5308 Tri Par Dr · Sarasota, FL 34234

$179,000

2 bd · 1.5 ba · 800 sqft · Manufactured public records · 74 Days on market

Built 1969 4,043 sqft lot $137/mo HOA · 6% of rent

---

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 +21.8/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +7.0/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This residence showcases high-quality craftsmanship and includes multiple recent upgrades. Key replacements within the past few years feature a gas water heater (2022), air conditioning unit (2022), and TPO roof. Interior enhancements comprise barn doors, freshly installed drywall, modernized bathrooms and kitchen with new cabinetry, stainless steel appliances, and granite countertops. The property is fitted with single-hung, double-pane windows incorporating a tilt-in design for convenient maintenance. Exterior features include palm trees and vinyl siding. A generous 9x8 wood-framed shed equipped with electrical service offers additional storage space and houses the washer and dryer. Tri-par Estates is a 55+ community that provides a wealth of amenities: enjoy a heated and cooled large pool for year-round swimming, a brand-new spa, tiki hut, pickleball courts, fitness center, shuffleboard, miniature golf, horseshoes, and various recreation hall rooms equipped with ping-pong, billiards, card tables, a kitchenette, sewing areas, and more. The expansive clubhouse regularly hosts dinners, dances, and other events. Situated only minutes from downtown Sarasota, you’ll have easy access to marinas, shopping, restaurants, museums, the world-renowned Siesta Key and Lido Key beaches, and Sarasota airport. In this special park and recreation district, residents own their land directly, with no separate HOA fees—an annual fee of $1,648 is included in your property taxes. Internet and TV included in the annual fee This is also a golf cart-friendly community with optional RV or boat storage when available. Don’t miss the opportunity to join this lively, well-established neighborhood in paradise.

Key facts

• Barn doors
• Gas water heater
• Modernized kitchen

Tags

• GAS WATER HEATER
• AIR CONDITIONING UNIT
• TPO ROOF
• BARN DOORS
• MODERNIZED BATHROOMS
• MODERNIZED KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.

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: Emma E. Booker Elementary School (math 35% / reading 32%, grade F, #1,758 of 2,144 statewide, top 83%, 468 students, 93% FRL); Booker Middle School (math 45% / reading 41%, grade D-, #331 of 571 statewide, top 59%, 950 students, 76% FRL); Booker High School (math 26% / reading 43%, grade F, #386 of 667 statewide, top 59%, 1,309 students, 68% FRL) — zoned schools average 79% FRL vs 42% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 63% district-wide (-26 pts) — the specific schools serving this property underperform the Sarasota average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.1%/yr); 270 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $2,164/mo this rent would consume 45% of the median local household income ($57k/yr) (locally 1306% 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 (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 74 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $70k; list at $179k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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 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?
7. 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?
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: 1.21% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.30
• GRM: 6.9

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: -9.9%
• Equity multiple: 0.65×
• Total profit: $-17,549
• Equity at exit: $26,689

10-year hold

• IRR: -6.0%
• Equity multiple: 0.67×
• Total profit: $-16,446
• Equity at exit: $15,477

Cash invested: $50,120 (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 34234

• Rents YoY: -3.1%
• Active inventory: 270
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,164 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$282 /mo · $3,385/yr
• Insurance: −$75
• HOA: −$137
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $277

Break-even live

Break-even rent $1,813

Max offer price $179,000

Occupancy floor 82%

Sensitivity live

Price	-10% $378	-5% $328	+0% $277	+5% $226	+10% $176
Rent	-10% $106	-5% $192	+0% $277	+5% $363	+10% $448
Rate	-1.0pp $367	-0.5pp $323	base $277	+0.5pp $231	+1.0pp $183

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Telluride Loop Sarasota, FL	1.0–3.0	1.0–2.0	1060	$2,270	$2.14	3d	20	0.95mi
2351 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1046	$2,480	$2.37	3d	24	1.14mi
2575 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1026	$2,318	$2.26	3d	25	1.37mi
8310 Bella Grove Cir Sarasota, FL	1.0–2.0	1.0–2.0	897	$1,891	$2.11	3d	13	1.42mi

HOA detail

• Monthly dues: $137 · $1,644/yr
• Likely covers: watergaselectricinternetpoolgym

Listing history 24 events

1. 2026-06-21
   days on market $179,000 Active 74 DOM
2. 2026-06-18
   days on market $179,000 Active 71 DOM
3. 2026-06-17
   days on market $179,000 Active 70 DOM
4. 2026-06-16
   days on market $179,000 Active 69 DOM
5. 2026-06-15
   days on market $179,000 Active 68 DOM
6. 2026-06-13
   days on market $179,000 Active 66 DOM
7. 2026-06-13
   days on market $179,000 Active 65 DOM
8. 2026-06-10
   days on market $179,000 Active 63 DOM
9. 2026-06-09
   days on market $179,000 Active 62 DOM
10. 2026-06-08
    days on market $179,000 Active 61 DOM
11. 2026-06-08
    days on market $179,000 Active 60 DOM
12. 2026-06-05
    days on market $179,000 Active 57 DOM
13. 2026-06-03
    days on market $179,000 Active 56 DOM
14. 2026-06-02
    days on market $179,000 Active 55 DOM
15. 2026-06-01
    days on market $179,000 Active 54 DOM
16. 2026-05-31
    days on market $179,000 Active 53 DOM
17. 2026-04-08
    listed $179,000 Active 1728-char remark

    Show marketing remark (1728 chars)

    This residence showcases high-quality craftsmanship and includes multiple recent upgrades. Key replacements within the past few years feature a gas water heater (2022), air conditioning unit (2022), and TPO roof. Interior enhancements comprise barn doors, freshly installed drywall, modernized bathrooms and kitchen with new cabinetry, stainless steel appliances, and granite countertops. The property is fitted with single-hung, double-pane windows incorporating a tilt-in design for convenient maintenance. Exterior features include palm trees and vinyl siding. A generous 9x8 wood-framed shed equipped with electrical service offers additional storage space and houses the washer and dryer. Tri-par Estates is a 55+ community that provides a wealth of amenities: enjoy a heated and cooled large pool for year-round swimming, a brand-new spa, tiki hut, pickleball courts, fitness center, shuffleboard, miniature golf, horseshoes, and various recreation hall rooms equipped with ping-pong, billiards, card tables, a kitchenette, sewing areas, and more. The expansive clubhouse regularly hosts dinners, dances, and other events. Situated only minutes from downtown Sarasota, you’ll have easy access to marinas, shopping, restaurants, museums, the world-renowned Siesta Key and Lido Key beaches, and Sarasota airport. In this special park and recreation district, residents own their land directly, with no separate HOA fees—an annual fee of $1,648 is included in your property taxes. Internet and TV included in the annual fee This is also a golf cart-friendly community with optional RV or boat storage when available. Don’t miss the opportunity to join this lively, well-established neighborhood in paradise.

18. 2025-06-24
    listed $1,900
19. 2025-01-14
    soldstatus $70,000
20. 2015-03-13
    soldstatus $63,000
21. 2015-03-11
    soldstatus $63,000 Sold 402-char remark

    Show marketing remark (402 chars)

    What a find! This 2 bedroom 1 1/2 bath unit is remodeled and immaculate. Improvements include: totally remodeled kitchen with dishwasher, brand new air conditioning, newer roof and water heater, remodeled main bath. The lanai is enclosed and very private looking out on the green belt that surrounds it. This is a worry-free home and a perfect winter get-away. Ready for immediate occupancy. Call Now!

22. 2015-02-25
    status Pending 402-char remark

    Show marketing remark (402 chars)

    What a find! This 2 bedroom 1 1/2 bath unit is remodeled and immaculate. Improvements include: totally remodeled kitchen with dishwasher, brand new air conditioning, newer roof and water heater, remodeled main bath. The lanai is enclosed and very private looking out on the green belt that surrounds it. This is a worry-free home and a perfect winter get-away. Ready for immediate occupancy. Call Now!

23. 2014-10-14
    listed $69,900 Active 402-char remark

    Show marketing remark (402 chars)

    What a find! This 2 bedroom 1 1/2 bath unit is remodeled and immaculate. Improvements include: totally remodeled kitchen with dishwasher, brand new air conditioning, newer roof and water heater, remodeled main bath. The lanai is enclosed and very private looking out on the green belt that surrounds it. This is a worry-free home and a perfect winter get-away. Ready for immediate occupancy. Call Now!

24. 1993-04-08
    soldstatus $24,400

ⓘ 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: $3,385 · $282/mo
• Projected year-2 tax: $3,385 · $282/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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $25,966
• − Mortgage interest: −$10,027
• − Property taxes: −$3,385
• − Insurance: −$895
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − HOA: −$1,644
• − Depreciation: −$5,207
• Taxable income: $653
• Est. tax owed @ 24.0%: −$157
• After-tax cash flow: $3,168/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

• County: Sarasota County · 448,376 people
• City population: 261,896
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 22,986
• Household income: $57,288
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1306.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 31% Hispanic / Latino 20% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1% Cuban 6% Dominican 1%
• Common ancestry: Lithuanian 4% Hispanic 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 17% French/Haitian/Cajun 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: ▼ -229.06%
• Current HPI: 305.6629
• Rent YoY: ▼ -3.15%
• 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

+633.6% since first listed

8 events — show timeline

• 2026-04-08 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-24 Listed for Rent $1,900 REDFIN
• 2025-01-14 Sold (Public Records) $70,000 Public Records
• 2015-03-13 Sold (Public Records) $63,000 Public Records
• 2015-03-11 Sold (MLS) $63,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-10-14 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 1993-04-08 Sold (Public Records) $24,400 Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,385 · +3.4% YoY. Source: county tax records.