12142 Margarita Ave · Warm Mineral Springs, FL 34287

$210,000

2 bd · 2.0 ba · 1,086 sqft · SingleFamily public records · 294 Days on market

Built 1955 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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +3.5/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement! Priced to Sell – AS-IS! Investor Alert! Rare Opportunity! Warm Mineral Springs Triplex! Excellent investment opportunity in the desirable Warm Mineral Springs area! This well-located triplex is NOT in a flood zone and offers strong income potential with value-add upside. Recent updates include: • Water filtration system installed (2024) • Garage roof replaced (2022) • Unit B freshly painted and updated (2025) • Unit C updated (2023) • Unit A requires complete renovation or possible tear-down Perfect for investors, renovators, or buyers seeking a buy-and-hold property with future upside potential. Add value over time while generating rental income. Rare opportunity — priced to sell AS-IS!

Key facts

• Freshly painted
• 9,600 sq ft lot
• Built 1955

Tags

• INCOME PRODUCING PROPERTY
• WATER FILTRATION SYSTEM
• FRESHLY PAINTED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-58 ($-693/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (18.6% below list).
• Recommended offer: $171k (18.6% 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: schools D-, amenities F, commute 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: Rents flat; 852 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 32% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 294 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $170,911 (18.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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?
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 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: 0.81% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 10.2

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: -21.3%
• Equity multiple: 0.28×
• Total profit: $-42,294
• Equity at exit: $31,312

10-year hold

• IRR: -22.6%
• Equity multiple: -0.01×
• Total profit: $-59,383
• Equity at exit: $18,157

Cash invested: $58,800 (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: 852
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,709 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$219 /mo · $2,630/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-58

Break-even live

Break-even rent $1,782

Max offer price $199,800

Occupancy floor 98%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $210,000 Active 294 DOM
2. 2026-06-17
   days on market $210,000 Active 293 DOM
3. 2026-06-15
   days on market $210,000 Active 291 DOM
4. 2026-06-13
   days on market $210,000 Active 289 DOM
5. 2026-06-13
   days on market $210,000 Active 288 DOM
6. 2026-06-10
   days on market $210,000 Active 286 DOM
7. 2026-06-09
   days on market $210,000 Active 285 DOM
8. 2026-06-08
   days on market $210,000 Active 283 DOM
9. 2026-06-05
   days on market $210,000 Active 280 DOM
10. 2026-06-03
    days on market $210,000 Active 279 DOM
11. 2026-06-02
    days on market $210,000 Active 278 DOM
12. 2026-06-01
    days on market $210,000 Active 277 DOM
13. 2026-05-31
    days on market $210,000 Active 276 DOM
14. 2026-05-11
    price $210,000 760-char remark

    Show marketing remark (760 chars)

    Price Improvement! Priced to Sell – AS-IS! Investor Alert! Rare Opportunity! Warm Mineral Springs Triplex! Excellent investment opportunity in the desirable Warm Mineral Springs area! This well-located triplex is NOT in a flood zone and offers strong income potential with value-add upside. Recent updates include: • Water filtration system installed (2024) • Garage roof replaced (2022) • Unit B freshly painted and updated (2025) • Unit C updated (2023) • Unit A requires complete renovation or possible tear-down Perfect for investors, renovators, or buyers seeking a buy-and-hold property with future upside potential. Add value over time while generating rental income. Rare opportunity — priced to sell AS-IS!

15. 2026-05-11
    status Active 760-char remark

    Show marketing remark (760 chars)

    Price Improvement! Priced to Sell – AS-IS! Investor Alert! Rare Opportunity! Warm Mineral Springs Triplex! Excellent investment opportunity in the desirable Warm Mineral Springs area! This well-located triplex is NOT in a flood zone and offers strong income potential with value-add upside. Recent updates include: • Water filtration system installed (2024) • Garage roof replaced (2022) • Unit B freshly painted and updated (2025) • Unit C updated (2023) • Unit A requires complete renovation or possible tear-down Perfect for investors, renovators, or buyers seeking a buy-and-hold property with future upside potential. Add value over time while generating rental income. Rare opportunity — priced to sell AS-IS!

16. 2026-05-01
    status Pending 760-char remark

    Show marketing remark (760 chars)

    Price Improvement! Priced to Sell – AS-IS! Investor Alert! Rare Opportunity! Warm Mineral Springs Triplex! Excellent investment opportunity in the desirable Warm Mineral Springs area! This well-located triplex is NOT in a flood zone and offers strong income potential with value-add upside. Recent updates include: • Water filtration system installed (2024) • Garage roof replaced (2022) • Unit B freshly painted and updated (2025) • Unit C updated (2023) • Unit A requires complete renovation or possible tear-down Perfect for investors, renovators, or buyers seeking a buy-and-hold property with future upside potential. Add value over time while generating rental income. Rare opportunity — priced to sell AS-IS!

17. 2026-03-02
    status Active 760-char remark

    Show marketing remark (760 chars)

    Price Improvement! Priced to Sell – AS-IS! Investor Alert! Rare Opportunity! Warm Mineral Springs Triplex! Excellent investment opportunity in the desirable Warm Mineral Springs area! This well-located triplex is NOT in a flood zone and offers strong income potential with value-add upside. Recent updates include: • Water filtration system installed (2024) • Garage roof replaced (2022) • Unit B freshly painted and updated (2025) • Unit C updated (2023) • Unit A requires complete renovation or possible tear-down Perfect for investors, renovators, or buyers seeking a buy-and-hold property with future upside potential. Add value over time while generating rental income. Rare opportunity — priced to sell AS-IS!

18. 2026-02-28
    historical 760-char remark

    Show marketing remark (760 chars)

    Price Improvement! Priced to Sell – AS-IS! Investor Alert! Rare Opportunity! Warm Mineral Springs Triplex! Excellent investment opportunity in the desirable Warm Mineral Springs area! This well-located triplex is NOT in a flood zone and offers strong income potential with value-add upside. Recent updates include: • Water filtration system installed (2024) • Garage roof replaced (2022) • Unit B freshly painted and updated (2025) • Unit C updated (2023) • Unit A requires complete renovation or possible tear-down Perfect for investors, renovators, or buyers seeking a buy-and-hold property with future upside potential. Add value over time while generating rental income. Rare opportunity — priced to sell AS-IS!

19. 2025-08-16
    listed $245,000 Active 760-char remark

    Show marketing remark (760 chars)

    Price Improvement! Priced to Sell – AS-IS! Investor Alert! Rare Opportunity! Warm Mineral Springs Triplex! Excellent investment opportunity in the desirable Warm Mineral Springs area! This well-located triplex is NOT in a flood zone and offers strong income potential with value-add upside. Recent updates include: • Water filtration system installed (2024) • Garage roof replaced (2022) • Unit B freshly painted and updated (2025) • Unit C updated (2023) • Unit A requires complete renovation or possible tear-down Perfect for investors, renovators, or buyers seeking a buy-and-hold property with future upside potential. Add value over time while generating rental income. Rare opportunity — priced to sell AS-IS!

20. 2006-05-08
    soldstatus $145,000
21. 2004-11-09
    listed $194,000
22. 2001-04-20
    soldstatus $45,000
23. 1997-12-15
    soldstatus $39,000

ⓘ 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: $2,630 · $219/mo
• Projected year-2 tax: $2,630 · $219/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) · 54% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $20,509
• − Mortgage interest: −$11,763
• − Property taxes: −$2,630
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$6,109
• Taxable loss: −$4,325
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $345/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

+438.5% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-16 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2006-05-08 Sold (Public Records) $145,000 Public Records
• 2004-11-09 Listed $194,000 Stellar MLS as Distributed by MLS Grid
• 2001-04-20 Sold (Public Records) $45,000 Public Records
• 1997-12-15 Sold (Public Records) $39,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,630 · -0.4% YoY. Source: county tax records.