8861 Daybreak St · Lake Sarasota, FL 34241

$246,000

2 bd · 2.5 ba · 1,222 sqft · Townhouse public records · 14 Days on market

Built 2023 Good condition 2,030 sqft lot $174/mo HOA · 6% of rent ↓ 18% 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 +19.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +6.1/10.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Skye Ranch in Sarasota! Built in 2023, this beautifully maintained end-unit townhouse offers 2 bedrooms, 2.5 bathrooms, and is being sold fully furnished—making it truly move-in ready. All furnishings and current contents of the home are included, allowing you to start enjoying the Florida lifestyle from day one. Step inside to an inviting open-concept floor plan featuring a spacious living room, well-appointed kitchen with modern appliances, breakfast bar, and dining area, perfect for everyday living and entertaining. A convenient half bath is also located on the first floor. Upstairs, you'll find two comfortable bedrooms, each with access to a full bathroom, along with a

Key facts

• Community pool
• End unit
• Modern appliances

Tags

• END UNIT
• COMMUNITY POOL
• OPEN-CONCEPT FLOOR PLAN
• MODERN APPLIANCES
• BREAKFAST BAR
• LAUNDRY CLOSET

Property features AI

Finance

• Other: Unit is furnished
• Financial info: Monthly HOA fees totaling about $174.71 (approx. $2,096.48 annually); Lease restrictions apply
• HOA & community: HOA managed by Castle Group Management; Monthly HOA approximately $174.71; Quarterly association fee also listed; Association fees cover common area taxes, pool, reserve escrow, structure maintenance, and grounds maintenance; Association approval required; Pets allowed; Community features include pool, community mailbox, and deed restrictions; CDD present

Exterior

• Parking: Directions provided to property (RT 72 to Lorraine Rd, left on Autumn Breeze Ave, left on Luna Lane, left on Rising Sun St, left on Daybreak to #8861)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential townhouse; Completed condition; Two stories; Faces north; Entry on slab foundation
• Construction: Block and stucco construction; Shingle roof; Built on slab foundation
• Exterior features: Sidewalk

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open living and dining combo; Walk-in closet(s)
• Laundry & utility: Washer and dryer included; Laundry located inside on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $246k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $246k).

Location & tenants

• Location reads 72/100 on livability (#365 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, amenities F, commute 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.
• Market conditions: Rents soft (-0.1%/yr); 564 active listings in the ZIP; high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.18% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.66%
• DSCR: 1.21
• GRM: 7.1

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-31,058
• Equity at exit: $36,679

10-year hold

• IRR: -10.5%
• Equity multiple: 0.46×
• Total profit: $-36,890
• Equity at exit: $21,270

Cash invested: $68,880 (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 34241

• Rents YoY: -0.1%
• Active inventory: 564
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,893 medium
• Mortgage (P&I): −$1,290
• Tax from tax record: −$451 /mo · $5,413/yr
• Insurance: −$102
• HOA: −$174
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $268

Break-even live

Break-even rent $2,554

Max offer price $246,000

Occupancy floor 86%

Sensitivity live

Price	-10% $407	-5% $337	+0% $268	+5% $198	+10% $128
Rent	-10% $39	-5% $153	+0% $268	+5% $382	+10% $496
Rate	-1.0pp $391	-0.5pp $330	base $268	+0.5pp $204	+1.0pp $139

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: $61,500
• Closing costs: $7,380
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $174 · $2,088/yr

Listing history 12 events

1. 2026-06-18
   days on market $246,000 Active 14 DOM
2. 2026-06-17
   days on market $246,000 Active 13 DOM
3. 2026-06-16
   days on market $246,000 Active 12 DOM
4. 2026-06-15
   days on market $246,000 Active 11 DOM
5. 2026-06-13
   days on market $246,000 Active 9 DOM
6. 2026-06-13
   days on market $246,000 Active 8 DOM
7. 2026-06-10
   days on market $246,000 Active 6 DOM
8. 2026-06-09
   days on market $246,000 Active 5 DOM
9. 2026-06-08
   days on market $246,000 Active 4 DOM
10. 2026-06-07
    days on market $246,000 Active 3 DOM
11. 2026-06-05
    remarks 693-char remark
12. 2026-06-05
    listed $246,000 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: $5,413 · $451/mo
• Projected year-2 tax: $5,413 · $451/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,713
• − Mortgage interest: −$13,780
• − Property taxes: −$5,413
• − Insurance: −$1,230
• − Repairs & maintenance: −$2,777
• − Management: −$2,777
• − HOA: −$2,088
• − Depreciation: −$7,156
• Taxable loss: −$509
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $3,333/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

Good 80/100 Cosmetic rehab

This move-in ready townhouse in Skye Ranch, Sarasota, offers a good condition with minimal repairs needed. It's a great opportunity for investors looking to add value through cosmetic updates.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in living and dining areas — Improves aesthetics and adds value
• Both New kitchen appliances — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in living and dining areas — Improves aesthetics and adds value ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑

ⓘ 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 — Lake Sarasota

• Score: 72/100
• State rank: #365
• US rank: #6453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarasota County · 448,376 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 16,408
• Household income: $116,412
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 69.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 7% Slovak 3% Scandinavian 2%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -363.72%
• Current HPI: 278.3404
• Rent YoY: ▬ -0.05%
• 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

-17.7% since first listed

2 events — show timeline

• 2026-06-04 Listed $246,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-12 Sold (Public Records) $298,900 Public Records

Property tax history

+33.6%/yr

Latest (2025): $5,413 · -1.4% YoY. Source: county tax records.