7461 W Country Club Dr N #402 · Desoto Acres, FL 34243

$165,000

2 bd · 2.0 ba · 1,090 sqft · Condo public records · 7 Days on market

Built 1973 $484/mo HOA · 18% of rent

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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 +29.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Gorgeous Palm Aire unit with beautiful full view of golf course from the top floor. Updated windows and AC. This condominium is perfect for full time or seasonal living. Or can be used as a rental. Both bedrooms have their own bathroom. Screen balcony to enjoy the breezes and views. Watch the sunrise from the balcony. Close to the university Town Center, restaurants, shopping, supporting services, I-75 and the Sarasota Airport.

Key facts

• Close to restaurants
• Updated windows
• Screen balcony

Tags

• FULL VIEW OF GOLF COURSE
• UPDATED WINDOWS
• SCREEN BALCONY
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPPING
• CLOSE TO SARASOTA AIRPORT

Property features AI

Finance

• Other: Unfurnished; Homestead exempt; No home warranty
• Financial info: Total monthly fees $484; Total annual fees $5,808; Lease restrictions apply
• HOA & community: Association: Stacia; Monthly condo fee $484 (includes maintenance of structure and grounds, management, pool, recreational facilities, sewer, trash, water); Buyer approval required for association; Community amenities include golf and pool; Pets allowed (max 30 lbs)

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Electricity connected; Public sewer
• Home design: Condominium; Residential property; One story unit (located on 4th floor); Faces west
• Construction: Stucco exterior; Membrane roof; Block foundation; Originally constructed as part of a multi-story building
• Exterior features: Screened patio/porch; Rain gutters; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Walk-in closets; Blinds; Drapes; Building has elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Cap rate 10.7% 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.
• 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.
• Market conditions: Rents falling (-4.1%/yr); 386 active listings in the ZIP; 40 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; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $78k; list at $165k implies a 112% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

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. 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. 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.
6. 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.
7. 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: 1.59% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.57%
• DSCR: 1.69
• GRM: 5.2

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,991
• Equity at exit: $24,602

10-year hold

• IRR: 8.1%
• Equity multiple: 1.52×
• Total profit: $23,896
• Equity at exit: $14,266

Cash invested: $46,200 (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: 386
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,625 high
• Mortgage (P&I): −$865
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$69
• HOA: −$484
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $599

Break-even live

Break-even rent $1,867

Max offer price $165,000

Occupancy floor 72%

Sensitivity live

Price	-10% $693	-5% $646	+0% $599	+5% $553	+10% $506
Rent	-10% $392	-5% $496	+0% $599	+5% $703	+10% $807
Rate	-1.0pp $683	-0.5pp $641	base $599	+0.5pp $557	+1.0pp $513

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7405 W Country Club Dr N #104 Sarasota, FL	3.0	2.0	1444	$3,200	$2.22	24d	1	0.05mi
7452 W Country Club Dr N Unit 1546435P Sarasota, FL	2.0	2.0	1173	$2,742	$2.34	12d	1	0.07mi
7351 W Country Club Dr N #202 Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	24d	1	0.11mi
7234 Eleanor Cir #203 Sarasota, FL	2.0	2.0	1064	$2,150	$2.02	16d	1	0.25mi
7251 W Country Club Dr N #226 Sarasota, FL	2.0	2.0	1118	$2,000	$1.79	24d	1	0.25mi
7231 W Country Club Dr N #232 Sarasota, FL	2.0	2.0	909	$2,000	$2.20	24d	1	0.28mi
7211 W Country Club Dr N #133 Sarasota, FL	2.0	2.0	909	$1,500	$1.65	11d	1	0.30mi
7153 W Country Club Dr N #146 Sarasota, FL	1.0	1.5	717	$3,000	$4.18	24d	1	0.37mi
5769 Avista Dr #5769 Sarasota, FL	2.0	2.0	1212	$1,950	$1.61	24d	1	0.45mi
5761 Avista Dr Unit 5761 Sarasota, FL	2.0	2.0	1284	$4,000	$3.12	24d	1	0.60mi
7062 W Country Club Dr N #7062 Sarasota, FL	1.0	1.5	954	$3,000	$3.14	24d	1	0.60mi
4455 Rayfield Dr Sarasota, FL	2.0	2.5	1143	$2,210	$1.93	24d	1	0.61mi
7461 W Country Club Dr N Sarasota, FL	2.0	2.0	1153	$2,275	$1.97	4d	4	0.62mi
7050 W Country Club Dr N Unit 10-A Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	24d	1	0.63mi
7887 Lockwood Ridge Rd Sarasota, FL	1.0–2.0	1.0–2.0	916	$2,297	$2.51	2d	16	0.63mi
5905 Doral Dr Sarasota, FL	2.0	2.0	1298	$2,400	$1.85	24d	1	0.68mi
6986 W Country Club Dr N #6986 Sarasota, FL	3.0	2.0	1468	$4,600	$3.13	24d	1	0.69mi
7008 W Country Club Dr N Unit 136 Sarasota, FL	2.0	2.0	1118	$1,875	$1.68	24d	1	0.70mi
6896 W Country Club Ln #148 Sarasota, FL	2.0	2.0	1118	$1,700	$1.52	12d	1	0.71mi
6892 W Country Club Ln Sarasota, FL	2.0	2.0	1444	$3,500	$2.42	24d	1	0.72mi
7885 N Lockwood Ridge Rd Sarasota, FL	2.0	1.0	1025	$1,749	$1.71	24d	1	0.81mi
7885 N Lockwood Ridge Rd Unit 827 Sarasota, FL	2.0	2.0	1177	$1,799	$1.53	24d	1	0.81mi
4208 76th Dr E Sarasota, FL	3.0	2.0	1350	$2,645	$1.96	3d	1	0.85mi
4665 Whitfield Ave Sarasota, FL	1.0–3.0	1.0–2.0	1023	$2,372	$2.32	2d	59	0.86mi
6110 Country Club Way #201 Sarasota, FL	2.0	2.0	1400	$4,000	$2.86	24d	1	0.89mi
6120 Country Club Way #207 Sarasota, FL	2.0	2.0	1400	$1,950	$1.39	24d	1	0.91mi
7752 Eagle Creek Dr Unit 7752 Sarasota, FL	2.0	2.0	983	$1,650	$1.68	16d	1	0.96mi
7794 Eagle Creek Dr #7794 Sarasota, FL	2.0	2.0	983	$1,800	$1.83	22d	1	1.01mi
7886 Eagle Creek Dr Unit 7886 Sarasota, FL	2.0	2.0	983	$3,300	$3.36	24d	1	1.02mi
8121 45th Ct E Sarasota, FL	2.0	2.0	1000	$1,695	$1.70	2d	1	1.05mi
5025 82nd Way E Sarasota, FL	3.0	2.0	1321	$2,250	$1.70	24d	1	1.09mi
7725 Whitebridge Gln University Park, FL	2.0	2.0	1344	$5,250	$3.91	24d	1	1.09mi
6041 Clubside Dr Unit 6041 Sarasota, FL	2.0	2.0	1380	$2,950	$2.14	24d	1	1.19mi
5924 Clubside Dr Sarasota, FL	2.0	2.0	1380	$2,500	$1.81	24d	1	1.19mi
5662 Gardens Dr #104 Sarasota, FL	2.0	2.0	1068	$1,950	$1.83	24d	1	1.19mi
5735 Gardens Dr Unit 5735 Sarasota, FL	2.0	1.0	1068	$2,000	$1.87	24d	1	1.24mi
4815 Woodbrook Dr Sarasota, FL	2.0	2.0	1080	$2,290	$2.12	4d	1	1.25mi
3612 75th Dr E Sarasota, FL	3.0	2.0	1245	$3,050	$2.45	24d	1	1.29mi
6191 Timber Lake Dr Unit A6 Sarasota, FL	2.0	2.0	1178	$1,600	$1.36	24d	1	1.31mi
6211 Timber Lake Dr Unit B9 Sarasota, FL	2.0	2.0	1274	$1,750	$1.37	24d	1	1.33mi

HOA detail condo

• Monthly dues: $484 · $5,808/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $165,000 Active 7 DOM
2. 2026-06-17
   days on market $165,000 Active 6 DOM
3. 2026-06-16
   days on market $165,000 Active 5 DOM
4. 2026-06-15
   days on market $165,000 Active 4 DOM
5. 2026-06-13
   days on market $165,000 Active 2 DOM
6. 2026-06-13
   remarks 431-char remark
7. 2026-06-13
   listed $165,000 Active 1 DOM

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$690/yr (+$58/mo · 101.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $31,504
• − Mortgage interest: −$9,243
• − Property taxes: −$679
• − Insurance: −$825
• − Repairs & maintenance: −$2,520
• − Management: −$2,520
• − HOA: −$5,808
• − Depreciation: −$4,800
• Taxable income: $5,109
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $5,967/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 Acres

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

+111.5% since first listed

4 events — show timeline

• 2026-06-10 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-01 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-21 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 1999-09-29 Sold (Public Records) $78,000 Public Records

Property tax history

+1.1%/yr

Latest (2024): $679 · +3.2% YoY. Source: county tax records.