5071 Barrington Cir #1602 · Sarasota, FL 34234

$149,900

2 bd · 2.0 ba · 1,078 sqft · Condo public records · 24 Days on market

Built 1982 $139/sqft · 63% below area $610/mo HOA · 31% 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 +15.0/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.6/10.0
• 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

Updated with tasteful neutrals! Beautiful new kitchen with light maple cabinets, new solid surface counters, new GE Spacemaker range, microwave, integral sink, brushed pewter faucet. Lots of storage space. Washer and dryer in unit. Peaceful lake and fount ain view. Open feeling with sliding glass doors to screened lanai. New bathroom counters, cabinets, and sinks. "Ask about saving money with a lower interest rate, as seller will buy rate down for the buyer". .. .. NOT A SHORT SALE.

Key facts

• Security system
• Spacious kitchen
• Screened front entry

Tags

• POND VIEWS
• SCREENED FRONT ENTRY
• SPACIOUS KITCHEN
• IN UNIT LAUNDRY
• LARGE EXTERIOR STORAGE
• SECURITY SYSTEM

Property features AI

Finance

• Other: Association approval required for purchase; Partially furnished
• Financial info: Total annual condo/association fees $7,320; Lease restrictions apply
• HOA & community: Monthly condo fee $610; Association manages pool; Association fee includes pool, grounds maintenance, pest control, and trash; Buyer approval required; Community mailbox; Deed restrictions; Pets allowed (dogs and cats) with limits; max pet weight ~30 lbs

Exterior

• Parking: Carport with 1 space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Residential villa; Single-story; South-facing; One level entry
• Construction: Frame construction; Shingle roof; Slab foundation; Built as villa
• Exterior features: Enclosed, screened patio/porch; Sliding doors; Storage; Pond view; City limits; Near public transit; Paved lot/road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Central vacuum; Eat-in kitchen; Living/dining room combo; Open floorplan; Thermostat; Walk-in closet(s); Smoke detector(s)
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Inside laundry; Laundry closet; Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $47 ($562/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% 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 High School (math 26% / reading 43%, grade F, #386 of 667 statewide, top 59%, 1,309 students, 68% FRL) — zoned schools average 80% FRL vs 42% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 63% district-wide (-29 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); 268 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 41% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $4k 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 24 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $150k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $147,651 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.31% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 6.4

CMA / ARV

• ARV (median comp): $403,243
• List price: $149,900
• Delta: -62.83%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.9%
• Equity multiple: 0.36×
• Total profit: $-26,733
• Equity at exit: $22,351

10-year hold

• IRR: -24.2%
• Equity multiple: 0.04×
• Total profit: $-40,336
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$62
• HOA: −$610
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $47

Break-even live

Break-even rent $1,899

Max offer price $149,900

Occupancy floor 93%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $610 · $7,320/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-19
   status Pending 963-char remark
2. 2026-05-14
   price $149,900 963-char remark
3. 2026-04-25
   listed $164,900 Active 963-char remark
4. 2019-04-04
   historical
5. 2019-02-21
   price $158,500
6. 2019-02-21
   listed $154,900 Active
7. 2009-12-01
   soldstatus $70,500
8. 2009-11-18
   soldstatus $70,500

   Show marketing remark (497 chars)

   Updated with tasteful neutrals! Beautiful new kitchen with light maple cabinets, new solid surface counters, new GE Spacemaker range, microwave, integral sink, brushed pewter faucet. Lots of storage space. Washer and dryer in unit. Peaceful lake and fount ain view. Open feeling with sliding glass doors to screened lanai. New bathroom counters, cabinets, and sinks. "Ask about saving money with a lower interest rate, as seller will buy rate down for the buyer". .. .. NOT A SHORT SALE.

9. 2008-01-07
   listed $88,500

   Show marketing remark (497 chars)

   Updated with tasteful neutrals! Beautiful new kitchen with light maple cabinets, new solid surface counters, new GE Spacemaker range, microwave, integral sink, brushed pewter faucet. Lots of storage space. Washer and dryer in unit. Peaceful lake and fount ain view. Open feeling with sliding glass doors to screened lanai. New bathroom counters, cabinets, and sinks. "Ask about saving money with a lower interest rate, as seller will buy rate down for the buyer". .. .. NOT A SHORT SALE.

10. 2007-04-23
    listed $164,900
11. 1992-10-28
    soldstatus $46,900
12. 1981-06-01
    soldstatus $52,200

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $1,244 · $104/mo
• Expected delta: +$747/yr (+$62/mo · 150.3%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,495
• − Mortgage interest: −$8,397
• − Property taxes: −$497
• − Insurance: −$750
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − HOA: −$7,320
• − Depreciation: −$4,361
• Taxable loss: −$1,588
• Est. tax savings @ 24.0%: +$381
• After-tax cash flow: $943/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): 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

+187.2% since first listed

12 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2019-04-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-02-21 Price Changed $158,500 Stellar MLS as Distributed by MLS Grid
• 2019-02-21 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 2009-12-01 Sold (Public Records) $70,500 Public Records
• 2009-11-18 Sold (MLS) $70,500 Stellar MLS as Distributed by MLS Grid
• 2008-01-07 Listed $88,500 Stellar MLS as Distributed by MLS Grid
• 2007-04-23 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 1992-10-28 Sold (Public Records) $46,900 Public Records
• 1981-06-01 Sold (Public Records) $52,200 Public Records

Property tax history

+2.4%/yr

Latest (2025): $497 · +3.0% YoY. Source: county tax records.