2079 Sun Home St Unit A-30 · Gulf Gate, FL 34231

$139,900

1 bd · 1.0 ba · 607 sqft · SingleFamily · 5 Days on market

Built 2008 2,888 sqft lot $215/mo HOA · 13% 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 +18.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +5.9/10.0
• Schools +5.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious, affordable and well maintained home with vaulted ceilings in a great location in Mobile Estates, an active 55+ community with plenty of amenities for residents. Close to shopping, dining and minutes from Siesta Key. This is a must see home! Has a large screened , enclosed sunroom for outdoor living. Room to expand a small outdoor patio.

Key facts

• Newer stove
• Open floor plan
• 2024 roof

Tags

• OPEN FLOOR PLAN
• BRAND NEW REFRIGERATOR
• NEWER STOVE
• IN UNIT WASHER AND DRYER
• LARGE ATTACHED SUNROOM
• 2024 ROOF

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees $215; total annual fees $2,580
• HOA & community: Community association (Mobile Estates) with required approval; Monthly association fee of $215 (includes management, pool, recreational facilities, sewer, trash); Community clubhouse and pool; Association recreation owned; Deed restrictions; Laundry and maintenance provided; Buyer approval required; Senior community (no pets allowed)

Exterior

• Parking: Covered parking; 1-car carport
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available
• Home design: Manufactured home (single wide); Residential property; One story; North-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Completed condition
• Exterior features: Enclosed screened porch; Awnings; Private mailbox; Level, paved lot; In-county location; Private maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Living room / dining room combo; Open floorplan; Window treatments
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Gulf Gate Elementary School (math 60% / reading 65%, grade B, #601 of 2,144 statewide, top 28%, 655 students, 54% FRL); Riverview High School (math 61% / reading 65%, grade B-, #89 of 667 statewide, top 14%, 2,597 students, 35% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents soft (-2.1%/yr); 562 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $86k; list at $140k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $139,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• 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: -13.7%
• Equity multiple: 0.52×
• Total profit: $-18,679
• Equity at exit: $20,860

10-year hold

• IRR: -11.9%
• Equity multiple: 0.41×
• Total profit: $-23,297
• Equity at exit: $12,096

Cash invested: $39,172 (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 34231

• Rents YoY: -2.1%
• Active inventory: 562
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$215
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $137

Break-even live

Break-even rent $1,496

Max offer price $139,900

Occupancy floor 87%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $215 · $2,580/yr

Listing history 5 events

1. 2026-06-16
   statusdays on market $139,900 Pending 5 DOM
2. 2026-06-15
   days on market $139,900 Active 4 DOM
3. 2026-06-13
   days on market $139,900 Active 2 DOM
4. 2026-06-13
   remarks 687-char remark
5. 2026-06-13
   listed $139,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 23% 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: $20,033
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − HOA: −$2,580
• − Depreciation: −$4,070
• Taxable loss: −$457
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $1,754/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 — Gulf Gate

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Gulf Gate, FL
• County: Sarasota County · 448,376 people
• City population: 32,203
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 32,404
• Household income: $69,925
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1983.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 6% Russian/Polish/Slavic 2% German/W. Germanic 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: ▼ -448.92%
• Current HPI: 292.9055
• Rent YoY: ▼ -2.13%
• 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

+57.2% since first listed

4 events — show timeline

• 2026-06-11 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2017-04-03 Sold (MLS) $86,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-02-13 Listed $89,000 Stellar MLS as Distributed by MLS Grid