4445 Rayfield Dr · Desoto Acres, FL 34243

$179,000

3 bd · 2.5 ba · 1,520 sqft · Condo public records · 96 Days on market

Built 1974 $597/mo HOA · 23% of rent

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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 +25.5/30.0
• 1% rule +9.7/10.0
• DSCR +8.5/10.0
• 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

Under contract-accepting backup offers. Virtually Staged. This is the lowest-priced fully renovated unit in the community, positioned approximately $24,000 below market value for an immediate sale. This completely remodeled three-bedroom, two-story condo offers a spacious layout that feels more like a single-family home, featuring soaring ceilings and an abundance of natural light. The main level includes a generous living area, dedicated dining space, and a chef-inspired kitchen complete with new cabinetry, quartz countertops, and brand-new stainless steel appliances. A convenient half-bath and a private outdoor patio complete the first floor. Upstairs, all three bedrooms are positioned fo

Key facts

• Quartz countertops
• Balcony access
• Soaring ceilings

Tags

• SOARING CEILINGS
• TWO STORY LAYOUT
• FULLY RENOVATED KITCHEN
• QUARTZ COUNTERTOPS
• PATIO
• BALCONY ACCESS

Property features AI

Finance

• Other: Total living area 1,520 square feet
• Financial info: Lease restrictions apply; Partially furnished
• HOA & community: HOA managed by HOMEPORT MGMT SRVCS; Monthly association fee of $597.35; Association fees cover cable TV, escrow reserves, insurance, internet, structure and grounds maintenance, pest control, sewer and trash; Pool; Tennis courts; Community mailbox; Sidewalks; Deed restrictions; Pets allowed with breed restrictions

Exterior

• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Townhouse; Residential property; Two levels; Faces east
• Construction: Stucco construction; Shingle roof; Other roof type; Other foundation
• Exterior features: Porch; Screened porch; Other exterior features; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Six total rooms
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 C — 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

• It's been on market 96 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $68k; list at $179k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.47% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 5.7

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: -5.4%
• Equity multiple: 0.81×
• Total profit: $-9,655
• Equity at exit: $26,689

10-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-2,566
• Equity at exit: $15,477

Cash invested: $50,120 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,637 high
• Mortgage (P&I): −$939
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$75
• HOA: −$597
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $420

Break-even live

Break-even rent $2,104

Max offer price $179,000

Occupancy floor 79%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 Rayfield Dr Sarasota, FL	2.0	2.5	1143	$2,210	$1.93	23d	1	0.08mi
4208 76th Dr E Sarasota, FL	3.0	2.0	1350	$2,645	$1.96	2d	1	0.20mi
7887 Lockwood Ridge Rd Sarasota, FL	1.0–2.0	1.0–2.0	916	$2,297	$2.51	2d	16	0.38mi
7885 N Lockwood Ridge Rd Unit 827 Sarasota, FL	2.0	2.0	1177	$1,799	$1.53	23d	1	0.44mi
7234 Eleanor Cir #203 Sarasota, FL	2.0	2.0	1064	$2,150	$2.02	16d	1	0.59mi
5008 Medalist Rd Sarasota, FL	3.0	2.0	1824	$3,000	$1.64	23d	1	0.60mi
3612 75th Dr E Sarasota, FL	3.0	2.0	1245	$3,050	$2.45	23d	1	0.61mi
7452 W Country Club Dr N Unit 1546435P Sarasota, FL	2.0	2.0	1173	$2,742	$2.34	11d	1	0.62mi
7405 W Country Club Dr N #104 Sarasota, FL	3.0	2.0	1444	$3,200	$2.22	23d	1	0.68mi
7351 W Country Club Dr N #202 Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	23d	1	0.70mi
5217 Canterbury Dr Sarasota, FL	3.0	2.0	2146	$2,800	$1.30	23d	1	0.74mi
7251 W Country Club Dr N #226 Sarasota, FL	2.0	2.0	1118	$2,000	$1.79	23d	1	0.75mi
5219 Inverness Dr Sarasota, FL	3.0	2.0	1933	$3,200	$1.66	23d	1	0.79mi
3540 74th Avenue Cir E Sarasota, FL	4.0	2.0	1701	$2,595	$1.53	14d	1	0.86mi
3540 74th Avenue Cir E Sarasota, FL	4.0	2.0	1701	$2,700	$1.59	23d	1	0.86mi
7715 33rd Ln E Sarasota, FL	3.0	2.0	1935	$2,450	$1.27	11d	1	0.90mi
3770 82nd Avenue Cir E #103 Sarasota, FL	3.0	2.5	1661	$2,150	$1.29	23d	1	0.90mi
3756 82nd Avenue Cir E #101 Sarasota, FL	3.0	2.5	1661	$2,300	$1.38	23d	1	0.91mi
7710 33rd Ln E Sarasota, FL	3.0	2.0	1547	$3,300	$2.13	23d	1	0.92mi
3750 82nd Avenue Cir E #104 Sarasota, FL	3.0	2.5	1661	$2,750	$1.66	23d	1	0.93mi
4665 Whitfield Ave Sarasota, FL	1.0–3.0	1.0–2.0	1023	$2,990	$2.92	2d	59	0.93mi
3746 82nd Avenue Cir E Unit E102 Sarasota, FL	3.0	2.5	1661	$2,050	$1.23	11d	1	0.96mi
3746 82nd Avenue Cir E #102 Sarasota, FL	3.0	3.0	1661	$2,050	$1.23	3d	1	0.96mi
5409 Palm Aire Dr Sarasota, FL	3.0	2.0	2098	$3,500	$1.67	23d	1	0.98mi
3810 82nd Avenue Cir E #102 Sarasota, FL	3.0	2.5	1661	$3,200	$1.93	23d	1	0.98mi
7050 W Country Club Dr N Unit 10-A Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	23d	1	0.98mi
3740 82nd Avenue Cir E #102 Sarasota, FL	3.0	2.5	1661	$3,500	$2.11	23d	1	0.98mi
5581 Golf Pointe Dr Sarasota, FL	2.0	2.0	2154	$2,600	$1.21	23d	1	1.00mi
8240 Cypress Lake Dr Sarasota, FL	4.0	3.0	1993	$4,750	$2.38	16d	1	1.01mi
3736 82nd Avenue Cir E #105 Sarasota, FL	3.0	2.5	1661	$2,200	$1.32	23d	1	1.01mi
3716 82nd Avenue Cir E #102 Sarasota, FL	3.0	2.5	1661	$4,200	$2.53	23d	1	1.03mi
3880 82nd Avenue Cir E #101 Sarasota, FL	3.0	2.5	1661	$3,250	$1.96	23d	1	1.05mi
3045 Broadway Ave Sarasota, FL	1.0–2.0	1.0–2.0	865	$2,480	$2.87	10d	31	1.05mi
5025 82nd Way E Sarasota, FL	3.0	2.0	1321	$2,250	$1.70	23d	1	1.05mi
3870 82nd Avenue Cir E #104 Sarasota, FL	3.0	2.5	1661	$2,100	$1.26	2d	1	1.05mi
7008 W Country Club Dr N Unit 136 Sarasota, FL	2.0	2.0	1118	$1,875	$1.68	23d	1	1.06mi
3617 82nd Pl E Sarasota, FL	3.0	2.0	1858	$2,700	$1.45	23d	1	1.06mi
7093 Fairway Bend Ln Sarasota, FL	2.0	2.0	1756	$4,600	$2.62	23d	1	1.07mi
6896 W Country Club Ln #148 Sarasota, FL	2.0	2.0	1118	$1,700	$1.52	11d	1	1.08mi
7461 W Country Club Dr N Sarasota, FL	2.0	2.0	1153	$2,275	$1.97	3d	4	1.09mi

HOA detail condo

• Monthly dues: $597 · $7,164/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-01
   price $179,000
2. 2026-04-30
   status Active
3. 2026-04-30
   historical
4. 2026-04-29
   listed $179,000 Active
5. 2026-04-06
   status Active
6. 2026-03-26
   status Pending
7. 2026-03-07
   price $189,990
8. 2026-02-04
   listed $194,900 Active
9. 2025-12-18
   soldstatus $68,000
10. 1992-10-27
    soldstatus $48,500
11. 1979-10-01
    soldstatus $2,650,000

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$859/yr (+$72/mo · 137.1%)

ⓘ 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 · 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: $31,639
• − Mortgage interest: −$10,027
• − Property taxes: −$626
• − Insurance: −$895
• − Repairs & maintenance: −$2,531
• − Management: −$2,531
• − HOA: −$7,164
• − Depreciation: −$5,207
• Taxable income: $2,657
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $4,407/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

-93.2% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-07 Price Changed $189,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Listed $194,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Sold (Public Records) $68,000 Public Records
• 1992-10-27 Sold (Public Records) $48,500 Public Records
• 1979-10-01 Sold (Public Records) $2,650,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $626 · +5.9% YoY. Source: county tax records.