2037 Champion St · Gulf Gate, FL 34231

$99,000

1 bd · 1.0 ba · 504 sqft · Manufactured public records · 197 Days on market

Built 1970 2,213 sqft lot $215/mo HOA · 13% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location discover your own oasis at Mobile Estates a great place to call home low maintenance fees that include lawn maintenance, swimming pool, shuffleboard and a lending Library close to Restaurants and Siesta Key. Open plan lovely screen porch 10 x 20 to entertain your guest.

Key facts

• 2,213 sq ft lot
• Parking
• Pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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 soft (-2.1%/yr); 562 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 197 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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 1970 — 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: 1.66% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.58%
• DSCR: 1.78
• GRM: 5.0

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $5,154
• Equity at exit: $14,761

10-year hold

• IRR: 10.9%
• Equity multiple: 1.71×
• Total profit: $19,782
• Equity at exit: $8,560

Cash invested: $27,720 (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 34231

• Rents YoY: -2.1%
• Active inventory: 562
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$41
• HOA: −$215
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $406

Break-even live

Break-even rent $1,131

Max offer price $99,000

Occupancy floor 70%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $215 · $2,580/yr
• Likely covers: pool

Listing history 38 events

1. 2026-06-18
   days on market $99,000 Active 197 DOM
2. 2026-06-17
   days on market $99,000 Active 196 DOM
3. 2026-06-16
   days on market $99,000 Active 195 DOM
4. 2026-06-15
   days on market $99,000 Active 194 DOM
5. 2026-06-13
   days on market $99,000 Active 192 DOM
6. 2026-06-13
   days on market $99,000 Active 191 DOM
7. 2026-06-10
   days on market $99,000 Active 189 DOM
8. 2026-06-09
   days on market $99,000 Active 188 DOM
9. 2026-06-08
   days on market $99,000 Active 186 DOM
10. 2026-06-05
    days on market $99,000 Active 183 DOM
11. 2026-06-03
    days on market $99,000 Active 182 DOM
12. 2026-06-02
    days on market $99,000 Active 181 DOM
13. 2026-06-01
    days on market $99,000 Active 180 DOM
14. 2026-05-31
    days on market $99,000 Active 179 DOM
15. 2026-03-31
    price $99,000 299-char remark

    Show marketing remark (299 chars)

    Location, Location, Location discover your own oasis at Mobile Estates a great place to call home low maintenance fees that include lawn maintenance, swimming pool, shuffleboard and a lending Library close to Restaurants and Siesta Key. Open plan lovely screen porch 10 x 20 to entertain your guest.

16. 2026-02-27
    price $110,000 299-char remark

    Show marketing remark (299 chars)

    Location, Location, Location discover your own oasis at Mobile Estates a great place to call home low maintenance fees that include lawn maintenance, swimming pool, shuffleboard and a lending Library close to Restaurants and Siesta Key. Open plan lovely screen porch 10 x 20 to entertain your guest.

17. 2025-12-03
    listed $113,900 Active 299-char remark

    Show marketing remark (299 chars)

    Location, Location, Location discover your own oasis at Mobile Estates a great place to call home low maintenance fees that include lawn maintenance, swimming pool, shuffleboard and a lending Library close to Restaurants and Siesta Key. Open plan lovely screen porch 10 x 20 to entertain your guest.

18. 2025-05-13
    historical
19. 2024-11-12
    listed $132,900 Active
20. 2022-01-03
    soldstatus $90,000
21. 2021-12-31
    soldstatus $90,000 Closed
22. 2021-12-12
    status Pending
23. 2021-12-03
    status Active
24. 2021-11-26
    status Pending
25. 2021-10-26
    listed $95,000 Active
26. 2018-08-30
    soldstatus $58,000
27. 2018-08-27
    soldstatus $58,000 Sold
28. 2018-07-27
    status Pending
29. 2018-07-17
    price $62,900
30. 2018-04-25
    historical
31. 2018-04-25
    status Active
32. 2018-04-22
    historical
33. 2018-04-22
    listed $64,900 Active
34. 2018-02-28
    price $64,900
35. 2018-02-01
    status Active
36. 2018-01-31
    historical
37. 2017-06-15
    listed $69,000 Active
38. 2000-06-01
    soldstatus $18,500

ⓘ 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: $1,420 · $118/mo
• Projected year-2 tax: $1,420 · $118/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: $19,744
• − Mortgage interest: −$5,546
• − Property taxes: −$1,420
• − Insurance: −$495
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − HOA: −$2,580
• − Depreciation: −$2,880
• Taxable income: $3,665
• Est. tax owed @ 24.0%: −$880
• After-tax cash flow: $3,994/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 — Gulf Gate

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

Census & demographics

• Census place: Gulf Gate, FL
• County: Sarasota County · 448,376 people
• City population: 32,203
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 32,404
• Household income: $69,925
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1983.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 6% Russian/Polish/Slavic 2% German/W. Germanic 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: ▼ -448.92%
• Current HPI: 292.9055
• Rent YoY: ▼ -2.13%
• 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

+435.1% since first listed

24 events — show timeline

• 2026-03-31 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Listed $113,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-12 Listed $132,900 Stellar MLS as Distributed by MLS Grid
• 2022-01-03 Sold (Public Records) $90,000 Public Records
• 2021-12-31 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-11-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-26 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-30 Sold (Public Records) $58,000 Public Records
• 2018-08-27 Sold (MLS) $58,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-07-17 Price Changed $62,900 Stellar MLS as Distributed by MLS Grid
• 2018-04-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-04-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-04-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-04-22 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2018-02-28 Price Changed $64,900 Stellar MLS as Distributed by MLS Grid
• 2018-02-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-06-15 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2000-06-01 Sold (Public Records) $18,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,420 · +5.9% YoY. Source: county tax records.