346 Andros Dr · Bee Ridge, FL 34233

$170,000

2 bd · 2.0 ba · 930 sqft · Manufactured public records · 59 Days on market

Built 2003 4,414 sqft lot $178/mo HOA · 9% of rent ↓ 19% 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 +21.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +7.0/10.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME TO WINDWARD ISLES – ONE OF SARASOTA’S MOST DESIRABLE RESIDENT-OWNED 55+ COMMUNITIES! This WELL-MAINTAINED 2 BEDROOM, 2 BATH DOUBLE-WIDE HOME offers the perfect blend of comfort, convenience, and FLORIDA LIFESTYLE LIVING. Built in 2003 and featuring APPROXIMATELY 930 SQ FT OF HEATED SPACE, this home sits on a nicely sized lot with COVERED PARKING, A PRIVATE DRIVEWAY, AND ADDITIONAL STORAGE SHED. Step inside to find a LIGHT AND BRIGHT FLOOR PLAN with LAMINATE FLOORING THROUGHOUT MAIN LIVING AREAS, a SPACIOUS LIVING ROOM, and a FUNCTIONAL KITCHEN equipped with CONVECTION OVEN, REFRIGERATOR, MICROWAVE, and more. The PRIMARY SUITE includes a WALK-IN CLOSET and EN-SUITE BAT

Key facts

• Private driveway
• Front porch
• Screened porch

Tags

• PRIVATE DRIVEWAY
• ADDITIONAL STORAGE SHED
• SCREENED PORCH
• FRONT PORCH
• REAR PATIO
• HEATED COMMUNITY POOL

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Windward Isles Homeowner's INC; Monthly HOA dues of $178 (required); Association approval required; Community amenities include: clubhouse, fitness center, pool, sauna, laundry, basketball court, pickleball courts, shuffleboard court, recreation facilities; HOA dues cover: common area taxes, pool, structure maintenance, grounds maintenance, private road, recreational facilities, trash, water; Senior community; Pets allowed

Exterior

• Parking: Covered parking; Driveway; 2-space carport
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home (double wide); One level; North-facing entry
• Construction: Vinyl siding; Shingle roof; Concrete perimeter foundation; Built area reported as 1,250 sq ft
• Exterior features: Enclosed patio; Front porch; Rear porch; Porch; Patio; Screened porch; Rain gutters; Shed(s); Asphalt road access

Interior

• Kitchen: Convection oven; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Thermostat; Walk-in closet(s); Skylight(s); Aluminum window frames; Blinds; Tinted windows
• Laundry & utility: Washer and dryer (inside); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

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 ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#370 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: 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.
• Zoned schools: Ashton Elementary School (math 89% / reading 87%, grade A+, #18 of 2,144 statewide, top 1%, 1,046 students, 28% FRL); Riverview High School (math 61% / reading 65%, grade B-, #89 of 667 statewide, top 14%, 2,597 students, 35% FRL).
• Zoned-school proficiency averages 76% at this address vs 63% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Sarasota average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.4%/yr); 163 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 32% of the median local income ($75k/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 59 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.0

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: -9.7%
• Equity multiple: 0.66×
• Total profit: $-16,328
• Equity at exit: $25,348

10-year hold

• IRR: -5.6%
• Equity multiple: 0.69×
• Total profit: $-14,794
• Equity at exit: $14,698

Cash invested: $47,600 (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 34233

• Rents YoY: -1.4%
• Active inventory: 163
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$202 /mo · $2,425/yr
• Insurance: −$71
• HOA: −$178
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $268

Break-even live

Break-even rent $1,699

Max offer price $170,000

Occupancy floor 82%

Sensitivity live

Price	-10% $364	-5% $316	+0% $268	+5% $220	+10% $172
Rent	-10% $107	-5% $187	+0% $268	+5% $348	+10% $429
Rate	-1.0pp $353	-0.5pp $311	base $268	+0.5pp $224	+1.0pp $179

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $178 · $2,136/yr

Listing history 19 events

1. 2026-06-21
   days on market $170,000 Active 59 DOM
2. 2026-06-18
   days on market $170,000 Active 56 DOM
3. 2026-06-17
   days on market $170,000 Active 55 DOM
4. 2026-06-16
   days on market $170,000 Active 54 DOM
5. 2026-06-15
   days on market $170,000 Active 53 DOM
6. 2026-06-13
   days on market $170,000 Active 51 DOM
7. 2026-06-13
   days on market $170,000 Active 50 DOM
8. 2026-06-10
   days on market $170,000 Active 48 DOM
9. 2026-06-09
   days on market $170,000 Active 47 DOM
10. 2026-06-08
    days on market $170,000 Active 46 DOM
11. 2026-06-08
    days on market $170,000 Active 45 DOM
12. 2026-06-05
    days on market $170,000 Active 42 DOM
13. 2026-06-03
    days on market $170,000 Active 41 DOM
14. 2026-06-02
    days on market $170,000 Active 40 DOM
15. 2026-06-01
    days on market $170,000 Active 39 DOM
16. 2026-05-31
    days on market $170,000 Active 38 DOM
17. 2026-05-14
    price $170,000 1660-char remark
18. 2026-05-01
    price $199,000 1660-char remark
19. 2026-04-23
    listed $210,000 Active 1660-char remark

ⓘ 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: $2,425 · $202/mo
• Projected year-2 tax: $2,425 · $202/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 3/10 Moderate
• 🌡 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: $24,459
• − Mortgage interest: −$9,523
• − Property taxes: −$2,425
• − Insurance: −$850
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − HOA: −$2,136
• − Depreciation: −$4,945
• Taxable income: $667
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $3,054/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 — Bee Ridge

• Score: 72/100
• State rank: #370
• US rank: #6494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 18,875
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 19,123
• Household income: $75,394
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 653.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 6% Asian 4% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 2% 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: ▼ -281.79%
• Current HPI: 258.6836
• Rent YoY: ▼ -1.35%
• 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

-19.0% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $210,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $2,425 · +4.2% YoY. Source: county tax records.