3972 Overlook Bnd #28 · Sarasota, FL 34232

$165,000

2 bd · 2.0 ba · 1,180 sqft · Townhouse public records · 26 Days on market

Built 1973 $685/mo HOA · 33% 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 +10.6/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller says SELL! This villa is perfectly located between Sarasota and Bradenton in a well kept 55+ neighborhood. As an end unit, there is only 1 neighbor, and on top of that the villa is just a few steps to the community center / community pool! The AC unit was also just replaced within the last 2 years, and the bones of this property are in great shape! This cozy two bedroom, two bath villa is ideal for anyone looking for maintenance community. You get to enjoy beautiful mature landscaping and ponds without lifting a finger. The clubhouse has many additional features including a beautiful pool, shuffleboard court and ping pong table. The home is centrally located between State Rd 75 and 301. Come and see for yourself, you will be impressed!

Key facts

• Utility room
• End unit
• Covered carport

Tags

• END UNIT
• CORNER LOT
• UTILITY ROOM
• COVERED CARPORT
• LAKESIDE POOL
• SHUFFLEBOARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $-82 ($-985/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (8.8% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (8.8% below list) — sets the bar for cash-flow.

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: Tuttle Elementary School (math 39% / reading 36%, grade F, #1,596 of 2,144 statewide, top 75%, 665 students, 84% 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 76% FRL vs 42% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 63% district-wide (-25 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 31% 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.
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $101k; list at $165k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $150,498 (8.8% 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. Built in 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.26% ✓
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 6.6

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: -24.9%
• Equity multiple: 0.18×
• Total profit: $-37,682
• Equity at exit: $24,602

10-year hold

• IRR: -46.7%
• Equity multiple: -0.33×
• Total profit: $-61,561
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,085 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$69
• HOA: −$685
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-82

Break-even live

Break-even rent $2,189

Max offer price $150,498

Occupancy floor 99%

Sensitivity live

Price	-10% $11	-5% $-35	+0% $-82	+5% $-129	+10% $-175
Rent	-10% $-247	-5% $-164	+0% $-82	+5% $0	+10% $83
Rate	-1.0pp $1	-0.5pp $-40	base $-82	+0.5pp $-125	+1.0pp $-168

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $685 · $8,220/yr
• Likely covers: landscapingpool

Listing history 20 events

1. 2026-04-24
   status Pending
2. 2026-03-29
   listed $165,000 Active
3. 2024-03-29
   listed $249,500 Active
4. 2019-05-30
   soldstatus $101,000 Sold 754-char remark

   Show marketing remark (754 chars)

   Seller says SELL! This villa is perfectly located between Sarasota and Bradenton in a well kept 55+ neighborhood. As an end unit, there is only 1 neighbor, and on top of that the villa is just a few steps to the community center / community pool! The AC unit was also just replaced within the last 2 years, and the bones of this property are in great shape! This cozy two bedroom, two bath villa is ideal for anyone looking for maintenance community. You get to enjoy beautiful mature landscaping and ponds without lifting a finger. The clubhouse has many additional features including a beautiful pool, shuffleboard court and ping pong table. The home is centrally located between State Rd 75 and 301. Come and see for yourself, you will be impressed!

5. 2019-05-24
   soldstatus $101,000
6. 2019-05-05
   status Pending 754-char remark

   Show marketing remark (754 chars)

   Seller says SELL! This villa is perfectly located between Sarasota and Bradenton in a well kept 55+ neighborhood. As an end unit, there is only 1 neighbor, and on top of that the villa is just a few steps to the community center / community pool! The AC unit was also just replaced within the last 2 years, and the bones of this property are in great shape! This cozy two bedroom, two bath villa is ideal for anyone looking for maintenance community. You get to enjoy beautiful mature landscaping and ponds without lifting a finger. The clubhouse has many additional features including a beautiful pool, shuffleboard court and ping pong table. The home is centrally located between State Rd 75 and 301. Come and see for yourself, you will be impressed!

7. 2019-04-25
   price $109,900 754-char remark

   Show marketing remark (754 chars)

   Seller says SELL! This villa is perfectly located between Sarasota and Bradenton in a well kept 55+ neighborhood. As an end unit, there is only 1 neighbor, and on top of that the villa is just a few steps to the community center / community pool! The AC unit was also just replaced within the last 2 years, and the bones of this property are in great shape! This cozy two bedroom, two bath villa is ideal for anyone looking for maintenance community. You get to enjoy beautiful mature landscaping and ponds without lifting a finger. The clubhouse has many additional features including a beautiful pool, shuffleboard court and ping pong table. The home is centrally located between State Rd 75 and 301. Come and see for yourself, you will be impressed!

8. 2019-02-18
   price $119,900 754-char remark

   Show marketing remark (754 chars)

   Seller says SELL! This villa is perfectly located between Sarasota and Bradenton in a well kept 55+ neighborhood. As an end unit, there is only 1 neighbor, and on top of that the villa is just a few steps to the community center / community pool! The AC unit was also just replaced within the last 2 years, and the bones of this property are in great shape! This cozy two bedroom, two bath villa is ideal for anyone looking for maintenance community. You get to enjoy beautiful mature landscaping and ponds without lifting a finger. The clubhouse has many additional features including a beautiful pool, shuffleboard court and ping pong table. The home is centrally located between State Rd 75 and 301. Come and see for yourself, you will be impressed!

9. 2019-02-06
   status Active 754-char remark

   Show marketing remark (754 chars)

   Seller says SELL! This villa is perfectly located between Sarasota and Bradenton in a well kept 55+ neighborhood. As an end unit, there is only 1 neighbor, and on top of that the villa is just a few steps to the community center / community pool! The AC unit was also just replaced within the last 2 years, and the bones of this property are in great shape! This cozy two bedroom, two bath villa is ideal for anyone looking for maintenance community. You get to enjoy beautiful mature landscaping and ponds without lifting a finger. The clubhouse has many additional features including a beautiful pool, shuffleboard court and ping pong table. The home is centrally located between State Rd 75 and 301. Come and see for yourself, you will be impressed!

10. 2019-01-29
    status Pending 754-char remark

    Show marketing remark (754 chars)

    Seller says SELL! This villa is perfectly located between Sarasota and Bradenton in a well kept 55+ neighborhood. As an end unit, there is only 1 neighbor, and on top of that the villa is just a few steps to the community center / community pool! The AC unit was also just replaced within the last 2 years, and the bones of this property are in great shape! This cozy two bedroom, two bath villa is ideal for anyone looking for maintenance community. You get to enjoy beautiful mature landscaping and ponds without lifting a finger. The clubhouse has many additional features including a beautiful pool, shuffleboard court and ping pong table. The home is centrally located between State Rd 75 and 301. Come and see for yourself, you will be impressed!

11. 2018-11-06
    price $129,900 754-char remark

    Show marketing remark (754 chars)

    Seller says SELL! This villa is perfectly located between Sarasota and Bradenton in a well kept 55+ neighborhood. As an end unit, there is only 1 neighbor, and on top of that the villa is just a few steps to the community center / community pool! The AC unit was also just replaced within the last 2 years, and the bones of this property are in great shape! This cozy two bedroom, two bath villa is ideal for anyone looking for maintenance community. You get to enjoy beautiful mature landscaping and ponds without lifting a finger. The clubhouse has many additional features including a beautiful pool, shuffleboard court and ping pong table. The home is centrally located between State Rd 75 and 301. Come and see for yourself, you will be impressed!

12. 2018-10-16
    price $134,900 754-char remark

    Show marketing remark (754 chars)

    Seller says SELL! This villa is perfectly located between Sarasota and Bradenton in a well kept 55+ neighborhood. As an end unit, there is only 1 neighbor, and on top of that the villa is just a few steps to the community center / community pool! The AC unit was also just replaced within the last 2 years, and the bones of this property are in great shape! This cozy two bedroom, two bath villa is ideal for anyone looking for maintenance community. You get to enjoy beautiful mature landscaping and ponds without lifting a finger. The clubhouse has many additional features including a beautiful pool, shuffleboard court and ping pong table. The home is centrally located between State Rd 75 and 301. Come and see for yourself, you will be impressed!

13. 2018-09-10
    price $137,000 754-char remark

    Show marketing remark (754 chars)

    Seller says SELL! This villa is perfectly located between Sarasota and Bradenton in a well kept 55+ neighborhood. As an end unit, there is only 1 neighbor, and on top of that the villa is just a few steps to the community center / community pool! The AC unit was also just replaced within the last 2 years, and the bones of this property are in great shape! This cozy two bedroom, two bath villa is ideal for anyone looking for maintenance community. You get to enjoy beautiful mature landscaping and ponds without lifting a finger. The clubhouse has many additional features including a beautiful pool, shuffleboard court and ping pong table. The home is centrally located between State Rd 75 and 301. Come and see for yourself, you will be impressed!

14. 2018-05-16
    price $144,900 754-char remark

    Show marketing remark (754 chars)

    Seller says SELL! This villa is perfectly located between Sarasota and Bradenton in a well kept 55+ neighborhood. As an end unit, there is only 1 neighbor, and on top of that the villa is just a few steps to the community center / community pool! The AC unit was also just replaced within the last 2 years, and the bones of this property are in great shape! This cozy two bedroom, two bath villa is ideal for anyone looking for maintenance community. You get to enjoy beautiful mature landscaping and ponds without lifting a finger. The clubhouse has many additional features including a beautiful pool, shuffleboard court and ping pong table. The home is centrally located between State Rd 75 and 301. Come and see for yourself, you will be impressed!

15. 2018-03-09
    listed $149,900 Active 754-char remark

    Show marketing remark (754 chars)

    Seller says SELL! This villa is perfectly located between Sarasota and Bradenton in a well kept 55+ neighborhood. As an end unit, there is only 1 neighbor, and on top of that the villa is just a few steps to the community center / community pool! The AC unit was also just replaced within the last 2 years, and the bones of this property are in great shape! This cozy two bedroom, two bath villa is ideal for anyone looking for maintenance community. You get to enjoy beautiful mature landscaping and ponds without lifting a finger. The clubhouse has many additional features including a beautiful pool, shuffleboard court and ping pong table. The home is centrally located between State Rd 75 and 301. Come and see for yourself, you will be impressed!

16. 2007-07-18
    soldstatus $124,000
17. 2007-07-02
    soldstatus $124,000
18. 2007-03-22
    listed $129,900
19. 1991-11-12
    soldstatus $63,000
20. 1985-04-01
    soldstatus $63,000

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$48/yr (+$4/mo · 3.6%)

ⓘ 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: $25,019
• − Mortgage interest: −$9,243
• − Property taxes: −$1,322
• − Insurance: −$825
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − HOA: −$8,220
• − Depreciation: −$4,800
• Taxable loss: −$3,393
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $-171/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

+161.9% since first listed

20 events — show timeline

• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-29 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-29 Listed $249,500 Stellar MLS as Distributed by MLS Grid
• 2019-05-30 Sold (MLS) $101,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-24 Sold (Public Records) $101,000 Public Records
• 2019-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-04-25 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2019-02-18 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2019-02-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-01-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-11-06 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2018-10-16 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2018-09-10 Price Changed $137,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-16 Price Changed $144,900 Stellar MLS as Distributed by MLS Grid
• 2018-03-09 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2007-07-18 Sold (Public Records) $124,000 Public Records
• 2007-07-02 Sold (MLS) $124,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-22 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 1991-11-12 Sold (Public Records) $63,000 Public Records
• 1985-04-01 Sold (Public Records) $63,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,322 · +7.8% YoY. Source: county tax records.