12125 Margarita Ave · Warm Mineral Springs, FL 34287

$380,000

4 bd · 2.0 ba · 1,585 sqft · MultiFamily public records · 94 Days on market

Built 1969 9,600 sqft lot

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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 +13.8/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.2/10.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

LOCATION! POTENTIAL! Excellent opportunity to own a beautiful short-term or long-term rental property just walking distance to the world-famous Warm Mineral Springs! This property offers strong investment potential in one of the most desirable areas of North Port. NOT FLOOD ZONE! NICELY UPDATED! Both units feature tile flooring throughout, a beautiful modern kitchen with granite countertops, tile backsplash, stainless steel appliances, and fully equipped kitchens. The bathrooms have been completely remodeled, and each unit includes its own laundry area for added convenience. Major updates completed : include electric panels, water filtration system, windows, gutters, and paved driveway, giving buyers peace of mind. Each unit also offers a full carport plus additional paved driveway parking. Additional features include a storage shed in the backyard and solid mechanical updates: Roof (2025), both drainfields replaced in November 2012, NEW WELL & PUMP 2025,A/C in Unit 1 (2015) and Unit 2 (August 2018). Located close to shopping, restaurants, banking, and medical facilities, and only 15–20 minutes from the beautiful Gulf beaches in Venice and Englewood. Nothing to do but start generating income. Don’t delay—schedule your showing today!

Key facts

• Not flood zone
• Tile flooring
• Modern kitchen

Tags

• NOT FLOOD ZONE
• TILE FLOORING
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $380k.

Deal economics

• At list price, monthly cash flow is $35 ($418/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (16.0% below list).
• Recommended offer: $319k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#604 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety D-.
• 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: Glenallen Elementary School (math 54% / reading 54%, grade C, #936 of 2,144 statewide, top 44%, 716 students, 79% FRL); Heron Creek Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 902 students, 72% FRL); North Port High School (math 44% / reading 57%, grade D+, #171 of 667 statewide, top 26%, 2,562 students, 54% FRL) — zoned schools average 68% FRL vs 42% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 857 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $3,193/mo this rent would consume 60% of the median local household income ($63k/yr) (locally 522% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 94 days — a 9% lower offer ($346k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $223k; list at $380k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $319,300 (16.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-67,964
• Equity at exit: $56,659

10-year hold

• IRR: -17.4%
• Equity multiple: 0.16×
• Total profit: $-89,759
• Equity at exit: $32,855

Cash invested: $106,400 (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 34287

• Home prices YoY: -20.1%
• Rents YoY: 0.3%
• Active inventory: 857
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $3,193 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$337 /mo · $4,039/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $35

Break-even live

Break-even rent $3,149

Max offer price $380,000

Occupancy floor 94%

Sensitivity live

Price	-10% $250	-5% $142	+0% $35	+5% $-73	+10% $-180
Rent	-10% $-217	-5% $-91	+0% $35	+5% $161	+10% $287
Rate	-1.0pp $226	-0.5pp $131	base $35	+0.5pp $-64	+1.0pp $-164

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,192
Total (2 units)			$3,193

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-21
   days on market $380,000 Active 94 DOM
2. 2026-06-18
   days on market $380,000 Active 91 DOM
3. 2026-06-17
   days on market $380,000 Active 90 DOM
4. 2026-06-16
   days on market $380,000 Active 89 DOM
5. 2026-06-15
   days on market $380,000 Active 88 DOM
6. 2026-06-13
   days on market $380,000 Active 86 DOM
7. 2026-06-13
   days on market $380,000 Active 85 DOM
8. 2026-06-10
   days on market $380,000 Active 83 DOM
9. 2026-06-09
   days on market $380,000 Active 82 DOM
10. 2026-06-08
    days on market $380,000 Active 81 DOM
11. 2026-06-08
    days on market $380,000 Active 80 DOM
12. 2026-06-05
    days on market $380,000 Active 77 DOM
13. 2026-06-03
    days on market $380,000 Active 76 DOM
14. 2026-06-02
    days on market $380,000 Active 75 DOM
15. 2026-06-02
    price $380,000 Active 74 DOM
16. 2026-06-01
    days on market $390,000 Active 74 DOM
17. 2026-05-31
    days on market $390,000 Active 73 DOM
18. 2026-03-31
    price $390,000 1279-char remark

    Show marketing remark (1279 chars)

    LOCATION! POTENTIAL! Excellent opportunity to own a beautiful short-term or long-term rental property just walking distance to the world-famous Warm Mineral Springs! This property offers strong investment potential in one of the most desirable areas of North Port. NOT FLOOD ZONE! NICELY UPDATED! Both units feature tile flooring throughout, a beautiful modern kitchen with granite countertops, tile backsplash, stainless steel appliances, and fully equipped kitchens. The bathrooms have been completely remodeled, and each unit includes its own laundry area for added convenience. Major updates completed : include electric panels, water filtration system, windows, gutters, and paved driveway, giving buyers peace of mind. Each unit also offers a full carport plus additional paved driveway parking. Additional features include a storage shed in the backyard and solid mechanical updates: Roof (2025), both drainfields replaced in November 2012, NEW WELL & PUMP 2025,A/C in Unit 1 (2015) and Unit 2 (August 2018). Located close to shopping, restaurants, banking, and medical facilities, and only 15–20 minutes from the beautiful Gulf beaches in Venice and Englewood. Nothing to do but start generating income. Don’t delay—schedule your showing today!

19. 2026-03-19
    listed $400,000 Active 1279-char remark

    Show marketing remark (1279 chars)

    LOCATION! POTENTIAL! Excellent opportunity to own a beautiful short-term or long-term rental property just walking distance to the world-famous Warm Mineral Springs! This property offers strong investment potential in one of the most desirable areas of North Port. NOT FLOOD ZONE! NICELY UPDATED! Both units feature tile flooring throughout, a beautiful modern kitchen with granite countertops, tile backsplash, stainless steel appliances, and fully equipped kitchens. The bathrooms have been completely remodeled, and each unit includes its own laundry area for added convenience. Major updates completed : include electric panels, water filtration system, windows, gutters, and paved driveway, giving buyers peace of mind. Each unit also offers a full carport plus additional paved driveway parking. Additional features include a storage shed in the backyard and solid mechanical updates: Roof (2025), both drainfields replaced in November 2012, NEW WELL & PUMP 2025,A/C in Unit 1 (2015) and Unit 2 (August 2018). Located close to shopping, restaurants, banking, and medical facilities, and only 15–20 minutes from the beautiful Gulf beaches in Venice and Englewood. Nothing to do but start generating income. Don’t delay—schedule your showing today!

20. 2026-02-20
    historical $1,450
21. 2026-01-22
    price $1,450
22. 2025-11-21
    price $1,550
23. 2025-10-09
    price $1,595
24. 2025-07-09
    listed $1,575
25. 2025-07-09
    historical $1,575
26. 2025-07-06
    listed $1,575
27. 2025-07-01
    historical $1,650
28. 2025-05-24
    price $1,650
29. 2025-03-05
    listed $1,675
30. 2020-05-29
    soldstatus $223,000
31. 2020-05-28
    soldstatus $223,000 Sold 784-char remark

    Show marketing remark (784 chars)

    LOCATION!POTENTIAL!Beautiful Short-term/Long Term Rental Properties! Walking Distance to THE WORLD FAMOUS WARM MINERAL SPRINGS! Tile flooring, beautiful modern kitchen, with granite counter top and tile backsplash, stainless steel appliances fully equipped kitchen, completely remodeled both bathrooms, laundry room. ELECTRIC PANELS, WATER FILTRATION SYSTEM, WINDOWS, GUTTERS, PAVED DRIVEWAY and much more about 1.5 years old! Close to all local shoppings, restaurants, banking, medical and only 15 -20 min drive to the nicest Venice and Englewood Beaches! Nothing to do! Each unit contains a Full Carport plus PAVED DRIVEWAY PARKING. Storage shed in the backyard. ROOF 2008. BOTH DRAINFIELDS REPLACED IN NOV. 2012. A/C INSTALLED IN UNIT 1 2015 AND UNIT 2 AUG 2018. Don’t Delay!

32. 2020-05-17
    status Pending 784-char remark

    Show marketing remark (784 chars)

    LOCATION!POTENTIAL!Beautiful Short-term/Long Term Rental Properties! Walking Distance to THE WORLD FAMOUS WARM MINERAL SPRINGS! Tile flooring, beautiful modern kitchen, with granite counter top and tile backsplash, stainless steel appliances fully equipped kitchen, completely remodeled both bathrooms, laundry room. ELECTRIC PANELS, WATER FILTRATION SYSTEM, WINDOWS, GUTTERS, PAVED DRIVEWAY and much more about 1.5 years old! Close to all local shoppings, restaurants, banking, medical and only 15 -20 min drive to the nicest Venice and Englewood Beaches! Nothing to do! Each unit contains a Full Carport plus PAVED DRIVEWAY PARKING. Storage shed in the backyard. ROOF 2008. BOTH DRAINFIELDS REPLACED IN NOV. 2012. A/C INSTALLED IN UNIT 1 2015 AND UNIT 2 AUG 2018. Don’t Delay!

33. 2020-05-11
    listed $240,000 Active 784-char remark

    Show marketing remark (784 chars)

    LOCATION!POTENTIAL!Beautiful Short-term/Long Term Rental Properties! Walking Distance to THE WORLD FAMOUS WARM MINERAL SPRINGS! Tile flooring, beautiful modern kitchen, with granite counter top and tile backsplash, stainless steel appliances fully equipped kitchen, completely remodeled both bathrooms, laundry room. ELECTRIC PANELS, WATER FILTRATION SYSTEM, WINDOWS, GUTTERS, PAVED DRIVEWAY and much more about 1.5 years old! Close to all local shoppings, restaurants, banking, medical and only 15 -20 min drive to the nicest Venice and Englewood Beaches! Nothing to do! Each unit contains a Full Carport plus PAVED DRIVEWAY PARKING. Storage shed in the backyard. ROOF 2008. BOTH DRAINFIELDS REPLACED IN NOV. 2012. A/C INSTALLED IN UNIT 1 2015 AND UNIT 2 AUG 2018. Don’t Delay!

34. 2018-08-10
    soldstatus $145,000
35. 2008-02-22
    soldstatus $130,000
36. 2008-02-15
    soldstatus $130,000
37. 2008-01-09
    listed $149,000
38. 2008-01-09
    historical
39. 2007-11-07
    listed $195,000
40. 2007-06-07
    listed $245,000
41. 2006-05-16
    listed $274,000

ⓘ 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: $4,039 · $337/mo
• Projected year-2 tax: $4,039 · $337/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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,316
• − Mortgage interest: −$21,286
• − Property taxes: −$4,039
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,065
• − Management: −$3,065
• − Depreciation: −$11,055
• Taxable loss: −$6,094
• Est. tax savings @ 24.0%: +$1,462
• After-tax cash flow: $1,880/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 — Warm Mineral Springs

• Score: 66/100
• State rank: #604
• US rank: #11606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warm Mineral Springs, FL
• County: Sarasota County · 448,376 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 25,929
• Household income: $63,464
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 522.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 7% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 16% · Canada, Philippines
• Languages at home: 81% English-only · Spanish 8% Russian/Polish/Slavic 5% French/Haitian/Cajun 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: ▼ -70.89%
• Current HPI: 280.8484
• Rent YoY: ▲ 0.26%
• 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

+42.3% since first listed

24 events — show timeline

• 2026-03-31 Price Changed $390,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $400,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Rental Removed $1,450 STELLARMLS
• 2026-01-22 Price Changed $1,450 STELLARMLS
• 2025-11-21 Price Changed $1,550 STELLARMLS
• 2025-10-09 Price Changed $1,595 STELLARMLS
• 2025-07-09 Listed for Rent $1,575 STELLARMLS
• 2025-07-09 Rental Removed $1,575 STELLARMLS
• 2025-07-06 Listed for Rent $1,575 STELLARMLS
• 2025-07-01 Rental Removed $1,650 STELLARMLS
• 2025-05-24 Price Changed $1,650 STELLARMLS
• 2025-03-05 Listed for Rent $1,675 STELLARMLS
• 2020-05-29 Sold (Public Records) $223,000 Public Records
• 2020-05-28 Sold (MLS) $223,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-11 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-10 Sold (Public Records) $145,000 Public Records
• 2008-02-22 Sold (Public Records) $130,000 Public Records
• 2008-02-15 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2008-01-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-01-09 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2007-11-07 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2007-06-07 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2006-05-16 Listed $274,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2025): $4,039 · +3.5% YoY. Source: county tax records.