5218 Marsh Field Ln #108 · The Meadows, FL 34235

$239,900

2 bd · 2.0 ba · 1,444 sqft · Condo public records · 158 Days on market

Built 1981 $166/sqft · 14% below area Est $307k · 22% under $559/mo HOA · 25% 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).

• ARV discount +15.0/15.0
• Cash flow +6.5/30.0
• Schools +5.4/10.0
• Rent growth +4.9/5.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LARGEST 2 BDR CONDO IN THE MEADOWS! Your new home in Heronmere II sits in the heart of The Meadows- a quiet enclave centrally located in Sarasota- where it's happening. Created by renowned architect Tim Siebert of the Sarasota School of Architecture, the design features clean lines, separation of living and sleeping space and an abundance of natural light. This rarely available end unit, just shy of 1600 square feet under air can be yours- TURN-KEY FURNISHED! Large square cut ceramic tile is installed throughout, including on the "HURRICANE IMPACT" glassed-in lanai overlooking the lake and golf course. Recent kitchen renovations include Stainless appliances, a raised ceiling with recessed LED lighting and granite countertops. All windows in the unit have been replaced and each window has built-in adjustable storm shutters for your protection. Your carport is immediately out front, but you’re close enough to the Meadows Village and its restaurants that you’ll probably decide to walk. The Meadows is located 15 minutes from downtown Sarasota. Here you'll have access to miles of walking/biking trails, The Meadows 18 hole golf course, a new state-of-the-art fitness center, pickle ball and tennis courts, a dog park and much more. Some of the country's most beautiful beaches are nearby, as well as world-class arts and culture, restaurants, entertainment and shopping. You are just a short drive to Nathan Benderson Park with its beautiful 400 acre lake, and just 2 miles from the regional shopping mall at University Town Center. THIS is the Sarasota lifestyle!

Key facts

• End unit
• Stainless appliances
• Natural light

Tags

• END UNIT
• NATURAL LIGHT
• RECENT KITCHEN RENOVATIONS
• STAINLESS APPLIANCES
• GRANITE COUNTERTOPS
• WALKING BIKING TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (29.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (6.1% below list).
• Recommended offer: $168k (29.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#465 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A; Watch: amenities F, commute F, health & safety 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: Gocio Elementary School (math 46% / reading 44%, grade D-, #1,271 of 2,144 statewide, top 60%, 644 students, 86% 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 77% FRL vs 42% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 41% at this address vs 63% district-wide (-22 pts) — the specific schools serving this property underperform the Sarasota average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+9.7%/yr); 228 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 34% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $7k 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 158 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $29k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; list at $240k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: 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 $168,086 (29.9% 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 158 days. Have you received any prior offers? Is the seller open to a 30% 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. 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 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: 0.94% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.26%
• DSCR: 0.68
• GRM: 8.9

CMA / ARV

• ARV (median comp): $307,211
• List price: $239,900
• Delta: -21.91%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.22×
• Total profit: $-52,505
• Equity at exit: $35,770

10-year hold

• IRR: -4.1%
• Equity multiple: 0.65×
• Total profit: $-23,433
• Equity at exit: $20,742

Cash invested: $67,172 (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 34235

• Rents YoY: 9.7%
• Active inventory: 228
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,252 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$269 /mo · $3,224/yr
• Insurance: −$100
• HOA: −$559
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-407

Break-even live

Break-even rent $2,767

Max offer price $168,086

Occupancy floor —

Sensitivity live

Price	-10% $-271	-5% $-339	+0% $-407	+5% $-474	+10% $-542
Rent	-10% $-584	-5% $-495	+0% $-407	+5% $-318	+10% $-229
Rate	-1.0pp $-286	-0.5pp $-346	base $-407	+0.5pp $-469	+1.0pp $-532

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $559 · $6,708/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $239,900 Active 158 DOM
2. 2026-06-18
   days on market $239,900 Active 155 DOM
3. 2026-06-17
   days on market $239,900 Active 154 DOM
4. 2026-06-16
   days on market $239,900 Active 153 DOM
5. 2026-06-15
   days on market $239,900 Active 152 DOM
6. 2026-06-13
   days on market $239,900 Active 150 DOM
7. 2026-06-13
   days on market $239,900 Active 149 DOM
8. 2026-06-10
   days on market $239,900 Active 147 DOM
9. 2026-06-09
   days on market $239,900 Active 146 DOM
10. 2026-06-08
    days on market $239,900 Active 145 DOM
11. 2026-06-08
    days on market $239,900 Active 144 DOM
12. 2026-06-05
    days on market $239,900 Active 141 DOM
13. 2026-06-03
    days on market $239,900 Active 140 DOM
14. 2026-06-02
    days on market $239,900 Active 139 DOM
15. 2026-06-01
    days on market $239,900 Active 138 DOM
16. 2026-05-31
    days on market $239,900 Active 137 DOM
17. 2026-04-24
    price $239,900 1598-char remark

    Show marketing remark (1598 chars)

    LARGEST 2 BDR CONDO IN THE MEADOWS! Your new home in Heronmere II sits in the heart of The Meadows- a quiet enclave centrally located in Sarasota- where it's happening. Created by renowned architect Tim Siebert of the Sarasota School of Architecture, the design features clean lines, separation of living and sleeping space and an abundance of natural light. This rarely available end unit, just shy of 1600 square feet under air can be yours- TURN-KEY FURNISHED! Large square cut ceramic tile is installed throughout, including on the "HURRICANE IMPACT" glassed-in lanai overlooking the lake and golf course. Recent kitchen renovations include Stainless appliances, a raised ceiling with recessed LED lighting and granite countertops. All windows in the unit have been replaced and each window has built-in adjustable storm shutters for your protection. Your carport is immediately out front, but you’re close enough to the Meadows Village and its restaurants that you’ll probably decide to walk. The Meadows is located 15 minutes from downtown Sarasota. Here you'll have access to miles of walking/biking trails, The Meadows 18 hole golf course, a new state-of-the-art fitness center, pickle ball and tennis courts, a dog park and much more. Some of the country's most beautiful beaches are nearby, as well as world-class arts and culture, restaurants, entertainment and shopping. You are just a short drive to Nathan Benderson Park with its beautiful 400 acre lake, and just 2 miles from the regional shopping mall at University Town Center. THIS is the Sarasota lifestyle!

18. 2026-03-02
    price $249,900 1598-char remark

    Show marketing remark (1598 chars)

    LARGEST 2 BDR CONDO IN THE MEADOWS! Your new home in Heronmere II sits in the heart of The Meadows- a quiet enclave centrally located in Sarasota- where it's happening. Created by renowned architect Tim Siebert of the Sarasota School of Architecture, the design features clean lines, separation of living and sleeping space and an abundance of natural light. This rarely available end unit, just shy of 1600 square feet under air can be yours- TURN-KEY FURNISHED! Large square cut ceramic tile is installed throughout, including on the "HURRICANE IMPACT" glassed-in lanai overlooking the lake and golf course. Recent kitchen renovations include Stainless appliances, a raised ceiling with recessed LED lighting and granite countertops. All windows in the unit have been replaced and each window has built-in adjustable storm shutters for your protection. Your carport is immediately out front, but you’re close enough to the Meadows Village and its restaurants that you’ll probably decide to walk. The Meadows is located 15 minutes from downtown Sarasota. Here you'll have access to miles of walking/biking trails, The Meadows 18 hole golf course, a new state-of-the-art fitness center, pickle ball and tennis courts, a dog park and much more. Some of the country's most beautiful beaches are nearby, as well as world-class arts and culture, restaurants, entertainment and shopping. You are just a short drive to Nathan Benderson Park with its beautiful 400 acre lake, and just 2 miles from the regional shopping mall at University Town Center. THIS is the Sarasota lifestyle!

19. 2026-02-03
    price $259,000 1598-char remark

    Show marketing remark (1598 chars)

    LARGEST 2 BDR CONDO IN THE MEADOWS! Your new home in Heronmere II sits in the heart of The Meadows- a quiet enclave centrally located in Sarasota- where it's happening. Created by renowned architect Tim Siebert of the Sarasota School of Architecture, the design features clean lines, separation of living and sleeping space and an abundance of natural light. This rarely available end unit, just shy of 1600 square feet under air can be yours- TURN-KEY FURNISHED! Large square cut ceramic tile is installed throughout, including on the "HURRICANE IMPACT" glassed-in lanai overlooking the lake and golf course. Recent kitchen renovations include Stainless appliances, a raised ceiling with recessed LED lighting and granite countertops. All windows in the unit have been replaced and each window has built-in adjustable storm shutters for your protection. Your carport is immediately out front, but you’re close enough to the Meadows Village and its restaurants that you’ll probably decide to walk. The Meadows is located 15 minutes from downtown Sarasota. Here you'll have access to miles of walking/biking trails, The Meadows 18 hole golf course, a new state-of-the-art fitness center, pickle ball and tennis courts, a dog park and much more. Some of the country's most beautiful beaches are nearby, as well as world-class arts and culture, restaurants, entertainment and shopping. You are just a short drive to Nathan Benderson Park with its beautiful 400 acre lake, and just 2 miles from the regional shopping mall at University Town Center. THIS is the Sarasota lifestyle!

20. 2026-01-14
    listed $269,000 Active 1598-char remark

    Show marketing remark (1598 chars)

    LARGEST 2 BDR CONDO IN THE MEADOWS! Your new home in Heronmere II sits in the heart of The Meadows- a quiet enclave centrally located in Sarasota- where it's happening. Created by renowned architect Tim Siebert of the Sarasota School of Architecture, the design features clean lines, separation of living and sleeping space and an abundance of natural light. This rarely available end unit, just shy of 1600 square feet under air can be yours- TURN-KEY FURNISHED! Large square cut ceramic tile is installed throughout, including on the "HURRICANE IMPACT" glassed-in lanai overlooking the lake and golf course. Recent kitchen renovations include Stainless appliances, a raised ceiling with recessed LED lighting and granite countertops. All windows in the unit have been replaced and each window has built-in adjustable storm shutters for your protection. Your carport is immediately out front, but you’re close enough to the Meadows Village and its restaurants that you’ll probably decide to walk. The Meadows is located 15 minutes from downtown Sarasota. Here you'll have access to miles of walking/biking trails, The Meadows 18 hole golf course, a new state-of-the-art fitness center, pickle ball and tennis courts, a dog park and much more. Some of the country's most beautiful beaches are nearby, as well as world-class arts and culture, restaurants, entertainment and shopping. You are just a short drive to Nathan Benderson Park with its beautiful 400 acre lake, and just 2 miles from the regional shopping mall at University Town Center. THIS is the Sarasota lifestyle!

21. 2026-01-02
    status Active
22. 2026-01-02
    historical
23. 2025-12-31
    historical
24. 2025-10-31
    listed $279,000 Active
25. 2019-04-15
    historical
26. 2019-03-15
    listed $199,900 Active
27. 2011-04-26
    soldstatus $123,500
28. 2011-04-25
    soldstatus $123,500
29. 2010-05-06
    listed $139,800
30. 2003-04-25
    soldstatus $135,900
31. 1996-05-01
    soldstatus $97,000

ⓘ 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: $3,224 · $269/mo
• Projected year-2 tax: $3,224 · $269/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $27,026
• − Mortgage interest: −$13,438
• − Property taxes: −$3,224
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − HOA: −$6,708
• − Depreciation: −$6,979
• Taxable loss: −$8,847
• Est. tax savings @ 24.0%: +$2,123
• After-tax cash flow: $-2,755/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 — The Meadows

• Score: 69/100
• State rank: #465
• US rank: #8393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Meadows, FL
• County: Sarasota County · 448,376 people
• City population: 15,114
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 15,146
• Household income: $78,958
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 512.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 18% Black 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 5% Slovak 3% Scotch-Irish 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -307.37%
• Current HPI: 253.3964
• Rent YoY: ▲ 9.68%
• 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

+147.3% since first listed

15 events — show timeline

• 2026-04-24 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Listed $279,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-03-15 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2011-04-26 Sold (Public Records) $123,500 Public Records
• 2011-04-25 Sold (MLS) $123,500 Stellar MLS as Distributed by MLS Grid
• 2010-05-06 Listed $139,800 Stellar MLS as Distributed by MLS Grid
• 2003-04-25 Sold (Public Records) $135,900 Public Records
• 1996-05-01 Sold (Public Records) $97,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,224 · +0.0% YoY. Source: county tax records.