2687 Golf Course Dr #219 · Desoto Acres, FL 34234

$165,000

2 bd · 2.0 ba · 972 sqft · Townhouse public records · 220 Days on market

Built 1972 4.70 ac lot $170/sqft · 37% below area Est $262k · 37% under $490/mo HOA · 21% 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 +20.9/30.0
• ARV discount +15.0/15.0
• 1% rule +9.1/10.0
• DSCR +6.7/10.0
• Schools +5.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 Bedroom, 2 Full Bathroom Ground Floor Condominium Can Be Enjoyed For Full-time Living Or For Seasonal Enjoyment To Bask In The Sunshine Of Winter! This 55+ Community Features: Solar Heated Community Pool, Shuffleboard, Library, Clubhouse w/ Kitchen and Activities Room for Fun Social Events. Leasing Is Permitted (Restrictions Apply). HOA Fees Includes Condo Roof, Exterior Paint & Maintenance, Lawn, Cable TV, Sewer/Trash/Water, Pest, Plus One Assigned Covered Carport Parking Space w/ Storage Cabinet. No Hurricane Damage to Unit. Images Include Virtual Staging For Visual Purposes.

Key facts

• Activities room
• Clubhouse w kitchen
• Library

Tags

• GROUND FLOOR CONDOMINIUM
• SOLAR HEATED COMMUNITY POOL
• SHUFFLEBOARD
• LIBRARY
• CLUBHOUSE W KITCHEN
• ACTIVITIES ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.0% in Desoto Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 falling (-3.1%/yr); 268 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $2,331/mo this rent would consume 49% 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 220 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $110k; list at $165k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 5.9

CMA / ARV

• ARV (median comp): $261,646
• List price: $165,000
• Delta: -36.94%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.60×
• Total profit: $-18,560
• Equity at exit: $24,602

10-year hold

• IRR: -9.6%
• Equity multiple: 0.52×
• Total profit: $-22,333
• Equity at exit: $14,266

Cash invested: $46,200 (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: 268
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,331 high
• Mortgage (P&I): −$865
• Tax from tax record: −$187 /mo · $2,240/yr
• Insurance: −$69
• HOA: −$490
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $231

Break-even live

Break-even rent $2,039

Max offer price $165,000

Occupancy floor 85%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8377 38th Street Cir E Sarasota, FL	1.0	1.0	900	$1,994	$2.22	15d	2	1.13mi
2575 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1026	$2,318	$2.26	1d	25	1.14mi
2351 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1046	$2,480	$2.37	1d	24	1.15mi
8357 38th Street Cir E #104 Sarasota, FL	2.0	2.0	1080	$4,400	$4.07	23d	1	1.18mi
8341 38th Street Cir E Unit 200 Sarasota, FL	1.0	1.0	900	$1,997	$2.22	15d	1	1.25mi
3045 Broadway Ave Sarasota, FL	1.0–2.0	1.0–2.0	865	$2,480	$2.87	10d	31	1.25mi
8310 Bella Grove Cir Sarasota, FL	1.0–2.0	1.0–2.0	897	$1,891	$2.11	1d	13	1.31mi
2800 Telluride Loop Sarasota, FL	1.0–3.0	1.0–2.0	1060	$2,270	$2.14	1d	20	1.37mi

HOA detail

• Monthly dues: $490 · $5,880/yr
• Likely covers: watersewertrashcablepool

Listing history 20 events

1. 2026-06-18
   days on market $165,000 Active 220 DOM
2. 2026-06-17
   days on market $165,000 Active 219 DOM
3. 2026-06-16
   days on market $165,000 Active 218 DOM
4. 2026-06-15
   days on market $165,000 Active 217 DOM
5. 2026-06-13
   days on market $165,000 Active 215 DOM
6. 2026-06-13
   days on market $165,000 Active 214 DOM
7. 2026-06-10
   days on market $165,000 Active 212 DOM
8. 2026-06-09
   days on market $165,000 Active 211 DOM
9. 2026-06-08
   days on market $165,000 Active 209 DOM
10. 2026-06-05
    days on market $165,000 Active 206 DOM
11. 2026-06-03
    days on market $165,000 Active 205 DOM
12. 2026-06-02
    days on market $165,000 Active 204 DOM
13. 2026-06-01
    days on market $165,000 Active 203 DOM
14. 2026-05-31
    days on market $165,000 Active 202 DOM
15. 2025-11-10
    listed $165,000 Active 597-char remark

    Show marketing remark (597 chars)

    This 2 Bedroom, 2 Full Bathroom Ground Floor Condominium Can Be Enjoyed For Full-time Living Or For Seasonal Enjoyment To Bask In The Sunshine Of Winter! This 55+ Community Features: Solar Heated Community Pool, Shuffleboard, Library, Clubhouse w/ Kitchen and Activities Room for Fun Social Events. Leasing Is Permitted (Restrictions Apply). HOA Fees Includes Condo Roof, Exterior Paint & Maintenance, Lawn, Cable TV, Sewer/Trash/Water, Pest, Plus One Assigned Covered Carport Parking Space w/ Storage Cabinet. No Hurricane Damage to Unit. Images Include Virtual Staging For Visual Purposes.

16. 2025-07-11
    historical
17. 2025-06-04
    price $189,000
18. 2024-07-11
    listed $206,000 Active
19. 2016-04-28
    soldstatus $110,000
20. 1997-03-07
    soldstatus $64,500

ⓘ 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: $2,240 · $187/mo
• Projected year-2 tax: $2,240 · $187/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 ≥106°F today · 29 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: $27,968
• − Mortgage interest: −$9,243
• − Property taxes: −$2,240
• − Insurance: −$825
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − HOA: −$5,880
• − Depreciation: −$4,800
• Taxable income: $506
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $2,645/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 — Desoto Acres

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Sarasota County · 448,376 people
• 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

+155.8% since first listed

6 events — show timeline

• 2025-11-10 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-04 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-11 Listed $206,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-28 Sold (Public Records) $110,000 Public Records
• 1997-03-07 Sold (Public Records) $64,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,240 · -0.9% YoY. Source: county tax records.