850 S Tamiami Trl #506 · Sarasota, FL 34236

$210,000

1 bd · 1.0 ba · 576 sqft · Condo public records · 276 Days on market

Built 1998 $352/mo HOA · 17% of rent

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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 +8.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +5.4/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +1.2/5.0

Listing remarks MLS

TURN KEY FURNISHED. Welcome to Paradise at this ground floor unit situated perfectly on the interior of Building 5 located on the QUIET backside of the complex with a gorgeous lake view with fountain and arguably the best situated unit in all of Central Park II. Original owner has taken impeccable care of this unit. AC and hot water heater are only 4 yrs old and the buildings have new roofs and stair cases. Beautiful lake views from all areas of this unit and even boasts inside laundry (stackable washer and dryer). Master bedroom has a nice size walk in closet and there are several other storage closets along with a private screened lanai overlooking the lake which also has an outside storage area. Bring your Kayak and fishing pole because there is private Kayak storage on the grounds near this unit located on Hudson Bayou for you to slip your kayak in and paddle around taking in the sights of the manatees, dolphins, birds and other marine life. When your day on the water is done, you are ideally situated to walk or bike to Selby Gardens, Marina Jacks, Downtown Sarasota, the 2 story Publix across the street. Community offers, heated pool and spa, fitness center, tennis courts and clubhouse. Nothing to do but bring your personal items and enjoy all that Sarasota has to offer. Central Park II is situated between Siesta Beach and Lido beach and St. Armand's Circle and Minutes from Sarasota Memorial Hospital. Oh and condo dues are only $206 mo!! This will not last long!!

Key facts

• Pool and court
• Upgraded unit
• Legacy trail behind

Tags

• UPGRADED UNIT
• STAINLESS STEEL APPLIANCES
• LOOKING OUT AT THE POND
• POOL AND COURT
• PUBLIX ACROSS THE STREET
• LEGACY TRAIL BEHIND

Property features AI

Finance

• Other: Unit is unfurnished
• Financial info: Total monthly condo/association fees: $352; Total annual fees: $4,224; Lease restrictions apply
• HOA & community: Monthly association fee of $352 (monthly); Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis and pickleball courts, recreation facilities, maintenance, security, cable TV and internet; Association fees cover cable TV, internet, insurance, pool, management, maintenance (structure and grounds), pest control, sewer, trash, water, common area taxes, escrow reserves and security; Buyer/association approval required; Vehicle restrictions and deed/community restrictions apply; Pets allowed with breed restrictions and 35 lb weight limit; Community features include clubhouse, sidewalks and community mailbox

Exterior

• Parking: Ground-level parking; Guest parking
• Security: Closed-circuit cameras; Fire alarm; Fire sprinkler system; Security fencing, lighting and alarms; Security system
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Fire hydrant on property
• Home design: Residential condominium; One story; Faces East; Located on waterfront (bayou) with pond views and bayou access; Water extras include fishing pier, no-wake zone, and concrete seawall
• Construction: Vinyl siding; Shingle roof; Slab foundation; Building constructed (completed)
• Exterior features: Balcony; Outdoor lighting; Outdoor grill; Tennis court(s); Heated in-ground pool with deck and lap swim option; Heated in-ground spa

Interior

• Kitchen: Convection oven; Dishwasher; Disposal; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Pest guard system; Thermostat; Walk-in closet(s); Blinds on windows
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (3.1% below list).
• Recommended offer: $177k (15.6% below list) — sets the bar for cash-flow.

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: Southside Elementary School (math 79% / reading 81%, grade A+, #110 of 2,144 statewide, top 5%, 687 students, 26% FRL); Brookside Middle School (math 62% / reading 55%, grade B, #148 of 571 statewide, top 26%, 745 students, 66% FRL); Sarasota High School (math 53% / reading 59%, grade C, #131 of 667 statewide, top 20%, 2,528 students, 43% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents falling (-5.1%/yr); 731 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (1.9% local appreciation)).
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask is 12253% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $100; list at $210k implies a 209900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $177,233 (15.6% 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 276 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.97% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.92% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.93×
• Total profit: $-4,032
• Equity at exit: $81,878

10-year hold

• IRR: 1.4%
• Equity multiple: 1.19×
• Total profit: $10,903
• Equity at exit: $117,179

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 34236

• Home prices YoY: 0.6%
• Rents YoY: -5.1%
• Active inventory: 731
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,034 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$252 /mo · $3,023/yr
• Insurance: −$88
• HOA: −$352
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-185

Break-even live

Break-even rent $2,269

Max offer price $177,233

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-126	+0% $-185	+5% $-245	+10% $-304
Rent	-10% $-346	-5% $-266	+0% $-185	+5% $-105	+10% $-25
Rate	-1.0pp $-80	-0.5pp $-132	base $-185	+0.5pp $-240	+1.0pp $-295

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: —

HOA detail condo

• Monthly dues: $352 · $4,224/yr
• Likely covers: watercablelandscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-23
   price $1,695
2. 2026-05-13
   status Pending
3. 2026-05-08
   listed $1,700
4. 2026-04-24
   price $210,000
5. 2025-08-30
   status Active
6. 2025-08-20
   status Pending
7. 2025-07-29
   listed $249,000 Active
8. 2019-02-14
   soldstatus $100
9. 2018-12-13
   soldstatus $154,000
10. 2018-12-07
    soldstatus $154,000 Sold 1491-char remark

    Show marketing remark (1491 chars)

    TURN KEY FURNISHED. Welcome to Paradise at this ground floor unit situated perfectly on the interior of Building 5 located on the QUIET backside of the complex with a gorgeous lake view with fountain and arguably the best situated unit in all of Central Park II. Original owner has taken impeccable care of this unit. AC and hot water heater are only 4 yrs old and the buildings have new roofs and stair cases. Beautiful lake views from all areas of this unit and even boasts inside laundry (stackable washer and dryer). Master bedroom has a nice size walk in closet and there are several other storage closets along with a private screened lanai overlooking the lake which also has an outside storage area. Bring your Kayak and fishing pole because there is private Kayak storage on the grounds near this unit located on Hudson Bayou for you to slip your kayak in and paddle around taking in the sights of the manatees, dolphins, birds and other marine life. When your day on the water is done, you are ideally situated to walk or bike to Selby Gardens, Marina Jacks, Downtown Sarasota, the 2 story Publix across the street. Community offers, heated pool and spa, fitness center, tennis courts and clubhouse. Nothing to do but bring your personal items and enjoy all that Sarasota has to offer. Central Park II is situated between Siesta Beach and Lido beach and St. Armand's Circle and Minutes from Sarasota Memorial Hospital. Oh and condo dues are only $206 mo!! This will not last long!!

11. 2018-11-16
    status Pending 1491-char remark

    Show marketing remark (1491 chars)

    TURN KEY FURNISHED. Welcome to Paradise at this ground floor unit situated perfectly on the interior of Building 5 located on the QUIET backside of the complex with a gorgeous lake view with fountain and arguably the best situated unit in all of Central Park II. Original owner has taken impeccable care of this unit. AC and hot water heater are only 4 yrs old and the buildings have new roofs and stair cases. Beautiful lake views from all areas of this unit and even boasts inside laundry (stackable washer and dryer). Master bedroom has a nice size walk in closet and there are several other storage closets along with a private screened lanai overlooking the lake which also has an outside storage area. Bring your Kayak and fishing pole because there is private Kayak storage on the grounds near this unit located on Hudson Bayou for you to slip your kayak in and paddle around taking in the sights of the manatees, dolphins, birds and other marine life. When your day on the water is done, you are ideally situated to walk or bike to Selby Gardens, Marina Jacks, Downtown Sarasota, the 2 story Publix across the street. Community offers, heated pool and spa, fitness center, tennis courts and clubhouse. Nothing to do but bring your personal items and enjoy all that Sarasota has to offer. Central Park II is situated between Siesta Beach and Lido beach and St. Armand's Circle and Minutes from Sarasota Memorial Hospital. Oh and condo dues are only $206 mo!! This will not last long!!

12. 2018-11-08
    price $159,900 1491-char remark

    Show marketing remark (1491 chars)

    TURN KEY FURNISHED. Welcome to Paradise at this ground floor unit situated perfectly on the interior of Building 5 located on the QUIET backside of the complex with a gorgeous lake view with fountain and arguably the best situated unit in all of Central Park II. Original owner has taken impeccable care of this unit. AC and hot water heater are only 4 yrs old and the buildings have new roofs and stair cases. Beautiful lake views from all areas of this unit and even boasts inside laundry (stackable washer and dryer). Master bedroom has a nice size walk in closet and there are several other storage closets along with a private screened lanai overlooking the lake which also has an outside storage area. Bring your Kayak and fishing pole because there is private Kayak storage on the grounds near this unit located on Hudson Bayou for you to slip your kayak in and paddle around taking in the sights of the manatees, dolphins, birds and other marine life. When your day on the water is done, you are ideally situated to walk or bike to Selby Gardens, Marina Jacks, Downtown Sarasota, the 2 story Publix across the street. Community offers, heated pool and spa, fitness center, tennis courts and clubhouse. Nothing to do but bring your personal items and enjoy all that Sarasota has to offer. Central Park II is situated between Siesta Beach and Lido beach and St. Armand's Circle and Minutes from Sarasota Memorial Hospital. Oh and condo dues are only $206 mo!! This will not last long!!

13. 2018-10-27
    price $169,500 1491-char remark

    Show marketing remark (1491 chars)

    TURN KEY FURNISHED. Welcome to Paradise at this ground floor unit situated perfectly on the interior of Building 5 located on the QUIET backside of the complex with a gorgeous lake view with fountain and arguably the best situated unit in all of Central Park II. Original owner has taken impeccable care of this unit. AC and hot water heater are only 4 yrs old and the buildings have new roofs and stair cases. Beautiful lake views from all areas of this unit and even boasts inside laundry (stackable washer and dryer). Master bedroom has a nice size walk in closet and there are several other storage closets along with a private screened lanai overlooking the lake which also has an outside storage area. Bring your Kayak and fishing pole because there is private Kayak storage on the grounds near this unit located on Hudson Bayou for you to slip your kayak in and paddle around taking in the sights of the manatees, dolphins, birds and other marine life. When your day on the water is done, you are ideally situated to walk or bike to Selby Gardens, Marina Jacks, Downtown Sarasota, the 2 story Publix across the street. Community offers, heated pool and spa, fitness center, tennis courts and clubhouse. Nothing to do but bring your personal items and enjoy all that Sarasota has to offer. Central Park II is situated between Siesta Beach and Lido beach and St. Armand's Circle and Minutes from Sarasota Memorial Hospital. Oh and condo dues are only $206 mo!! This will not last long!!

14. 2018-10-06
    listed $174,500 Active 1491-char remark

    Show marketing remark (1491 chars)

    TURN KEY FURNISHED. Welcome to Paradise at this ground floor unit situated perfectly on the interior of Building 5 located on the QUIET backside of the complex with a gorgeous lake view with fountain and arguably the best situated unit in all of Central Park II. Original owner has taken impeccable care of this unit. AC and hot water heater are only 4 yrs old and the buildings have new roofs and stair cases. Beautiful lake views from all areas of this unit and even boasts inside laundry (stackable washer and dryer). Master bedroom has a nice size walk in closet and there are several other storage closets along with a private screened lanai overlooking the lake which also has an outside storage area. Bring your Kayak and fishing pole because there is private Kayak storage on the grounds near this unit located on Hudson Bayou for you to slip your kayak in and paddle around taking in the sights of the manatees, dolphins, birds and other marine life. When your day on the water is done, you are ideally situated to walk or bike to Selby Gardens, Marina Jacks, Downtown Sarasota, the 2 story Publix across the street. Community offers, heated pool and spa, fitness center, tennis courts and clubhouse. Nothing to do but bring your personal items and enjoy all that Sarasota has to offer. Central Park II is situated between Siesta Beach and Lido beach and St. Armand's Circle and Minutes from Sarasota Memorial Hospital. Oh and condo dues are only $206 mo!! This will not last long!!

15. 1998-03-11
    soldstatus $56,000

ⓘ 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: $3,023 · $252/mo
• Projected year-2 tax: $3,023 · $252/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 5/10 Major FEMA zone X (unshaded) · 46% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $24,413
• − Mortgage interest: −$11,763
• − Property taxes: −$3,023
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − HOA: −$4,224
• − Depreciation: −$6,109
• Taxable loss: −$5,662
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $-867/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 — 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

• Census place: Sarasota, FL
• County: Sarasota County · 448,376 people
• City population: 261,896
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 14,446
• Household income: $95,881
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 927.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 6% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 3% Scotch-Irish 3%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 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: ▲ 1.92%
• Current HPI: 302.9082
• Rent YoY: ▼ -5.12%
• 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

-97.0% since first listed

15 events — show timeline

• 2026-05-23 Price Changed $1,695 STELLARMLS
• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Listed for Rent $1,700 STELLARMLS
• 2026-04-24 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-29 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-14 Sold (Public Records) $100 Public Records
• 2018-12-13 Sold (Public Records) $154,000 Public Records
• 2018-12-07 Sold (MLS) $154,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-11-08 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2018-10-27 Price Changed $169,500 Stellar MLS as Distributed by MLS Grid
• 2018-10-06 Listed $174,500 Stellar MLS as Distributed by MLS Grid
• 1998-03-11 Sold (Public Records) $56,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $3,023 · +0.3% YoY. Source: county tax records.