2025-10-28 Price Changed $379,990 Zillow
• 2025-07-15 Price Changed $389,990 Zillow
• 2025-06-26 Listed $399,990 Zillow