915 Seaside Dr Unit 606, Weeks 14-17 · Siesta Key, FL 34242

$125,000

3 bd · 3.0 ba · 1,780 sqft · Condo · 189 Days on market

Built 2009 $2204/mo HOA · 39% 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
• Gulf front residence
• Gourmet kitchen

Tags

• BEACHFRONT LIVING
• GOURMET KITCHEN
• GULF FRONT RESIDENCE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $125k).
• Recommended offer: $110k (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 $5,690/mo this rent would consume 59% 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 $864 of loan paydown is wiped out by about $868 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $125k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 39% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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: 4.55% ✓
• Cap rate: 20.00%
• Cash-on-cash: 48.94%
• DSCR: 3.18
• GRM: 1.8

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: 34.6%
• Equity multiple: 2.65×
• Total profit: $57,774
• Equity at exit: $32,015

10-year hold

• IRR: 39.1%
• Equity multiple: 5.32×
• Total profit: $151,308
• Equity at exit: $35,215

Cash invested: $35,000 (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: 1.8×

Monthly cashflow live

• Estimated rent: $5,690 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$2,204
• Vacancy / Maint / Mgmt: −$1,195
• Net cashflow: $1,001

Break-even live

Break-even rent $4,423

Max offer price $125,000

Occupancy floor 77%

Sensitivity live

Price	-10% $1,087	-5% $1,044	+0% $1,001	+5% $958	+10% $915
Rent	-10% $551	-5% $776	+0% $1,001	+5% $1,226	+10% $1,450
Rate	-1.0pp $1,064	-0.5pp $1,033	base $1,001	+0.5pp $969	+1.0pp $936

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $2,204 · $26,448/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 49 events

1. 2026-06-18
   days on market $125,000 Active 189 DOM
2. 2026-06-17
   days on market $125,000 Active 188 DOM
3. 2026-06-16
   days on market $125,000 Active 187 DOM
4. 2026-06-15
   days on market $125,000 Active 186 DOM
5. 2026-06-13
   days on market $125,000 Active 184 DOM
6. 2026-06-13
   days on market $125,000 Active 183 DOM
7. 2026-06-10
   days on market $125,000 Active 181 DOM
8. 2026-06-09
   days on market $125,000 Active 180 DOM
9. 2026-06-08
   days on market $125,000 Active 178 DOM
10. 2026-06-05
    days on market $125,000 Active 175 DOM
11. 2026-06-03
    days on market $125,000 Active 174 DOM
12. 2026-06-02
    days on market $125,000 Active 173 DOM
13. 2026-06-01
    days on market $125,000 Active 172 DOM
14. 2026-05-31
    days on market $125,000 Active 171 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. 2025-12-11
    listed $125,000 Active 1903-char remark

    Show marketing remark (1903 chars)

    Fractional Ownership. Experience the ultimate in coastal luxury with this Premium Winter Fractional Ownership Package, offering 2 one sixteenth ownership packages of an exceptional Siesta Key Beach residence. This is a rare opportunity to own four consecutive winter weeks (Weeks 14–17), plus 2 additional float weeks—providing extended beachfront living during the most desirable season on America’s #1 beach. For buyers searching for Siesta Key real estate, fractional ownership opportunities, or a luxury Gulf-front condo for sale, this offering stands out as truly exceptional. Step into an expansive residence that radiates comfort and coastal charm. The unit has been beautifully refreshed with more than $150,000 in designer furniture and high-end furnishings, giving the home an elevated, stylish, and welcoming atmosphere. The spacious floor plan includes a primary suite, a secondary suite, and a generous guest bedroom—making it ideal for extended stays and visiting guests. The gourmet kitchen features premium Wolf, Sub-Zero, and Fisher & Paykel appliances, complemented by imported linens and thoughtfully curated accessories that enhance the home’s luxury coastal feel. As an owner, you’ll enjoy signature Hyatt Vacation Club amenities, including full-service beach and concierge support, assistance with local activities, continental breakfast, valet parking, and 24-hour security. Every detail is designed to deliver an effortless blend of private ownership and resort-style living on Siesta Key. Claim your piece of paradise—four uninterrupted winter weeks in a spacious Gulf-front residence—and enjoy the benefits of fractional ownership at a fraction of the cost of full ownership. If you're searching for the perfect Siesta Key beachfront property, this rare four-week package offers unmatched value, flexibility, and lifestyle.

17. 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.

18. 2025-07-11
    historical
19. 2025-06-24
    soldstatus $45,000 Closed
20. 2025-05-18
    status Pending
21. 2025-03-31
    listed $50,000 Active
22. 2024-07-11
    listed $80,000 Active
23. 2024-06-11
    soldstatus $56,000 Closed
24. 2024-05-20
    status Pending
25. 2024-04-20
    listed $58,000 Active
26. 2024-03-29
    soldstatus $45,000 Closed
27. 2024-02-25
    status Pending
28. 2024-02-10
    listed $54,250 Active
29. 2021-01-19
    soldstatus $60,000 Sold
30. 2020-12-01
    status Pending
31. 2020-11-16
    price $70,000
32. 2020-10-16
    price $79,900
33. 2020-03-13
    listed $88,000 Active
34. 2019-09-20
    soldstatus $64,000 Sold
35. 2019-09-05
    status Pending
36. 2019-05-06
    price $70,000
37. 2019-01-30
    price $75,000
38. 2018-02-01
    historical
39. 2017-05-23
    price $125,900
40. 2017-03-29
    listed $150,000 Active
41. 2017-02-14
    historical
42. 2017-01-18
    listed $85,000 Active
43. 2016-09-15
    historical
44. 2016-04-10
    price $95,000
45. 2016-04-06
    listed $110,000 Active
46. 2015-04-29
    listed $110,000 Active
47. 2014-04-10
    historical
48. 2014-04-10
    soldstatus $145,000 Sold
49. 2013-11-29
    listed $156,000

ⓘ 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: $68,284
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$5,744
• − Repairs & maintenance: −$5,463
• − Management: −$5,463
• − HOA: −$26,448
• − Depreciation: −$3,636
• Taxable income: $12,654
• Est. tax owed @ 24.0%: −$3,037
• After-tax cash flow: $8,975/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

-62.2% since first listed

35 events — show timeline

• 2026-04-12 Price Changed $59,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-11 Listed $125,000 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
• 2025-06-24 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Listed $50,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-11 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-11 Sold (MLS) $56,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-04-20 Listed $58,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-29 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-10 Listed $54,250 Stellar MLS as Distributed by MLS Grid
• 2021-01-19 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2020-12-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-11-16 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-16 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2020-03-13 Listed $88,000 Stellar MLS as Distributed by MLS Grid
• 2019-09-20 Sold (MLS) $64,000 Stellar MLS as Distributed by MLS Grid
• 2019-09-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-06 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-30 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-05-23 Price Changed $125,900 Stellar MLS as Distributed by MLS Grid
• 2017-03-29 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-01-18 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-04-10 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-06 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-29 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2014-04-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-10 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2013-11-29 Listed $156,000 Stellar MLS as Distributed by MLS Grid