309 Amherst Ave #51 · Sarasota, FL 34232

$145,000

3 bd · 2.5 ba · 1,250 sqft · Townhouse public records · 3 Days on market

Built 1972 $499/mo HOA · 22% 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 +24.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 3-bedroom, 2.5-bath end-unit townhome tucked away in the back of Fairway Oaks, offering added privacy and exceptional value for both homeowners and investors. This move-in-ready home has been extensively renovated with numerous recent upgrades, including new hurricane-impact windows (2026), new flooring throughout the main level (2026), new stairs (2026), new interior doors (2026), and a new electrical panel (2026). The kitchen features a new refrigerator and microwave, along with updated finishes, while the bathrooms have been tastefully remodeled. Additional highlights include newer laundry appliances and a 2017 A/C system. For investors, this property presents an exce

Key facts

• New flooring
• New refrigerator
• New interior doors

Tags

• HURRICANE IMPACT WINDOWS
• NEW FLOORING
• NEW STAIRS
• NEW INTERIOR DOORS
• NEW ELECTRICAL PANEL
• NEW REFRIGERATOR

Property features AI

Finance

• Other: Manager handles association; Buyer approval required for community
• Financial info: Total annual fees $5,988; Lease restrictions apply
• HOA & community: Monthly association fee of $499; Association includes cable TV, structure maintenance, and grounds maintenance; Association approval required; Community clubhouse; Association recreation (owned); Community mailbox; Deed restrictions; Street lights; Pets allowed (cats and dogs OK)

Exterior

• Parking: Community mailbox/parking amenities (association-managed)
• Utilities: Public water; Public sewer / sewer connected; Electricity available; Cable available; Water connected
• Home design: Townhouse; Residential property; Two levels; Faces northwest; Entry on main level
• Construction: Stucco and frame construction; Built-up roof; Slab foundation; Built in (year not provided)
• Exterior features: Lighting; Private mailbox; Paved road access

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Dry bar; Living room/dining room combo
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $145k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

Location & tenants

• Location reads 80/100 on livability (#121 in FL, #1,854 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, health & safety A+, commute A; Watch: crime 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 falling (-3.5%/yr); 267 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 34% 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 $4k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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 $48k; list at $145k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $145,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 5.3

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: -7.3%
• Equity multiple: 0.74×
• Total profit: $-10,455
• Equity at exit: $21,620

10-year hold

• IRR: -3.9%
• Equity multiple: 0.79×
• Total profit: $-8,514
• Equity at exit: $12,537

Cash invested: $40,600 (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 34232

• Rents YoY: -3.5%
• Active inventory: 267
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,268 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$168 /mo · $2,012/yr
• Insurance: −$60
• HOA: −$499
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $304

Break-even live

Break-even rent $1,883

Max offer price $145,000

Occupancy floor 82%

Sensitivity live

Price	-10% $386	-5% $345	+0% $304	+5% $263	+10% $222
Rent	-10% $125	-5% $214	+0% $304	+5% $393	+10% $483
Rate	-1.0pp $377	-0.5pp $341	base $304	+0.5pp $266	+1.0pp $228

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $499 · $5,988/yr
• Likely covers: electric

Listing history 3 events

1. 2026-06-21
   days on market $145,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $145,000 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: $2,012 · $168/mo
• Projected year-2 tax: $2,012 · $168/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 ≥107°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: $27,211
• − Mortgage interest: −$8,122
• − Property taxes: −$2,012
• − Insurance: −$725
• − Repairs & maintenance: −$2,177
• − Management: −$2,177
• − HOA: −$5,988
• − Depreciation: −$4,218
• Taxable income: $1,791
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $3,217/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: 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 — Sarasota

• Score: 80/100
• State rank: #121
• US rank: #1854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sarasota, FL
• County: Sarasota County · 448,376 people
• City population: 261,896
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 34,013
• Household income: $80,795
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1676.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 8% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 10% German/W. Germanic 2% Other Indo-European 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: ▼ -426.24%
• Current HPI: 337.9799
• Rent YoY: ▼ -3.45%
• 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

+251.9% since first listed

16 events — show timeline

• 2026-06-18 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Rental Removed $2,000 STELLARMLS
• 2026-02-06 Listed for Rent $2,000 STELLARMLS
• 2025-04-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-25 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2014-04-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-03-25 Listed $76,900 Stellar MLS as Distributed by MLS Grid
• 2013-08-01 Listed $74,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-19 Sold (Public Records) $48,500 Public Records
• 2013-06-17 Sold (MLS) $48,500 Stellar MLS as Distributed by MLS Grid
• 2012-06-18 Listed $48,500 Stellar MLS as Distributed by MLS Grid
• 2003-02-03 Sold (Public Records) $61,000 Public Records
• 2001-03-14 Sold (Public Records) $43,000 Public Records
• 1998-09-03 Sold (Public Records) $43,000 Public Records
• 1997-12-19 Sold (Public Records) $36,100 Public Records
• 1996-11-25 Sold (Public Records) $41,200 Public Records

Property tax history

+18.0%/yr

Latest (2025): $2,012 · +1.6% YoY. Source: county tax records.