713 Saint Judes Dr S #2 · Longboat Key, FL 34228

$595,000

2 bd · 1.0 ba · 1,088 sqft · Condo public records · 164 Days on market

Built 1966 $1043/mo HOA · 19% 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 +9.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Schools +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Waterfront Oasis in Longboat Key with Direct Sarasota Bay Access Discover the perfect coastal retreat in this waterfront gem, ideally situated in the heart of Longboat Key. This 2 Bedroom 2 Bath end unit offers an abundance of natural light, creating a serene and inviting atmosphere. For boating enthusiasts, the property features a 30'x3' private boat dock, offering direct access to Sarasota Bay. Boat to the many area dockside restraunts or enjoy the day at the sandbar by Jewfish Key. There is a marina only 1 mile away and a public boat ramp only 3 miles away for your convenience. The paver patio along the boat dock provides a tranquil space to relax and entertain, complete with captivating water views. A short stroll brings you to deeded beach access, where you can enjoy pristine sands and breathtaking sunsets. Conveniently located near top-rated restaurants, quaint deli, and boutique shopping, this home seamlessly combines luxury and convenience. Nature lovers will appreciate direct access to the scenic Joan M. Durante Park bordering the private road that runs in front the home, perfect for peaceful walks and outdoor adventures. One car carport #3 (second from the right) is included with the home but not deeded. The property has experienced flood damage and offers a blank canvas for you to reimagine and create your dream waterfront retreat. Whether you’re an investor or seeking a custom coastal haven, this home presents an incredible opportunity. With its prime location, bright interior, and endless potential, this property is your chance to own a slice of paradise. Don’t miss out—schedule your private showing today! Only 14.8 miles to Sarasota International Airport and 55.8 Miles to St Pete-Clearwater International Airport

Key facts

• Private dock
• New appliances
• Quiet canal

Tags

• DIRECT WATERFRONT CONDO
• PRIVATE DOCK
• QUIET CANAL
• COMPLETELY RENOVATED
• BRAND-NEW KITCHEN
• NEW APPLIANCES

Property features AI

Finance

• Other: Universal property ID: US-12081-N-7980900000-S-2
• Financial info: Total annual fees $12,517.92; Unit furnished status: Negotiable; Lease restrictions apply
• HOA & community: Has HOA (association: Molly Treworgy); Monthly HOA approximately $1,043.16 (quarterly association fee $3,129.48); Association fee covers common area taxes, insurance, grounds maintenance, management, pest control, private road, sewer, trash and water; Association approval required; Buyer approval required; Pets not allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Public utilities
• Home design: Condominium; Residential property; One story; Faces south; Unit on floor 1
• Construction: Brick construction; Metal roof; Built on slab foundation; Building name: SAINT JUDES APARTMENTS #1
• Exterior features: On waterfront with canal view; Beach access (deeded); Assigned boat slip; Concrete seawall; Paved road

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (1st floor)
• Flooring: Tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Solid surface counters
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $595k.

Deal economics

• At list price, monthly cash flow is $-822 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $450k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $535k (10.1% below list).
• Recommended offer: $450k (24.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 0.5% in Longboat Key — 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 64/100 on livability (#693 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: housing C-, amenities F, commute F.
• 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.
• Zoned schools: Anna Maria Elementary School (math 77% / reading 77%, grade A, #170 of 2,144 statewide, top 9%, 190 students, 36% FRL); Martha B. King Middle School (math 48% / reading 39%, grade D, #329 of 571 statewide, top 58%, 848 students, 63% FRL); Bayshore High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 1,435 students, 65% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 543 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($4k loan paydown + $4k appreciation (0.7% local appreciation)).
• Manatee County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($524k) is reasonable based on typical stale-listing flexibility.
• 2 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 $263k; list at $595k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $449,818 (24.4% 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 164 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 0.90% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.71×
• Total profit: $-48,441
• Equity at exit: $194,739

10-year hold

• IRR: -0.2%
• Equity multiple: 0.97×
• Total profit: $-4,776
• Equity at exit: $252,428

Cash invested: $166,600 (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 34228

• Home prices YoY: 0.3%
• Active inventory: 543
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $5,350 high
• Mortgage (P&I): −$3,120
• Tax from tax record: −$211 /mo · $2,531/yr
• Insurance: −$248
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,043
• Vacancy / Maint / Mgmt: −$1,124
• Net cashflow: $-822

Break-even live

Break-even rent $6,391

Max offer price $449,818

Occupancy floor —

Sensitivity live

Price	-10% $-485	-5% $-653	+0% $-822	+5% $-990	+10% $-1,159
Rent	-10% $-1,245	-5% $-1,033	+0% $-822	+5% $-611	+10% $-399
Rate	-1.0pp $-522	-0.5pp $-671	base $-822	+0.5pp $-976	+1.0pp $-1,133

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
655 Cedars Ct #655 Longboat Key, FL	1.0	2.0	1244	$7,000	$5.63	25d	1	0.21mi
730 Spanish Dr S #99 Longboat Key, FL	2.0	2.0	1255	$2,800	$2.23	4d	1	0.26mi
820 Spanish Dr S Longboat Key, FL	2.0	2.0	1390	$3,000	$2.16	18d	1	0.26mi
676 El Centro Longboat Key, FL	2.0	2.0	1427	$3,250	$2.28	25d	1	0.29mi
535 Forest Way Longboat Key, FL	2.0	2.5	1440	$6,900	$4.79	25d	1	0.30mi
5621 Gulf of Mexico Dr #102 Longboat Key, FL	2.0	2.0	1346	$6,000	$4.46	25d	1	0.30mi
914 Spanish Dr S #76 Longboat Key, FL	2.0	2.0	1341	$6,500	$4.85	25d	1	0.31mi
573 Spanish Dr N Longboat Key, FL	2.0	2.0	1380	$3,500	$2.54	18d	1	0.38mi
957 Spanish Dr N Longboat Key, FL	2.0	2.0	1399	$5,500	$3.93	25d	1	0.40mi
615 Dream Island Rd #107 Longboat Key, FL	2.0	2.0	1293	$12,500	$9.67	25d	1	0.82mi
4825 Gulf of Mexico Dr #201 Longboat Key, FL	2.0	2.0	1393	$7,800	$5.60	25d	1	1.06mi

HOA detail condo

• Monthly dues: $1,043 · $12,516/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-15
   days on market $595,000 Active 164 DOM
2. 2026-06-13
   days on market $595,000 Active 162 DOM
3. 2026-06-13
   days on market $595,000 Active 161 DOM
4. 2026-06-10
   days on market $595,000 Active 159 DOM
5. 2026-06-09
   days on market $595,000 Active 158 DOM
6. 2026-06-08
   days on market $595,000 Active 157 DOM
7. 2026-06-08
   days on market $595,000 Active 156 DOM
8. 2026-06-03
   days on market $595,000 Active 152 DOM
9. 2026-06-02
   days on market $595,000 Active 151 DOM
10. 2026-06-01
    days on market $595,000 Active 150 DOM
11. 2026-05-31
    days on market $595,000 Active 149 DOM
12. 2026-01-02
    listed $595,000 Active
13. 2025-02-07
    soldstatus $263,000 Closed 1775-char remark

    Show marketing remark (1775 chars)

    Waterfront Oasis in Longboat Key with Direct Sarasota Bay Access Discover the perfect coastal retreat in this waterfront gem, ideally situated in the heart of Longboat Key. This 2 Bedroom 2 Bath end unit offers an abundance of natural light, creating a serene and inviting atmosphere. For boating enthusiasts, the property features a 30'x3' private boat dock, offering direct access to Sarasota Bay. Boat to the many area dockside restraunts or enjoy the day at the sandbar by Jewfish Key. There is a marina only 1 mile away and a public boat ramp only 3 miles away for your convenience. The paver patio along the boat dock provides a tranquil space to relax and entertain, complete with captivating water views. A short stroll brings you to deeded beach access, where you can enjoy pristine sands and breathtaking sunsets. Conveniently located near top-rated restaurants, quaint deli, and boutique shopping, this home seamlessly combines luxury and convenience. Nature lovers will appreciate direct access to the scenic Joan M. Durante Park bordering the private road that runs in front the home, perfect for peaceful walks and outdoor adventures. One car carport #3 (second from the right) is included with the home but not deeded. The property has experienced flood damage and offers a blank canvas for you to reimagine and create your dream waterfront retreat. Whether you’re an investor or seeking a custom coastal haven, this home presents an incredible opportunity. With its prime location, bright interior, and endless potential, this property is your chance to own a slice of paradise. Don’t miss out—schedule your private showing today! Only 14.8 miles to Sarasota International Airport and 55.8 Miles to St Pete-Clearwater International Airport

14. 2025-02-07
    soldstatus $263,000

    Show marketing remark (1775 chars)

    Waterfront Oasis in Longboat Key with Direct Sarasota Bay Access Discover the perfect coastal retreat in this waterfront gem, ideally situated in the heart of Longboat Key. This 2 Bedroom 2 Bath end unit offers an abundance of natural light, creating a serene and inviting atmosphere. For boating enthusiasts, the property features a 30'x3' private boat dock, offering direct access to Sarasota Bay. Boat to the many area dockside restraunts or enjoy the day at the sandbar by Jewfish Key. There is a marina only 1 mile away and a public boat ramp only 3 miles away for your convenience. The paver patio along the boat dock provides a tranquil space to relax and entertain, complete with captivating water views. A short stroll brings you to deeded beach access, where you can enjoy pristine sands and breathtaking sunsets. Conveniently located near top-rated restaurants, quaint deli, and boutique shopping, this home seamlessly combines luxury and convenience. Nature lovers will appreciate direct access to the scenic Joan M. Durante Park bordering the private road that runs in front the home, perfect for peaceful walks and outdoor adventures. One car carport #3 (second from the right) is included with the home but not deeded. The property has experienced flood damage and offers a blank canvas for you to reimagine and create your dream waterfront retreat. Whether you’re an investor or seeking a custom coastal haven, this home presents an incredible opportunity. With its prime location, bright interior, and endless potential, this property is your chance to own a slice of paradise. Don’t miss out—schedule your private showing today! Only 14.8 miles to Sarasota International Airport and 55.8 Miles to St Pete-Clearwater International Airport

15. 2025-01-20
    status Pending 1775-char remark

    Show marketing remark (1775 chars)

    Waterfront Oasis in Longboat Key with Direct Sarasota Bay Access Discover the perfect coastal retreat in this waterfront gem, ideally situated in the heart of Longboat Key. This 2 Bedroom 2 Bath end unit offers an abundance of natural light, creating a serene and inviting atmosphere. For boating enthusiasts, the property features a 30'x3' private boat dock, offering direct access to Sarasota Bay. Boat to the many area dockside restraunts or enjoy the day at the sandbar by Jewfish Key. There is a marina only 1 mile away and a public boat ramp only 3 miles away for your convenience. The paver patio along the boat dock provides a tranquil space to relax and entertain, complete with captivating water views. A short stroll brings you to deeded beach access, where you can enjoy pristine sands and breathtaking sunsets. Conveniently located near top-rated restaurants, quaint deli, and boutique shopping, this home seamlessly combines luxury and convenience. Nature lovers will appreciate direct access to the scenic Joan M. Durante Park bordering the private road that runs in front the home, perfect for peaceful walks and outdoor adventures. One car carport #3 (second from the right) is included with the home but not deeded. The property has experienced flood damage and offers a blank canvas for you to reimagine and create your dream waterfront retreat. Whether you’re an investor or seeking a custom coastal haven, this home presents an incredible opportunity. With its prime location, bright interior, and endless potential, this property is your chance to own a slice of paradise. Don’t miss out—schedule your private showing today! Only 14.8 miles to Sarasota International Airport and 55.8 Miles to St Pete-Clearwater International Airport

16. 2025-01-14
    listed $300,000 Active 1775-char remark

    Show marketing remark (1775 chars)

    Waterfront Oasis in Longboat Key with Direct Sarasota Bay Access Discover the perfect coastal retreat in this waterfront gem, ideally situated in the heart of Longboat Key. This 2 Bedroom 2 Bath end unit offers an abundance of natural light, creating a serene and inviting atmosphere. For boating enthusiasts, the property features a 30'x3' private boat dock, offering direct access to Sarasota Bay. Boat to the many area dockside restraunts or enjoy the day at the sandbar by Jewfish Key. There is a marina only 1 mile away and a public boat ramp only 3 miles away for your convenience. The paver patio along the boat dock provides a tranquil space to relax and entertain, complete with captivating water views. A short stroll brings you to deeded beach access, where you can enjoy pristine sands and breathtaking sunsets. Conveniently located near top-rated restaurants, quaint deli, and boutique shopping, this home seamlessly combines luxury and convenience. Nature lovers will appreciate direct access to the scenic Joan M. Durante Park bordering the private road that runs in front the home, perfect for peaceful walks and outdoor adventures. One car carport #3 (second from the right) is included with the home but not deeded. The property has experienced flood damage and offers a blank canvas for you to reimagine and create your dream waterfront retreat. Whether you’re an investor or seeking a custom coastal haven, this home presents an incredible opportunity. With its prime location, bright interior, and endless potential, this property is your chance to own a slice of paradise. Don’t miss out—schedule your private showing today! Only 14.8 miles to Sarasota International Airport and 55.8 Miles to St Pete-Clearwater International Airport

ⓘ 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: $2,531 · $211/mo
• Projected year-2 tax: $4,938 · $412/mo
• Expected delta: +$2,407/yr (+$201/mo · 95.1%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,204
• − Mortgage interest: −$33,329
• − Property taxes: −$2,531
• − Insurance: −$8,094
• − Repairs & maintenance: −$5,136
• − Management: −$5,136
• − HOA: −$12,516
• − Depreciation: −$17,309
• Taxable loss: −$19,847
• Est. tax savings @ 24.0%: +$4,763
• After-tax cash flow: $-5,099/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 — Longboat Key

• Score: 64/100
• State rank: #693
• US rank: #14452

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing C- Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longboat Key, FL
• County: Sarasota County · 448,376 people
• City population: 7,539
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 7,539
• Household income: $158,030
• Rent vs Own: 6.4% rent · 93.6% own
• Severe rent burden: 98.0

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Scotch-Irish 7% Romanian 6% Lithuanian 4%
• Foreign-born: 14% · Canada, China
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% German/W. Germanic 2%

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: ▲ 0.73%
• Current HPI: 234.5017
• Rent YoY: —
• 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

+98.3% since first listed

5 events — show timeline

• 2026-01-02 Listed $595,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-07 Sold (Public Records) $263,000 Public Records
• 2025-02-07 Sold (MLS) $263,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-14 Listed $300,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $2,531 · -24.4% YoY. Source: county tax records.