5721 Bentgrass Dr Unit 20-104 · Sarasota, FL 34235

$264,000

3 bd · 3.0 ba · 1,559 sqft · Condo public records · 183 Days on market

Built 2002 Good condition $169/sqft · 12% below area Est $302k · 12% under $797/mo HOA · 15% 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 +30.0/30.0
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.9/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully bright and spacious 3 bedroom, 3 bath end-unit condo with a private garage, perfectly situated inside the gated community of Las Palmas. With its open feel, thoughtful layout, and abundant natural light, this residence offers the ideal blend of comfort, style, and easy Florida living. The kitchen is designed for both everyday living and entertaining, featuring warm wood cabinetry, generous counter space, a breakfast bar, and a separate dining area that invites gathering with family and friends. The living room impresses with gorgeous flooring, crown molding, and sliding glass doors leading to the screened patio which creates a seamless connection to the outdoors while filling the space with sunlight. Retreat to the spacious primary suite complete with large sliding glass doors to a screened porch area, a walk-in closet, and an ensuite bath with dual sinks, creating a private space to relax and recharge. A new hot water heater provides added value and peace of mind. Residents of Las Palmas enjoy a true resort-style lifestyle with access to two sparkling swimming pools, a fitness center, clubhouse, billiards room, tennis courts, walking trails, and RV and boat storage. Ideally located near University Town Center, Benderson Park, I-75, and just minutes from Sarasota’s world-renowned beaches, shopping, and dining, this home places you close to everything while offering a serene place to come home to. Spacious, inviting, and perfectly located, this is the one you have been waiting for. All information provided by the sellers is deemed reliable but is not guaranteed. Buyers are encouraged to verify all information independently.

Key facts

• $797 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $264k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $264k).
• Recommended offer: $232k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 2.0% in Sarasota — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Emma E. Booker Elementary School (math 35% / reading 32%, grade F, #1,758 of 2,144 statewide, top 83%, 468 students, 93% 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 79% FRL vs 42% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 63% district-wide (-26 pts) — the specific schools serving this property underperform the Sarasota average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+9.7%/yr); 249 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $74k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $140k; list at $264k implies a 89% 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.02% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.64%
• DSCR: 2.19
• GRM: 4.1

CMA / ARV

• ARV (median comp): $301,531
• List price: $264,000
• Delta: -12.45%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8230 72nd St E	1.29mi	3/2.5	1,596 (+2%)	1mo	$260,000	$163	58
8324 72nd Ln E	1.22mi	3/2.5	1,596 (+2%)	7mo	$269,900	$169	53
8209 72nd St E	1.29mi	3/2.5	1,596 (+2%)	11mo	$295,000	$185	50
7110 83rd Dr E	1.23mi	3/2.5	1,596 (+2%)	15mo	$250,000	$157	46
8045 Tybee Ct #8045	1.47mi	2/2.0 (-1)	1,557 (-0%)	12mo	$375,000	$241	46
8043 ST Simons St	1.46mi	2/2.0 (-1)	1,557 (-0%)	12mo	$350,000	$225	46
8073 Tybee Ct	1.42mi	2/2.0 (-1)	1,512 (-3%)	7mo	$395,000	$261	45
7188 83rd Dr E	1.20mi	3/2.5	1,596 (+2%)	20mo	$319,000	$200	42
8035 ST Simons St #8035	1.47mi	2/2.0 (-1)	1,664 (+7%)	4mo	$407,000	$245	41
8063 ST Simons St #8063	1.44mi	2/2.0 (-1)	1,664 (+7%)	6mo	$415,000	$249	40
7146 83 Dr #7146	1.22mi	3/2.5	1,596 (+2%)	25mo	$299,900	$188	39
7580 Plantation Cir	1.47mi	3/2.5	1,282 (-18%)	9mo	$272,500	$213	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 2.22×
• Total profit: $90,518
• Equity at exit: $39,363

10-year hold

• IRR: 38.2%
• Equity multiple: 5.65×
• Total profit: $344,083
• Equity at exit: $22,826

Cash invested: $73,920 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $275,000 ($233/sqft)
• Median days on market: 192 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -16.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34235

• Rents YoY: 9.7%
• Active inventory: 249
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $5,340 medium
• Mortgage (P&I): −$1,384
• Tax from tax record: −$286 /mo · $3,435/yr
• Insurance: −$110
• HOA: −$797
• Vacancy / Maint / Mgmt: −$1,121
• Net cashflow: $1,641

Break-even live

Break-even rent $3,263

Max offer price $264,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,791	-5% $1,716	+0% $1,641	+5% $1,567	+10% $1,492
Rent	-10% $1,219	-5% $1,430	+0% $1,641	+5% $1,852	+10% $2,063
Rate	-1.0pp $1,774	-0.5pp $1,708	base $1,641	+0.5pp $1,573	+1.0pp $1,503

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: $66,000
• Closing costs: $7,920
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7151 83rd Dr E Bradenton, FL	3.0	2.5	1596	$2,095	$1.31	65d	1	1.23mi
6939 Lennox Pl University Park, FL	3.0	2.0	2034	$8,500	$4.18	16d	1	1.34mi
6920 Lennox Pl University Park, FL	3.0	2.0	2044	$8,300	$4.06	72d	1	1.39mi
6909 Lennox Pl University Park, FL	3.0	2.0	2032	$6,500	$3.20	65d	1	1.43mi
7780 Plantation Cir Bradenton, FL	2.0	2.5	1168	$1,900	$1.63	27d	1	1.48mi

HOA detail $797/mo · $9,564/yr condo

• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $264,000 Active 183 DOM
2. 2026-08-07
   days on market $264,000 Active 182 DOM
3. 2026-08-06
   days on market $264,000 Active 181 DOM
4. 2026-08-05
   days on market $264,000 Active 180 DOM
5. 2026-08-04
   days on market $264,000 Active 179 DOM
6. 2026-08-03
   days on market $264,000 Active 178 DOM
7. 2026-07-31
   days on market $264,000 Active 175 DOM
8. 2026-07-30
   days on market $264,000 Active 173 DOM
9. 2026-07-24
   days on market $264,000 Active 168 DOM
10. 2026-07-23
    days on market $264,000 Active 167 DOM
11. 2026-07-22
    days on market $264,000 Active 166 DOM
12. 2026-07-21
    days on market $264,000 Active 165 DOM
13. 2026-07-20
    days on market $264,000 Active 164 DOM
14. 2026-07-18
    days on market $264,000 Active 162 DOM
15. 2026-07-18
    days on market $264,000 Active 161 DOM
16. 2026-07-16
    days on market $264,000 Active 160 DOM
17. 2026-07-15
    days on market $264,000 Active 159 DOM
18. 2026-07-13
    days on market $264,000 Active 157 DOM
19. 2026-07-13
    days on market $264,000 Active 156 DOM
20. 2026-07-11
    days on market $264,000 Active 155 DOM
21. 2026-07-10
    days on market $264,000 Active 154 DOM
22. 2026-07-09
    days on market $264,000 Active 153 DOM
23. 2026-07-07
    days on market $264,000 Active 151 DOM
24. 2026-07-06
    days on market $264,000 Active 150 DOM
25. 2026-07-05
    days on market $264,000 Active 149 DOM
26. 2026-07-03
    days on market $264,000 Active 147 DOM
27. 2026-07-02
    days on market $264,000 Active 146 DOM
28. 2026-07-01
    days on market $264,000 Active 145 DOM
29. 2026-06-30
    days on market $264,000 Active 144 DOM
30. 2026-06-29
    days on market $264,000 Active 143 DOM
31. 2026-06-28
    days on market $264,000 Active 142 DOM
32. 2026-06-27
    days on market $264,000 Active 141 DOM
33. 2026-06-27
    days on market $264,000 Active 140 DOM
34. 2026-06-25
    days on market $264,000 Active 138 DOM
35. 2026-06-22
    days on market $264,000 Active 136 DOM
36. 2026-06-21
    days on market $264,000 Active 135 DOM
37. 2026-06-18
    days on market $264,000 Active 132 DOM
38. 2026-06-17
    days on market $264,000 Active 131 DOM
39. 2026-06-16
    days on market $264,000 Active 130 DOM
40. 2026-06-15
    days on market $264,000 Active 129 DOM
41. 2026-06-13
    days on market $264,000 Active 127 DOM
42. 2026-06-13
    days on market $264,000 Active 126 DOM
43. 2026-06-10
    days on market $264,000 Active 124 DOM
44. 2026-06-09
    days on market $264,000 Active 123 DOM
45. 2026-06-08
    days on market $264,000 Active 122 DOM
46. 2026-06-08
    days on market $264,000 Active 121 DOM
47. 2026-06-05
    days on market $264,000 Active 118 DOM
48. 2026-06-03
    days on market $264,000 Active 117 DOM
49. 2026-06-02
    days on market $264,000 Active 116 DOM
50. 2026-06-01
    days on market $264,000 Active 115 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: $3,435 · $286/mo
• Projected year-2 tax: $3,435 · $286/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $64,085
• − Mortgage interest: −$14,788
• − Property taxes: −$3,435
• − Insurance: −$1,320
• − Repairs & maintenance: −$5,127
• − Management: −$5,127
• − HOA: −$9,564
• − Depreciation: −$7,680
• Taxable income: $17,044
• Est. tax owed @ 24.0%: −$4,091
• After-tax cash flow: $15,604/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $7,795–$23,385 screening

This well-maintained townhouse in Las Palmas offers a good condition with minimal repairs needed. It's ready for a new owner to move in and enjoy the community amenities.

Components & finishes AI

Roof tile · good Flooring wood

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim landscaping — Improves curb appeal and enhances property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Emma E. Booker Elementary School F FL #1,758/2,144 Nat'l #24,455/41,679 Middle Booker Middle School D- FL #331/571 Nat'l #5,160/14,009 High Booker High School F FL #386/667 Nat'l #9,639/17,239

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

A Composite livability gradescore 80/100

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

• County: Sarasota County · 452,380 people
• City population: 261,896
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 15,146
• Household income: $78,958
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 18% Black 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 5% Slovak 3% Scotch-Irish 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 1%

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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: ▼ -307.37%
• Current HPI: 253.3964
• Rent YoY: ▲ 9.68%
• Metro: North Port-Sarasota-Bradenton, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

+10.0% since first listed

9 events — show timeline

• 2026-04-27 Price Changed $264,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $274,900 Stellar MLS as Distributed by MLS Grid
• 2023-08-01 Rental Removed — STELLARMLS
• 2023-07-16 Listed for Rent — STELLARMLS
• 2023-07-10 Rental Removed — STELLARMLS
• 2023-07-10 Listed for Rent — STELLARMLS
• 2014-03-31 Sold (MLS) $139,900 Stellar MLS as Distributed by MLS Grid
• 2014-01-06 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2006-06-16 Sold (Public Records) $240,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,435 · -3.3% YoY. Source: county tax records.