3730 82nd Avenue Cir E #104 · Desoto Acres, FL 34243

$299,500

3 bd · 2.5 ba · 1,661 sqft · Townhouse public records · 90 Days on market

Built 2010 1,651 sqft lot Est $342k · 12% under $231/mo HOA · 9% 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).

• ARV discount +13.1/15.0
• Cash flow +12.8/30.0
• Schools +4.4/10.0
• 1% rule +4.0/10.0
• DSCR +3.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

San Michele Beauty. 3 bedroom, 2 1/2 bath, 1 car garage townhome! Resort style living. The great room and dining area have newer porcelain tile flooring. Modern kitchen has all the appliances including a refrigerator, range, dishwasher & microwave, everything within easy reach. Appointed with wood cabinets and smooth surface counter tops. Deep pantry is a real plus! Half bath downstairs and indoor laundry. All the bedrooms are upstairs. The spacious master suite has an extra large walk-in closet and viewsof the lake. The master bath has dual sinks and a glass enclosed shower. The home is light and bright with neutral painted walls throughout. The home is ready for you to move in! Immaculate condition. The townhome offers storm shutters and the attachedgarage is located in the rear of the property providing very attractive curb appeal. San Michele is a beautifully designed community. Community features include a community pool, cabana, tennis courts, playground, grill area and gazebo overlooking lake. Prime location near excellent restaurants and shopping.

Key facts

• New water heater
• New refrigerator
• New dishwasher

Tags

• OPEN-CONCEPT LAYOUT
• FULLY TILED FIRST FLOOR
• RENOVATED STEP-IN SHOWER
• NEW REFRIGERATOR
• NEW DISHWASHER
• NEW WATER HEATER

Property features AI

Finance

• Other: Total living area approximately 1,661 sq ft (public records); Building area total approximately 2,022 sq ft; Lot dimensions about 20.6 x 80 (0.04 acres)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Advanced Management - Brittany Curry); HOA approval required; Monthly HOA approximately $231 (Quarterly fee shown as $693); HOA includes cable TV; Community pool; Playground; Pets allowed with breed restrictions

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Residential townhouse; Two stories; Faces east; Entry on two levels
• Construction: Block and concrete construction; Tile roof; Slab foundation; Built as part of building number 3730
• Exterior features: Tennis court(s); Paved road access

Interior

• Kitchen: Cooktop; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-25 ($-303/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (9.7% below list).
• Recommended offer: $271k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 D — 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 25d 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 40% 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 $2k of loan paydown is wiped out by about $9k 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 90 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $176k; list at $300k implies a 70% 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 $270,536 (9.7% 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 90 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.90% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $342,166
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3736 82nd Avenue Cir E #103	0.03mi	3/2.5	1,661 (0%)	2mo	$305,000	$184	97
3810 82nd Avenue Cir E #106	0.13mi	3/2.5	1,661 (0%)	1mo	$342,000	$206	93
3790 82nd Avenue Cir E #105	0.08mi	3/2.5	1,661 (0%)	6mo	$350,000	$211	91
3790 82nd Avenue Cir E #102	0.08mi	3/2.5	1,661 (0%)	8mo	$340,000	$205	90
3780 82nd Avenue Cir E #101	0.09mi	3/2.5	1,661 (0%)	8mo	$350,000	$211	89
3766 82nd Avenue Cir E #106	0.14mi	3/2.5	1,661 (0%)	10mo	$310,000	$187	85
3760 82nd Avenue Cir E #101	0.14mi	3/2.5	1,661 (0%)	12mo	$350,000	$211	84
3780 82nd Avenue Cir E #106	0.09mi	3/2.5	1,661 (0%)	15mo	$350,000	$211	84
8110 Enclave Way #101	0.31mi	3/2.0	1,675 (+1%)	4mo	$250,000	$149	78
3129 Oriole Dr #101	0.45mi	3/2.0	1,675 (+1%)	4mo	$296,000	$177	72
8352 Enclave Way #104	0.50mi	3/2.0	1,675 (+1%)	12mo	$328,000	$196	63
4470 Kariba Lake Ter	0.73mi	2/2.0 (-1)	1,675 (+1%)	2mo	$360,000	$215	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.31×
• Total profit: $-57,973
• Equity at exit: $44,656

10-year hold

• IRR: -22.7%
• Equity multiple: 0.01×
• Total profit: $-82,797
• Equity at exit: $25,895

Cash invested: $83,860 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,705 high
• Mortgage (P&I): −$1,571
• Tax from tax record: −$236 /mo · $2,833/yr
• Insurance: −$125
• HOA: −$231
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-25

Break-even live

Break-even rent $2,737

Max offer price $295,034

Occupancy floor 96%

Sensitivity live

Price	-10% $144	-5% $59	+0% $-25	+5% $-110	+10% $-195
Rent	-10% $-239	-5% $-132	+0% $-25	+5% $82	+10% $188
Rate	-1.0pp $126	-0.5pp $51	base $-25	+0.5pp $-103	+1.0pp $-182

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3736 82nd Avenue Cir E #105 Sarasota, FL	3.0	2.5	1661	$2,200	$1.32	25d	1	0.02mi
3617 82nd Pl E Sarasota, FL	3.0	2.0	1858	$2,700	$1.45	25d	1	0.03mi
3740 82nd Avenue Cir E #102 Sarasota, FL	3.0	2.5	1661	$3,500	$2.11	25d	1	0.06mi
3746 82nd Avenue Cir E Unit E102 Sarasota, FL	3.0	2.5	1661	$2,050	$1.23	13d	1	0.08mi
3746 82nd Avenue Cir E #102 Sarasota, FL	3.0	3.0	1661	$2,050	$1.23	4d	1	0.08mi
3716 82nd Avenue Cir E #102 Sarasota, FL	3.0	2.5	1661	$4,200	$2.53	25d	1	0.09mi
3750 82nd Avenue Cir E #104 Sarasota, FL	3.0	2.5	1661	$2,750	$1.66	25d	1	0.12mi
3770 82nd Avenue Cir E #103 Sarasota, FL	3.0	2.5	1661	$2,150	$1.29	25d	1	0.13mi
3756 82nd Avenue Cir E #101 Sarasota, FL	3.0	2.5	1661	$2,300	$1.38	25d	1	0.13mi
3810 82nd Avenue Cir E #102 Sarasota, FL	3.0	2.5	1661	$3,200	$1.93	25d	1	0.15mi
3880 82nd Avenue Cir E #101 Sarasota, FL	3.0	2.5	1661	$3,250	$1.96	25d	1	0.15mi
3870 82nd Avenue Cir E #104 Sarasota, FL	3.0	2.5	1661	$2,100	$1.26	4d	1	0.16mi
8357 38th Street Cir E #104 Sarasota, FL	2.0	2.0	1080	$4,400	$4.07	25d	1	0.20mi
3045 Broadway Ave Sarasota, FL	1.0–2.0	1.0–2.0	865	$2,480	$2.87	11d	31	0.24mi
2575 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1026	$2,779	$2.71	3d	25	0.28mi
3125 Oriole Dr #104 Sarasota, FL	3.0	2.0	1664	$2,200	$1.32	17d	1	0.45mi
3112 Oriole Dr Sarasota, FL	2.0	2.0	1397	$1,995	$1.43	17d	1	0.47mi
2351 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1046	$3,121	$2.98	3d	24	0.48mi
8342 Enclave Way #104 Sarasota, FL	3.0	2.0	1675	$2,350	$1.40	25d	1	0.48mi
7715 33rd Ln E Sarasota, FL	3.0	2.0	1935	$2,450	$1.27	12d	1	0.66mi
2949 Oriole Dr Sarasota, FL	4.0	2.5	2045	$3,100	$1.52	25d	1	0.67mi
7710 33rd Ln E Sarasota, FL	3.0	2.0	1547	$3,300	$2.13	25d	1	0.69mi
2903 Esmeralda Dr Sarasota, FL	4.0	2.5	2035	$3,250	$1.60	4d	1	0.70mi
2800 Telluride Loop Sarasota, FL	1.0–3.0	1.0–2.0	1060	$2,802	$2.64	3d	20	0.72mi
7803 33rd St E Sarasota, FL	2.0	2.0	1463	$2,550	$1.74	25d	1	0.74mi
7885 N Lockwood Ridge Rd Unit 827 Sarasota, FL	2.0	2.0	1177	$1,799	$1.53	25d	1	0.82mi
4208 76th Dr E Sarasota, FL	3.0	2.0	1350	$2,645	$1.96	4d	1	0.83mi
3612 75th Dr E Sarasota, FL	3.0	2.0	1245	$3,050	$2.45	25d	1	0.84mi
8240 Cypress Lake Dr Sarasota, FL	4.0	3.0	1993	$4,750	$2.38	17d	1	0.98mi
7887 Lockwood Ridge Rd Sarasota, FL	1.0–2.0	1.0–2.0	916	$2,297	$2.51	3d	16	0.99mi
3540 74th Avenue Cir E Sarasota, FL	4.0	2.0	1701	$2,595	$1.53	16d	1	0.99mi
3540 74th Avenue Cir E Sarasota, FL	4.0	2.0	1701	$2,700	$1.59	25d	1	0.99mi
8434 Cypress Lake Cir Sarasota, FL	3.0	2.0	1768	$3,500	$1.98	25d	1	1.05mi
8429 Cypress Lake Cir Sarasota, FL	4.0	2.0	1701	$3,600	$2.12	25d	1	1.08mi
4455 Rayfield Dr Sarasota, FL	2.0	2.5	1143	$2,210	$1.93	25d	1	1.11mi
5025 82nd Way E Sarasota, FL	3.0	2.0	1321	$2,250	$1.70	25d	1	1.11mi
8316 Brandeis Cir W Sarasota, FL	3.0	2.0	1652	$2,450	$1.48	4d	1	1.13mi
8340 Brandeis Cir W Sarasota, FL	4.0	2.0	2179	$2,871	$1.32	13d	1	1.14mi
5008 Medalist Rd Sarasota, FL	3.0	2.0	1824	$3,000	$1.64	25d	1	1.33mi
5219 Inverness Dr Sarasota, FL	3.0	2.0	1933	$3,200	$1.66	25d	1	1.45mi

HOA detail

• Monthly dues: $231 · $2,772/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-18
   days on market $299,500 Active 90 DOM
2. 2026-06-17
   days on market $299,500 Active 89 DOM
3. 2026-06-16
   days on market $299,500 Active 88 DOM
4. 2026-06-15
   days on market $299,500 Active 87 DOM
5. 2026-06-13
   days on market $299,500 Active 85 DOM
6. 2026-06-13
   days on market $299,500 Active 84 DOM
7. 2026-06-10
   days on market $299,500 Active 82 DOM
8. 2026-06-09
   days on market $299,500 Active 81 DOM
9. 2026-06-08
   days on market $299,500 Active 80 DOM
10. 2026-06-08
    days on market $299,500 Active 79 DOM
11. 2026-06-03
    days on market $299,500 Active 75 DOM
12. 2026-06-02
    days on market $299,500 Active 74 DOM
13. 2026-06-01
    days on market $299,500 Active 73 DOM
14. 2026-05-31
    days on market $299,500 Active 72 DOM
15. 2026-04-23
    price $299,500
16. 2026-04-14
    price $305,000
17. 2026-03-20
    listed $310,000 Active
18. 2025-10-31
    historical
19. 2025-07-15
    price $349,900
20. 2025-03-07
    price $359,900
21. 2025-02-10
    listed $365,000 Active
22. 2013-06-24
    soldstatus $176,000
23. 2013-06-20
    soldstatus $176,000 1078-char remark

    Show marketing remark (1078 chars)

    San Michele Beauty. 3 bedroom, 2 1/2 bath, 1 car garage townhome! Resort style living. The great room and dining area have newer porcelain tile flooring. Modern kitchen has all the appliances including a refrigerator, range, dishwasher & microwave, everything within easy reach. Appointed with wood cabinets and smooth surface counter tops. Deep pantry is a real plus! Half bath downstairs and indoor laundry. All the bedrooms are upstairs. The spacious master suite has an extra large walk-in closet and viewsof the lake. The master bath has dual sinks and a glass enclosed shower. The home is light and bright with neutral painted walls throughout. The home is ready for you to move in! Immaculate condition. The townhome offers storm shutters and the attachedgarage is located in the rear of the property providing very attractive curb appeal. San Michele is a beautifully designed community. Community features include a community pool, cabana, tennis courts, playground, grill area and gazebo overlooking lake. Prime location near excellent restaurants and shopping.

24. 2013-04-10
    listed $180,000 1078-char remark

    Show marketing remark (1078 chars)

    San Michele Beauty. 3 bedroom, 2 1/2 bath, 1 car garage townhome! Resort style living. The great room and dining area have newer porcelain tile flooring. Modern kitchen has all the appliances including a refrigerator, range, dishwasher & microwave, everything within easy reach. Appointed with wood cabinets and smooth surface counter tops. Deep pantry is a real plus! Half bath downstairs and indoor laundry. All the bedrooms are upstairs. The spacious master suite has an extra large walk-in closet and viewsof the lake. The master bath has dual sinks and a glass enclosed shower. The home is light and bright with neutral painted walls throughout. The home is ready for you to move in! Immaculate condition. The townhome offers storm shutters and the attachedgarage is located in the rear of the property providing very attractive curb appeal. San Michele is a beautifully designed community. Community features include a community pool, cabana, tennis courts, playground, grill area and gazebo overlooking lake. Prime location near excellent restaurants and shopping.

ⓘ 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: $2,833 · $236/mo
• Projected year-2 tax: $2,833 · $236/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $32,464
• − Mortgage interest: −$16,777
• − Property taxes: −$2,833
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,597
• − Management: −$2,597
• − HOA: −$2,772
• − Depreciation: −$8,713
• Taxable loss: −$5,322
• Est. tax savings @ 24.0%: +$1,277
• After-tax cash flow: $974/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

+66.4% since first listed

10 events — show timeline

• 2026-04-23 Price Changed $299,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $305,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $310,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Price Changed $349,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-07 Price Changed $359,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-10 Listed $365,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-24 Sold (Public Records) $176,000 Public Records
• 2013-06-20 Sold (MLS) $176,000 Stellar MLS as Distributed by MLS Grid
• 2013-04-10 Listed $180,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.2%/yr

Latest (2025): $2,833 · +3.3% YoY. Source: county tax records.