3025 Quail Holw #17 · The Meadows, FL 34235

$169,900

1 bd · 1.0 ba · 786 sqft · Condo · 57 Days on market

Built 1979 Fair condition $380/mo HOA · 21% of rent

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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 +10.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +5.4/10.0
• Rent growth +4.9/5.0
• Livability +3.5/5.0
• DSCR +2.9/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THE MEADOWS- LARGER 1BR/1BATH CONDO ON THE FIRST FLOOR. VERY PRIVATE SETTING OVERLOOKING THE MEADOWS GOLF COURSE. TILE THROUGHOUT, NEWER A/C, NEWER HOT WATER HEATER AND A LARGE SCREENED IN LANAI. YOU ARE IN WALKING DISTANCE TO THE MEADOWS COUNTRYCLUB THATOFFERS THREE 18 HOLES GOLF COURSES, 17 TENNIS COURTS, DINNING FACILITIES, AND A VERY NICE FITNESS FACILITY ALL WITHIN WALKING DISTANCE FROM THE CONDO. IF YOU LIKE TO WALK OR RIDE BIKES THE MEADOWS COMMUNITY IS THE PERFECT LOCATION! THIS PROPERTY ALSO MAYBE PURCHASED TURNKEY FURNISHED.

Key facts

• Great location
• First floor unit
• Golf course

Tags

• FIRST FLOOR UNIT
• GOLF COURSE
• GREAT LOCATION

Property features AI

Finance

• Other: Unfurnished; Third-party listing involvement indicated; Directions: 17th Street to Longmeadow to Quail Hollow
• Financial info: Total monthly fees reported: $380.83; Total annual fees reported: $4,570; Lease restrictions apply
• HOA & community: Has HOA (All Florida Services; The Meadows); Association approval required; Association fees paid annually (Association Fee 2: $870 annually); Monthly condo fee: $308 (quarterly term indicated); Condo fees listed as $925; Association dues include cable TV, structure maintenance, and grounds maintenance; Buyer approval required for community; Pets allowed (cats and dogs) with max pet weight 30 lbs

Exterior

• Utilities: Cable connected; Electricity connected; Public utilities available; Private sewer; Sewer connected; No water source specified
• Home design: Condominium; Residential property; Single-story (one level); Faces east
• Construction: Block and stucco construction; Shingle roof; Block foundation; Slab foundation; Built as part of building number 3025
• Exterior features: Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; 4 total rooms
• Laundry & utility: Electric dryer hookup; Laundry closet; Dryer (included)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (8.5% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (8.5% below list) — sets the bar for cash-flow.

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 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 77% FRL vs 42% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 41% at this address vs 63% district-wide (-22 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); 228 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

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 57 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $170k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,453 (8.5% 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 57 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.08% ✓
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.1%
• Equity multiple: 0.50×
• Total profit: $-23,900
• Equity at exit: $25,333

10-year hold

• IRR: 3.7%
• Equity multiple: 1.34×
• Total profit: $16,341
• Equity at exit: $14,690

Cash invested: $47,572 (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: 228
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$380
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-100

Break-even live

Break-even rent $1,967

Max offer price $155,453

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-41	+0% $-100	+5% $-159	+10% $-217
Rent	-10% $-245	-5% $-173	+0% $-100	+5% $-27	+10% $46
Rate	-1.0pp $-14	-0.5pp $-57	base $-100	+0.5pp $-144	+1.0pp $-189

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $380 · $4,560/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $169,900 Active 57 DOM
2. 2026-06-18
   days on market $169,900 Active 54 DOM
3. 2026-06-17
   days on market $169,900 Active 53 DOM
4. 2026-06-16
   days on market $169,900 Active 52 DOM
5. 2026-06-15
   days on market $169,900 Active 51 DOM
6. 2026-06-13
   days on market $169,900 Active 49 DOM
7. 2026-06-13
   days on market $169,900 Active 48 DOM
8. 2026-06-10
   days on market $169,900 Active 46 DOM
9. 2026-06-09
   days on market $169,900 Active 45 DOM
10. 2026-06-08
    days on market $169,900 Active 44 DOM
11. 2026-06-08
    days on market $169,900 Active 43 DOM
12. 2026-06-05
    days on market $169,900 Active 40 DOM
13. 2026-06-03
    days on market $169,900 Active 39 DOM
14. 2026-06-02
    days on market $169,900 Active 38 DOM
15. 2026-06-01
    days on market $169,900 Active 37 DOM
16. 2026-05-31
    days on market $169,900 Active 36 DOM
17. 2026-04-25
    listed $189,900 Active 175-char remark
18. 2012-06-27
    soldstatus $70,000 540-char remark

    Show marketing remark (540 chars)

    THE MEADOWS- LARGER 1BR/1BATH CONDO ON THE FIRST FLOOR. VERY PRIVATE SETTING OVERLOOKING THE MEADOWS GOLF COURSE. TILE THROUGHOUT, NEWER A/C, NEWER HOT WATER HEATER AND A LARGE SCREENED IN LANAI. YOU ARE IN WALKING DISTANCE TO THE MEADOWS COUNTRYCLUB THATOFFERS THREE 18 HOLES GOLF COURSES, 17 TENNIS COURTS, DINNING FACILITIES, AND A VERY NICE FITNESS FACILITY ALL WITHIN WALKING DISTANCE FROM THE CONDO. IF YOU LIKE TO WALK OR RIDE BIKES THE MEADOWS COMMUNITY IS THE PERFECT LOCATION! THIS PROPERTY ALSO MAYBE PURCHASED TURNKEY FURNISHED.

19. 2011-09-24
    listed $76,000 540-char remark

    Show marketing remark (540 chars)

    THE MEADOWS- LARGER 1BR/1BATH CONDO ON THE FIRST FLOOR. VERY PRIVATE SETTING OVERLOOKING THE MEADOWS GOLF COURSE. TILE THROUGHOUT, NEWER A/C, NEWER HOT WATER HEATER AND A LARGE SCREENED IN LANAI. YOU ARE IN WALKING DISTANCE TO THE MEADOWS COUNTRYCLUB THATOFFERS THREE 18 HOLES GOLF COURSES, 17 TENNIS COURTS, DINNING FACILITIES, AND A VERY NICE FITNESS FACILITY ALL WITHIN WALKING DISTANCE FROM THE CONDO. IF YOU LIKE TO WALK OR RIDE BIKES THE MEADOWS COMMUNITY IS THE PERFECT LOCATION! THIS PROPERTY ALSO MAYBE PURCHASED TURNKEY FURNISHED.

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

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 · 30 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: $22,091
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − HOA: −$4,560
• − Depreciation: −$4,943
• Taxable loss: −$3,861
• Est. tax savings @ 24.0%: +$927
• After-tax cash flow: $-271/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

Fair 45/100 Moderate rehab

This first-floor unit over looking the golf course is in fair condition with some repairs and maintenance needed. The home has a good location and is priced to sell, making it a good investment opportunity.

Repairs flagged

• Major Exterior paint — The exterior walls and siding appear aged and may benefit from repainting.
• Minor Interior paint — The interior walls and paint appear to be in fair condition, with some discoloration.
• Minor Floor cleaning — The flooring appears to be tile, which looks clean but may need a deep cleaning.
• Moderate Bathroom updates — The bathrooms appear functional but may benefit from updates.
• Minor Landscaping maintenance — The landscaping is well-maintained but may benefit from some additional care to enhance curb appeal.

Value-add opportunities

• Resale Exterior paint — Fresh paint can significantly enhance the home's curb appeal and value.
• Resale Interior paint — Fresh paint can enhance the home's curb appeal and value.
• Resale Floor cleaning — A deep cleaning can make the home look more inviting and well-maintained.
• Resale Bathroom updates — Fresh bathrooms can enhance the home's curb appeal and value.
• Resale Landscaping maintenance — Well-maintained landscaping can enhance the home's curb appeal and value.
• Rental HVAC maintenance — A well-maintained HVAC system can attract tenants and reduce maintenance costs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · The exterior walls and siding appear aged and may benefit from repainting.	Major	$15,000–50,000
Interior paint · The interior walls and paint appear to be in fair condition, with some discoloration.	Minor	$500–3,000
Floor cleaning · The flooring appears to be tile, which looks clean but may need a deep cleaning.	Minor	$500–3,000
Bathroom updates · The bathrooms appear functional but may benefit from updates.	Moderate	$3,000–15,000
Landscaping maintenance · The landscaping is well-maintained but may benefit from some additional care to enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 5 items		$19,500–74,000

Value-add ROI direction

• Resale Exterior paint — Fresh paint can significantly enhance the home's curb appeal and value. ↑
• Resale Interior paint — Fresh paint can enhance the home's curb appeal and value. ↑
• Resale Floor cleaning — A deep cleaning can make the home look more inviting and well-maintained. ↑
• Resale Bathroom updates — Fresh bathrooms can enhance the home's curb appeal and value. ↑
• Resale Landscaping maintenance — Well-maintained landscaping can enhance the home's curb appeal and value. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract tenants and reduce maintenance costs. ↑

ⓘ 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 — 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

+123.6% since first listed

4 events — show timeline

• 2026-05-25 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2012-06-27 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2011-09-24 Listed $76,000 Stellar MLS as Distributed by MLS Grid