208 Southwinds Dr · Gulf Gate, FL 34231

$64,900

1 bd · 1.0 ba · 459 sqft · Manufactured public records · 59 Days on market

Built 1966 $195/mo HOA ↓ 35% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to an incredible opportunity in the highly desirable Southwind's 55+ co-op community, ideally located in the heart of Sarasota just minutes from the world-renowned Siesta Key Beach. Whether you’re searching for a full-time residence, seasonal getaway, or investment opportunity, this property offers exceptional value in an unbeatable location. This one-bedroom, one-bath residence features a spacious and functional layout with abundant natural light throughout. The living area flows nicely, creating a comfortable and inviting space to relax or entertain. One of the standout features is the oversized lanai; perfect for enjoying the Florida lifestyle year-round and easily serving as additional living space. The home also offers a private driveway, a dedicated laundry area located in the shed, and ample storage space. While the unit could benefit from some updating, it is priced accordingly, presenting a fantastic opportunity to customize and make it your own. With a little vision, this property has the potential to truly shine; making it especially appealing for investors or buyers looking to add value. Located in an X flood zone, this property has had no flood or water damage from recent storms, offering added peace of mind. Southwind is a vibrant and friendly community known for its active lifestyle and impressive amenities, including a heated pool, shuffleboard courts, horseshoe pits, library, and recreation hall. The community also offers guest parking along with designated areas for RV and boat storage. With low monthly fees of just $195, which include water, sewer, cable, and lawn care, it’s one of the best values in Sarasota. Conveniently located just 10 minutes to Siesta Key, 20 minutes to downtown Sarasota and UTC Mall, and close to shopping, dining, and everything South Sarasota has to offer. Affordable opportunities like this in such a prime location are rare. Priced to sell and offered as-is with the right to inspect; don’t miss your chance to make this your own slice of paradise.

Key facts

• Ample storage space
• Shuffleboard courts
• Private driveway

Tags

• OVERSIZED LANAI
• PRIVATE DRIVEWAY
• DEDICATED LAUNDRY AREA
• AMPLE STORAGE SPACE
• HEATED POOL
• SHUFFLEBOARD COURTS

🏢 Co-op / cooperative unit. The $64,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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.
• Market conditions: Rents soft (-2.1%/yr); 566 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 $449 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,953 (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. Built in 1966 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.53% ✓
• Cap rate: 18.07%
• Cash-on-cash: 42.05%
• DSCR: 2.87
• GRM: 3.3

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: 34.7%
• Equity multiple: 2.40×
• Total profit: $25,383
• Equity at exit: $9,677

10-year hold

• IRR: 39.6%
• Equity multiple: 4.10×
• Total profit: $56,372
• Equity at exit: $5,611

Cash invested: $18,172 (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: 566
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,640 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$27
• HOA: −$195
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $637

Break-even live

Break-even rent $834

Max offer price $64,900

Occupancy floor 56%

Sensitivity live

Price	-10% $673	-5% $655	+0% $637	+5% $618	+10% $600
Rent	-10% $507	-5% $572	+0% $637	+5% $701	+10% $766
Rate	-1.0pp $669	-0.5pp $653	base $637	+0.5pp $620	+1.0pp $603

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: watersewercablelandscapingpool

Listing history 29 events

1. 2026-06-21
   statusdays on market $64,900 Pending 59 DOM
2. 2026-06-18
   days on market $64,900 Active 58 DOM
3. 2026-06-17
   days on market $64,900 Active 57 DOM
4. 2026-06-16
   days on market $64,900 Active 56 DOM
5. 2026-06-15
   days on market $64,900 Active 55 DOM
6. 2026-06-13
   days on market $64,900 Active 53 DOM
7. 2026-06-13
   days on market $64,900 Active 52 DOM
8. 2026-06-10
   days on market $64,900 Active 50 DOM
9. 2026-06-09
   days on market $64,900 Active 49 DOM
10. 2026-06-08
    days on market $64,900 Active 48 DOM
11. 2026-06-08
    days on market $64,900 Active 47 DOM
12. 2026-06-05
    days on market $64,900 Active 44 DOM
13. 2026-06-03
    days on market $64,900 Active 43 DOM
14. 2026-06-02
    days on market $64,900 Active 42 DOM
15. 2026-06-01
    days on market $64,900 Active 41 DOM
16. 2026-05-31
    days on market $64,900 Active 40 DOM
17. 2026-04-21
    listed $74,900 Active 2049-char remark

    Show marketing remark (2049 chars)

    Welcome to an incredible opportunity in the highly desirable Southwind's 55+ co-op community, ideally located in the heart of Sarasota just minutes from the world-renowned Siesta Key Beach. Whether you’re searching for a full-time residence, seasonal getaway, or investment opportunity, this property offers exceptional value in an unbeatable location. This one-bedroom, one-bath residence features a spacious and functional layout with abundant natural light throughout. The living area flows nicely, creating a comfortable and inviting space to relax or entertain. One of the standout features is the oversized lanai; perfect for enjoying the Florida lifestyle year-round and easily serving as additional living space. The home also offers a private driveway, a dedicated laundry area located in the shed, and ample storage space. While the unit could benefit from some updating, it is priced accordingly, presenting a fantastic opportunity to customize and make it your own. With a little vision, this property has the potential to truly shine; making it especially appealing for investors or buyers looking to add value. Located in an X flood zone, this property has had no flood or water damage from recent storms, offering added peace of mind. Southwind is a vibrant and friendly community known for its active lifestyle and impressive amenities, including a heated pool, shuffleboard courts, horseshoe pits, library, and recreation hall. The community also offers guest parking along with designated areas for RV and boat storage. With low monthly fees of just $195, which include water, sewer, cable, and lawn care, it’s one of the best values in Sarasota. Conveniently located just 10 minutes to Siesta Key, 20 minutes to downtown Sarasota and UTC Mall, and close to shopping, dining, and everything South Sarasota has to offer. Affordable opportunities like this in such a prime location are rare. Priced to sell and offered as-is with the right to inspect; don’t miss your chance to make this your own slice of paradise.

18. 2025-07-02
    soldstatus $60,000 Closed 478-char remark

    Show marketing remark (478 chars)

    Located in the 55+ community of South Winds, just minutes from Gulf Gate and Siesta Key Beach, this 1-bedroom, 1-bathroom mobile home offers comfort, convenience, and a spacious patio perfect for relaxing or entertaining outdoors. Enjoy the unbeatable location close to shopping, dining, and one of the top-rated beaches in the country. Whether you’re seeking a seasonal retreat or a full-time residence, this home offers an excellent opportunity in the heart of Sarasota.

19. 2025-07-02
    soldstatus $60,000

    Show marketing remark (478 chars)

    Located in the 55+ community of South Winds, just minutes from Gulf Gate and Siesta Key Beach, this 1-bedroom, 1-bathroom mobile home offers comfort, convenience, and a spacious patio perfect for relaxing or entertaining outdoors. Enjoy the unbeatable location close to shopping, dining, and one of the top-rated beaches in the country. Whether you’re seeking a seasonal retreat or a full-time residence, this home offers an excellent opportunity in the heart of Sarasota.

20. 2025-06-17
    status Pending 478-char remark

    Show marketing remark (478 chars)

    Located in the 55+ community of South Winds, just minutes from Gulf Gate and Siesta Key Beach, this 1-bedroom, 1-bathroom mobile home offers comfort, convenience, and a spacious patio perfect for relaxing or entertaining outdoors. Enjoy the unbeatable location close to shopping, dining, and one of the top-rated beaches in the country. Whether you’re seeking a seasonal retreat or a full-time residence, this home offers an excellent opportunity in the heart of Sarasota.

21. 2025-05-08
    listed $70,000 Active 478-char remark

    Show marketing remark (478 chars)

    Located in the 55+ community of South Winds, just minutes from Gulf Gate and Siesta Key Beach, this 1-bedroom, 1-bathroom mobile home offers comfort, convenience, and a spacious patio perfect for relaxing or entertaining outdoors. Enjoy the unbeatable location close to shopping, dining, and one of the top-rated beaches in the country. Whether you’re seeking a seasonal retreat or a full-time residence, this home offers an excellent opportunity in the heart of Sarasota.

22. 2025-03-12
    soldstatus $70,000
23. 2025-03-07
    soldstatus $70,000 Closed
24. 2025-01-27
    status Pending
25. 2025-01-16
    status Active
26. 2024-11-14
    status Active
27. 2024-09-16
    price $90,000
28. 2024-08-08
    price $110,000
29. 2024-05-15
    listed $115,000 Active

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $1,160 · $97/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 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $19,682
• − Mortgage interest: −$3,635
• − Property taxes: −$1,160
• − Insurance: −$324
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − HOA: −$2,340
• − Depreciation: −$1,888
• Taxable income: $7,185
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $5,916/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

• 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

-34.9% since first listed

13 events — show timeline

• 2026-04-21 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-02 Sold (Public Records) $60,000 Public Records
• 2025-07-02 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Listed $70,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-12 Sold (Public Records) $70,000 Public Records
• 2025-03-07 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-16 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-08 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-15 Listed $115,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $1,160 · -12.0% YoY. Source: county tax records.