915 Seaside Dr Unit 607, Weeks 14-15 · Siesta Key, FL 34242

$59,000

3 bd · 3.0 ba · 2,255 sqft · Condo · 245 Days on market

Built 2009 $1102/mo HOA · 21% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fractional Ownership. Winter Fractional Package – 1/16th Share of Ownership-Your dream of owning a luxury home on Siesta Key Beach can now be a reality! Experience an enviable lifestyle on America’s #1 rated beach through this exclusive Winter Fractional Ownership Package at The Residences on Siesta Key Beach, Hyatt Vacation Club. Enjoy all the benefits of luxury beachfront living without the full-time cost or commitment. This expansive and elegantly appointed residence features a primary suite, junior suite, and a guest bedroom, providing plenty of space for family and guests. The entire property has recently undergone a full furniture and furnishings update, giving every residence a fresh, modern coastal look—with no special assessment passed along to owners. Each residence features custom furnishings valued at over $150,000, a chef’s kitchen with premium Wolf, Sub-Zero, and Fisher & Paykel appliances, and imported linens throughout. As an owner, you’ll enjoy the legendary Hyatt Vacation Club experience, including full-service concierge and recreation staff, valet parking, 24-hour security, housekeeping services, and assistance with local activities. Ownership also includes access to the exclusive Cabana Club, which provides beach access 365 days a year, subject to availability. All the resort-style services, amenities, and comforts of a world-class beachfront property—at just a fraction of the cost.

Key facts

• Beachfront living
• Premium appliances
• Custom furnishings

Tags

• BEACHFRONT LIVING
• CUSTOM FURNISHINGS
• CHEF'S KITCHEN
• PREMIUM APPLIANCES
• IMPORTED LINENS
• FULL-SERVICE CONCIERGE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $59k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#512 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A-; Watch: amenities F, commute F, cost of living 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: 523 active listings in the ZIP; high-income renter base; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $5,372/mo this rent would consume 56% of the median local household income ($116k/yr) (locally 147% 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 (-0.7%/yr); year-one equity from $408 of loan paydown is wiped out by about $410 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 (-0.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 17y ago; this cycle's ask has dropped $16k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $59k implies a 247% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 9.11% ✓
• Cap rate: 61.90%
• Cash-on-cash: 198.61%
• DSCR: 9.84
• GRM: 0.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.74×
• Total profit: $144,371
• Equity at exit: $15,111

10-year hold

• IRR: —
• Equity multiple: 20.66×
• Total profit: $324,777
• Equity at exit: $16,621

Cash invested: $16,520 (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 34242

• Home prices YoY: -0.3%
• Active inventory: 523
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $5,372 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,102
• Vacancy / Maint / Mgmt: −$1,128
• Net cashflow: $2,308

Break-even live

Break-even rent $2,451

Max offer price $59,000

Occupancy floor 52%

Sensitivity live

Price	-10% $2,348	-5% $2,328	+0% $2,308	+5% $2,287	+10% $2,267
Rent	-10% $1,883	-5% $2,095	+0% $2,308	+5% $2,520	+10% $2,732
Rate	-1.0pp $2,337	-0.5pp $2,323	base $2,308	+0.5pp $2,292	+1.0pp $2,277

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,102 · $13,224/yr
• Likely covers: doormansecurity
• ⚠ Special-assessment mentions:

  …undergone a full furniture and furnishings update, giving every residence a fresh, modern coastal look—with no special assessment passed along to owners. Each residence features custom furnishings valued at over $150,000, a chef’s kitchen with…

Listing history 50 events

1. 2026-06-18
   days on market $59,000 Active 245 DOM
2. 2026-06-17
   days on market $59,000 Active 244 DOM
3. 2026-06-16
   days on market $59,000 Active 243 DOM
4. 2026-06-15
   days on market $59,000 Active 242 DOM
5. 2026-06-13
   days on market $59,000 Active 240 DOM
6. 2026-06-13
   days on market $59,000 Active 239 DOM
7. 2026-06-10
   days on market $59,000 Active 237 DOM
8. 2026-06-09
   days on market $59,000 Active 236 DOM
9. 2026-06-08
   days on market $59,000 Active 234 DOM
10. 2026-06-05
    days on market $59,000 Active 231 DOM
11. 2026-06-03
    days on market $59,000 Active 230 DOM
12. 2026-06-02
    days on market $59,000 Active 229 DOM
13. 2026-06-01
    days on market $59,000 Active 228 DOM
14. 2026-05-31
    days on market $59,000 Active 227 DOM
15. 2026-04-12
    price $59,000 1467-char remark

    Show marketing remark (1467 chars)

    Fractional Ownership. Winter Fractional Package – 1/16th Share of Ownership-Your dream of owning a luxury home on Siesta Key Beach can now be a reality! Experience an enviable lifestyle on America’s #1 rated beach through this exclusive Winter Fractional Ownership Package at The Residences on Siesta Key Beach, Hyatt Vacation Club. Enjoy all the benefits of luxury beachfront living without the full-time cost or commitment. This expansive and elegantly appointed residence features a primary suite, junior suite, and a guest bedroom, providing plenty of space for family and guests. The entire property has recently undergone a full furniture and furnishings update, giving every residence a fresh, modern coastal look—with no special assessment passed along to owners. Each residence features custom furnishings valued at over $150,000, a chef’s kitchen with premium Wolf, Sub-Zero, and Fisher & Paykel appliances, and imported linens throughout. As an owner, you’ll enjoy the legendary Hyatt Vacation Club experience, including full-service concierge and recreation staff, valet parking, 24-hour security, housekeeping services, and assistance with local activities. Ownership also includes access to the exclusive Cabana Club, which provides beach access 365 days a year, subject to availability. All the resort-style services, amenities, and comforts of a world-class beachfront property—at just a fraction of the cost.

16. 2025-10-16
    listed $75,000 Active 1467-char remark

    Show marketing remark (1467 chars)

    Fractional Ownership. Winter Fractional Package – 1/16th Share of Ownership-Your dream of owning a luxury home on Siesta Key Beach can now be a reality! Experience an enviable lifestyle on America’s #1 rated beach through this exclusive Winter Fractional Ownership Package at The Residences on Siesta Key Beach, Hyatt Vacation Club. Enjoy all the benefits of luxury beachfront living without the full-time cost or commitment. This expansive and elegantly appointed residence features a primary suite, junior suite, and a guest bedroom, providing plenty of space for family and guests. The entire property has recently undergone a full furniture and furnishings update, giving every residence a fresh, modern coastal look—with no special assessment passed along to owners. Each residence features custom furnishings valued at over $150,000, a chef’s kitchen with premium Wolf, Sub-Zero, and Fisher & Paykel appliances, and imported linens throughout. As an owner, you’ll enjoy the legendary Hyatt Vacation Club experience, including full-service concierge and recreation staff, valet parking, 24-hour security, housekeeping services, and assistance with local activities. Ownership also includes access to the exclusive Cabana Club, which provides beach access 365 days a year, subject to availability. All the resort-style services, amenities, and comforts of a world-class beachfront property—at just a fraction of the cost.

17. 2025-07-11
    historical
18. 2025-03-17
    historical
19. 2025-01-29
    soldstatus $17,000 Closed
20. 2024-12-29
    status Pending
21. 2024-12-16
    price $17,000
22. 2024-12-08
    price $65,000
23. 2024-11-17
    listed $58,000 Active
24. 2024-07-31
    price $71,000
25. 2024-07-11
    listed $80,000 Active
26. 2024-05-21
    price $79,000
27. 2024-03-21
    price $95,000
28. 2024-02-01
    listed $107,500 Active
29. 2023-04-14
    soldstatus $71,000 Closed
30. 2023-03-16
    status Pending
31. 2023-03-10
    listed $76,900 Active
32. 2022-11-30
    historical
33. 2022-02-18
    soldstatus $60,000 Closed
34. 2022-01-18
    status Pending
35. 2021-11-30
    listed $76,900 Active
36. 2021-10-19
    status Active
37. 2021-10-18
    status Pending
38. 2020-11-03
    listed $77,500 Active
39. 2020-07-01
    historical
40. 2019-11-26
    listed $74,900 Active
41. 2019-09-26
    historical
42. 2019-09-03
    status Active
43. 2019-08-31
    historical
44. 2019-05-22
    price $79,000
45. 2019-02-08
    price $94,900
46. 2018-08-31
    price $105,000
47. 2018-08-31
    status Active
48. 2018-08-14
    historical
49. 2018-04-23
    listed $112,500 Active
50. 2016-09-24
    historical

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $64,465
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$5,414
• − Repairs & maintenance: −$5,157
• − Management: −$5,157
• − HOA: −$13,224
• − Depreciation: −$1,716
• Taxable income: $29,607
• Est. tax owed @ 24.0%: −$7,106
• After-tax cash flow: $20,586/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 — Siesta Key

• Score: 68/100
• State rank: #512
• US rank: #9443

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 7,529
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 7,529
• Household income: $115,967
• Rent vs Own: 9.6% rent · 90.4% own
• Severe rent burden: 147.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 91% English-only · German/W. Germanic 2% Spanish 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: ▼ -0.69%
• Current HPI: 237.6266
• Rent YoY: —
• 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

-78.3% since first listed

55 events — show timeline

• 2026-04-12 Price Changed $59,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-29 Sold (MLS) $17,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-12-16 Price Changed $17,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-08 Price Changed $65,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-17 Listed $58,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-31 Price Changed $71,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-11 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-21 Price Changed $79,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-21 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-01 Listed $107,500 Stellar MLS as Distributed by MLS Grid
• 2023-04-14 Sold (MLS) $71,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-10 Listed $76,900 Stellar MLS as Distributed by MLS Grid
• 2022-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-02-18 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-30 Listed $76,900 Stellar MLS as Distributed by MLS Grid
• 2021-10-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-10-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-11-03 Listed $77,500 Stellar MLS as Distributed by MLS Grid
• 2020-07-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-11-26 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2019-09-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-09-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-05-22 Price Changed $79,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-08 Price Changed $94,900 Stellar MLS as Distributed by MLS Grid
• 2018-08-31 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-08-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-04-23 Listed $112,500 Stellar MLS as Distributed by MLS Grid
• 2016-09-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-02-04 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2016-01-15 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-01-08 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2015-11-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-06-17 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-20 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-02 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2015-01-05 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-11-19 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2014-02-28 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2013-08-29 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2011-09-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-04-24 Listed $176,000 Stellar MLS as Distributed by MLS Grid
• 2010-02-18 Listed $176,000 Stellar MLS as Distributed by MLS Grid
• 2009-12-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-07-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-07-21 Listed $271,400 Stellar MLS as Distributed by MLS Grid
• 2009-01-20 Listed $271,400 Stellar MLS as Distributed by MLS Grid