218 Amherst Ave #85 · Sarasota, FL 34232

$160,000

4 bd · 3.0 ba · 1,386 sqft · Townhouse public records · 179 Days on market

Built 1972 13 ac lot $499/mo HOA · 19% of rent

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Why this score? — see what drove the B- 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 +26.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.3/10.0
• 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 MLS

Must See! Don't miss out this opportunity. For your own or investment. Well maintained move in ready 4 bedrooms 2.5 bathrooms at Fairway Oaks Community. Few minutes to downtown Sarasota, 15 minutes to beaches and University Town Center. Next to Bobby Jones Golf Course. Cash Only

Key facts

• Move in ready
• $499 HOA
• Community pool

Tags

• FAIRWAY OAKS COMMUNITY
• BOBBY JONES GOLF COURSE
• MOVE IN READY
• 15 MINUTES TO BEACHES
• UNIVERSITY TOWN CENTER

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents falling (-3.5%/yr); 265 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 38% 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 179 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $160k implies a 78% 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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. 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?
7. 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?
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: 1.60% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 5.2

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-4,993
• Equity at exit: $23,857

10-year hold

• IRR: 1.6%
• Equity multiple: 1.09×
• Total profit: $4,194
• Equity at exit: $13,834

Cash invested: $44,800 (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: 265
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,560 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$176 /mo · $2,114/yr
• Insurance: −$67
• HOA: −$499
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $441

Break-even live

Break-even rent $2,001

Max offer price $160,000

Occupancy floor 78%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $499 · $5,988/yr

Listing history 30 events

1. 2026-06-18
   days on market $160,000 Active 179 DOM
2. 2026-06-17
   days on market $160,000 Active 178 DOM
3. 2026-06-16
   days on market $160,000 Active 177 DOM
4. 2026-06-15
   days on market $160,000 Active 176 DOM
5. 2026-06-13
   days on market $160,000 Active 174 DOM
6. 2026-06-13
   days on market $160,000 Active 173 DOM
7. 2026-06-10
   days on market $160,000 Active 171 DOM
8. 2026-06-09
   days on market $160,000 Active 170 DOM
9. 2026-06-08
   days on market $160,000 Active 169 DOM
10. 2026-06-08
    days on market $160,000 Active 168 DOM
11. 2026-06-05
    days on market $160,000 Active 165 DOM
12. 2026-06-03
    days on market $160,000 Active 164 DOM
13. 2026-06-02
    days on market $160,000 Active 163 DOM
14. 2026-06-01
    days on market $160,000 Active 162 DOM
15. 2026-05-31
    days on market $160,000 Active 161 DOM
16. 2026-04-19
    price $160,000 279-char remark

    Show marketing remark (279 chars)

    Must See! Don't miss out this opportunity. For your own or investment. Well maintained move in ready 4 bedrooms 2.5 bathrooms at Fairway Oaks Community. Few minutes to downtown Sarasota, 15 minutes to beaches and University Town Center. Next to Bobby Jones Golf Course. Cash Only

17. 2026-02-19
    price $170,000 279-char remark

    Show marketing remark (279 chars)

    Must See! Don't miss out this opportunity. For your own or investment. Well maintained move in ready 4 bedrooms 2.5 bathrooms at Fairway Oaks Community. Few minutes to downtown Sarasota, 15 minutes to beaches and University Town Center. Next to Bobby Jones Golf Course. Cash Only

18. 2025-12-21
    listed $180,000 Active 279-char remark

    Show marketing remark (279 chars)

    Must See! Don't miss out this opportunity. For your own or investment. Well maintained move in ready 4 bedrooms 2.5 bathrooms at Fairway Oaks Community. Few minutes to downtown Sarasota, 15 minutes to beaches and University Town Center. Next to Bobby Jones Golf Course. Cash Only

19. 2025-04-09
    historical $2,600
20. 2024-09-28
    price $2,600
21. 2024-08-20
    listed $2,650
22. 2016-12-19
    soldstatus $89,900
23. 2016-12-13
    soldstatus $89,900 Sold 710-char remark

    Show marketing remark (710 chars)

    Desirable 4 bedroom 2/1 bath townhouse style condo convenient to downtown Sarasota and I-75. This coveted end unit in a quiet location has an abundance of natural lighting, large tile floors and enhanced baseboards downstairs and an updated kitchen and bathrooms. Sliders from the dining room lead to a private screened lanai. The kitchen features lots of cabinets and counter space, and an adjacent inside utility room with laundry and extra storage. The upstairs master has its own bathroom and walk-in closet. This highly amenitized community with affordable fees features a huge pool, tennis and basketball courts, playground, on site manager, and a meeting room/ library. Priced to sell to settle estate.

24. 2016-11-21
    status Pending 710-char remark

    Show marketing remark (710 chars)

    Desirable 4 bedroom 2/1 bath townhouse style condo convenient to downtown Sarasota and I-75. This coveted end unit in a quiet location has an abundance of natural lighting, large tile floors and enhanced baseboards downstairs and an updated kitchen and bathrooms. Sliders from the dining room lead to a private screened lanai. The kitchen features lots of cabinets and counter space, and an adjacent inside utility room with laundry and extra storage. The upstairs master has its own bathroom and walk-in closet. This highly amenitized community with affordable fees features a huge pool, tennis and basketball courts, playground, on site manager, and a meeting room/ library. Priced to sell to settle estate.

25. 2016-11-16
    listed $89,900 Active 710-char remark

    Show marketing remark (710 chars)

    Desirable 4 bedroom 2/1 bath townhouse style condo convenient to downtown Sarasota and I-75. This coveted end unit in a quiet location has an abundance of natural lighting, large tile floors and enhanced baseboards downstairs and an updated kitchen and bathrooms. Sliders from the dining room lead to a private screened lanai. The kitchen features lots of cabinets and counter space, and an adjacent inside utility room with laundry and extra storage. The upstairs master has its own bathroom and walk-in closet. This highly amenitized community with affordable fees features a huge pool, tennis and basketball courts, playground, on site manager, and a meeting room/ library. Priced to sell to settle estate.

26. 2005-01-11
    soldstatus $109,900
27. 2005-01-07
    soldstatus $109,900
28. 2004-11-28
    listed $109,900
29. 2001-09-26
    soldstatus $57,900
30. 1994-12-13
    soldstatus $49,000

ⓘ 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: $2,114 · $176/mo
• Projected year-2 tax: $2,114 · $176/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: $30,716
• − Mortgage interest: −$8,962
• − Property taxes: −$2,114
• − Insurance: −$800
• − Repairs & maintenance: −$2,457
• − Management: −$2,457
• − HOA: −$5,988
• − Depreciation: −$4,655
• Taxable income: $3,283
• Est. tax owed @ 24.0%: −$788
• After-tax cash flow: $4,507/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

+226.5% since first listed

15 events — show timeline

• 2026-04-19 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-21 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-09 Rental Removed $2,600 STELLARMLS
• 2024-09-28 Price Changed $2,600 STELLARMLS
• 2024-08-20 Listed for Rent $2,650 STELLARMLS
• 2016-12-19 Sold (Public Records) $89,900 Public Records
• 2016-12-13 Sold (MLS) $89,900 Stellar MLS as Distributed by MLS Grid
• 2016-11-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-11-16 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2005-01-11 Sold (Public Records) $109,900 Public Records
• 2005-01-07 Sold (MLS) $109,900 Stellar MLS as Distributed by MLS Grid
• 2004-11-28 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2001-09-26 Sold (Public Records) $57,900 Public Records
• 1994-12-13 Sold (Public Records) $49,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,114 · +99.7% YoY. Source: county tax records.