4610 Sloan Ave · South Gate Ridge, FL 34233

$224,900

2 bd · 1.0 ba · 1,043 sqft · SingleFamily public records · 18 Days on market

Built 1962 5,706 sqft lot

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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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.4/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coastal home and large building on a generous lot, located less then 5 miles to the world famous SIESTA KEY! Rare opportunity to get your hands on this single family home with additional building, outside of an HOA with city water. Ideal layout with split bedrooms, living room and great room, sitting area in the master bedroom, as well as a recently updated electric panel, and a new a/c motor. Plenty of parking for all the toys (BOAT, RV, MOTORCYCLES. WORK TRUCK/EQUIPMENT) and comes fully fenced with a double gate. Investors will love the HUGE detached building (potential income generating opportunity) with water and electric connected, vaulted ceiling, and refrigerator.

Key facts

• Laundry room
• Easy access to beach
• Large fenced lot

Tags

• LARGE FENCED LOT
• SPACIOUS DETACHED BUILDING
• LAUNDRY ROOM
• EASY ACCESS TO BEACH

Property features AI

Finance

• Other: Property type: Residential, single family residence; Zoning: RSF3; Universal property ID available
• Financial info: No lease restrictions indicated
• HOA & community: No HOA association indicated; Pets allowed

Exterior

• Utilities: Public water; Septic tank sewer; Public utilities available
• Home design: Single-family home; One-story; East-facing
• Construction: Frame construction; Shingle roof; Built on crawlspace and slab
• Exterior features: Paved road access; Lot dimensions approximately 50 x 114; Lot size about 0.13 acres (under 1/4 acre)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Crawlspace and slab foundation
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; 5 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (3.9% below list).
• Recommended offer: $216k (3.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#394 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A-; Watch: amenities F, commute 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.
• Market conditions: Rents soft (-1.4%/yr); 163 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 ($75k/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 18 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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.

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 $216,196 (3.9% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 8.7

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: -13.4%
• Equity multiple: 0.53×
• Total profit: $-29,481
• Equity at exit: $33,533

10-year hold

• IRR: -9.9%
• Equity multiple: 0.48×
• Total profit: $-33,038
• Equity at exit: $19,445

Cash invested: $62,972 (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 34233

• Rents YoY: -1.4%
• Active inventory: 163
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,162 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$226 /mo · $2,712/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $209

Break-even live

Break-even rent $1,898

Max offer price $224,900

Occupancy floor 85%

Sensitivity live

Price	-10% $336	-5% $272	+0% $209	+5% $145	+10% $82
Rent	-10% $38	-5% $123	+0% $209	+5% $294	+10% $380
Rate	-1.0pp $322	-0.5pp $266	base $209	+0.5pp $151	+1.0pp $91

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $224,900 Active 18 DOM
2. 2026-06-18
   days on market $224,900 Active 15 DOM
3. 2026-06-17
   remarks 649-char remark
4. 2026-06-17
   price $224,900 Active 14 DOM
5. 2026-06-17
   days on market $230,900 Active 14 DOM
6. 2026-06-16
   days on market $230,900 Active 13 DOM
7. 2026-06-15
   days on market $230,900 Active 12 DOM
8. 2026-06-13
   days on market $230,900 Active 10 DOM
9. 2026-06-13
   days on market $230,900 Active 9 DOM
10. 2026-06-10
    days on market $230,900 Active 7 DOM
11. 2026-06-09
    days on market $230,900 Active 6 DOM
12. 2026-06-08
    days on market $230,900 Active 5 DOM
13. 2026-06-07
    days on market $230,900 Active 4 DOM
14. 2026-06-05
    remarks 629-char remark
15. 2026-06-05
    listed $230,900 Active 1 DOM

ⓘ 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: $2,712 · $226/mo
• Projected year-2 tax: $2,712 · $226/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 · 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: $25,944
• − Mortgage interest: −$12,598
• − Property taxes: −$2,712
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$6,543
• Taxable loss: −$1,185
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $2,790/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 — South Gate Ridge

• Score: 71/100
• State rank: #394
• US rank: #6987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Gate Ridge, FL
• County: Sarasota County · 448,376 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 19,123
• Household income: $75,394
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 653.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 6% Asian 4% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 2% Russian/Polish/Slavic 2%

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: ▼ -281.79%
• Current HPI: 258.6836
• Rent YoY: ▼ -1.35%
• 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

+1907.8% since first listed

34 events — show timeline

• 2026-06-03 Listed $230,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Rental Removed $2,149 Tricon
• 2026-04-24 Listed for Rent $2,149 Tricon
• 2025-05-01 Rental Removed $1,799 RENT.
• 2025-04-05 Price Changed $1,799 RENT.
• 2025-04-02 Price Changed $1,869 RENT.
• 2025-03-26 Price Changed $1,949 RENT.
• 2025-03-19 Price Changed $2,049 RENT.
• 2025-03-06 Listed for Rent $2,099 RENT.
• 2023-12-23 Rental Removed $1,945 RENTLY
• 2023-12-06 Price Changed $1,945 RENTLY
• 2023-11-30 Price Changed $1,995 RENTLY
• 2023-11-08 Price Changed $2,045 RENTLY
• 2023-11-03 Price Changed $2,075 RENTLY
• 2023-10-24 Price Changed $2,145 RENTLY
• 2023-10-20 Listed for Rent $2,245 RENTLY
• 2021-09-02 Sold (Public Records) $262,000 Public Records
• 2021-08-31 Sold (MLS) $262,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-23 Price Changed $254,700 Stellar MLS as Distributed by MLS Grid
• 2021-07-07 Listed $266,700 Stellar MLS as Distributed by MLS Grid
• 2019-05-06 Sold (MLS) $132,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-02 Sold (Public Records) $137,000 Public Records
• 2019-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-02-22 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2009-03-11 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2008-12-04 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2008-10-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-04-30 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2005-05-26 Sold (MLS) $215,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-25 Sold (Public Records) $215,000 Public Records
• 2005-04-06 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 1997-08-14 Sold (Public Records) $68,500 Public Records
• 1994-01-27 Sold (Public Records) $11,500 Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,712 · -10.7% YoY. Source: county tax records.