4417 Amalfi Ave · Desoto Acres, FL 34243

$424,900

2 bd · 2.0 ba · 1,422 sqft · MultiFamily public records · 16 Days on market

Built 2017 4,700 sqft lot $358/mo HOA · 15% of rent

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +6.1/10.0
• Schools +4.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Crystal Sand Villa at Fabulous Villa Amalfi. Superb location. Close to shops, restaurants, and beaches. The community is gated, maintenance included and offers residents a relaxing central pool area with hot tub, covered cabanas, and outdoor kitchen. The award winning Crystal Sand Floor Plan offers 2 bed, 2 bath, dining room and 2 car garage. Maintenance is Included. Natural Gas Community. Low HOA!

Key facts

• 4,700 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total annual HOA fees listed as $4,307.20
• HOA & community: HOA with required approval; HOA dues about $358.93 per month (quarterly billing noted); Community pool; Community mailbox; Deed restrictions; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available
• Home design: Residential villa; One story; Home faces south
• Construction: Block construction; Tile roof; Slab foundation; Built on a lot of approximately 0.11 acres
• Exterior features: Hurricane shutters; Rain gutters; Sidewalk; Sliding doors; Pond view; Landscaped lot; Irrigation system

Interior

• Kitchen: Dishwasher; Range; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; HVAC UV/electronic filtration
• Interior features: Ceiling fans; Coffered ceilings; Crown molding; Kitchen open to family room; Living room open to dining room; Open floor plan; Walk-in closets
• Laundry & utility: Inside laundry with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $419k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Manatee (suburban): math 54% / reading 50% proficiency, ranked #26 of 73 in FL (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Marjorie G. Kinnan Elementary School (math 60% / reading 49%, grade C, #892 of 2,144 statewide, top 44%, 516 students, 73% FRL); Southeast High School (math 25% / reading 34%, grade F, #447 of 667 statewide, top 68%, 1,716 students, 66% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-4.1%/yr); 388 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• At $4,723/mo this rent would consume 70% of the median local household income ($81k/yr) (locally 1138% 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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Manatee County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $313k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $418,526 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 7.5

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: -11.2%
• Equity multiple: 0.61×
• Total profit: $-46,964
• Equity at exit: $63,354

10-year hold

• IRR: -7.4%
• Equity multiple: 0.60×
• Total profit: $-47,777
• Equity at exit: $36,738

Cash invested: $118,972 (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 34243

• Home prices YoY: -23.0%
• Rents YoY: -4.1%
• Active inventory: 388
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $4,723 medium
• Mortgage (P&I): −$2,228
• Tax from tax record: −$410 /mo · $4,924/yr
• Insurance: −$177
• HOA: −$358
• Vacancy / Maint / Mgmt: −$992
• Net cashflow: $558

Break-even live

Break-even rent $4,017

Max offer price $424,900

Occupancy floor 83%

Sensitivity live

Price	-10% $798	-5% $678	+0% $558	+5% $437	+10% $317
Rent	-10% $184	-5% $371	+0% $558	+5% $744	+10% $931
Rate	-1.0pp $772	-0.5pp $666	base $558	+0.5pp $447	+1.0pp $335

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$4,722
Total (2 units)			$4,723

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: $106,225
• Closing costs: $12,747
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4815 Woodbrook Dr Sarasota, FL	2.0	2.0	1080	$2,290	$2.12	5d	1	0.31mi
4665 Whitfield Ave Sarasota, FL	1.0–3.0	1.0–2.0	1023	$2,372	$2.32	3d	59	0.59mi
5707 45th St E #19 Bradenton, FL	2.0	2.0	972	$1,700	$1.75	25d	1	0.78mi
7008 W Country Club Dr N Unit 136 Sarasota, FL	2.0	2.0	1118	$1,875	$1.68	25d	1	0.84mi
6892 W Country Club Ln Sarasota, FL	2.0	2.0	1444	$3,500	$2.42	25d	1	0.85mi
6896 W Country Club Ln #148 Sarasota, FL	2.0	2.0	1118	$1,700	$1.52	13d	1	0.86mi
7050 W Country Club Dr N Unit 10-A Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	25d	1	0.87mi
7062 W Country Club Dr N #7062 Sarasota, FL	1.0	1.5	954	$3,000	$3.14	25d	1	0.90mi
6986 W Country Club Dr N #6986 Sarasota, FL	3.0	2.0	1468	$4,600	$3.13	25d	1	0.97mi
7461 W Country Club Dr N Sarasota, FL	2.0	2.0	1153	$2,275	$1.97	5d	4	1.01mi
7093 Fairway Bend Ln Sarasota, FL	2.0	2.0	1756	$4,600	$2.62	25d	1	1.12mi
5616 Gentle Breeze St Bradenton, FL	2.0	2.0	1100	$1,700	$1.55	25d	1	1.17mi
7211 W Country Club Dr N #133 Sarasota, FL	2.0	2.0	909	$1,500	$1.65	12d	1	1.17mi
7231 W Country Club Dr N #232 Sarasota, FL	2.0	2.0	909	$2,000	$2.20	25d	1	1.19mi
7251 W Country Club Dr N #226 Sarasota, FL	2.0	2.0	1118	$2,000	$1.79	25d	1	1.20mi
7234 Eleanor Cir #203 Sarasota, FL	2.0	2.0	1064	$2,150	$2.02	17d	1	1.21mi
3601 Garden Lakes Clenet Bradenton, FL	3.0	2.0	1798	$3,000	$1.67	17d	1	1.23mi
5650 Simonton St Bradenton, FL	2.0	2.5	1496	$2,095	$1.40	5d	1	1.25mi
5534 Spanish Moss Cv Bradenton, FL	3.0	2.0	1716	$2,500	$1.46	16d	1	1.26mi
5534 Spanish Moss Cv Bradenton, FL	3.0	2.0	1706	$2,500	$1.47	25d	1	1.26mi
5939 Sandstone Ave Sarasota, FL	2.0	2.0	1732	$2,900	$1.67	21d	1	1.29mi
5316 53rd Ave E Unit Q111 Bradenton, FL	2.0	2.0	1056	$1,495	$1.42	12d	1	1.32mi
7351 W Country Club Dr N #202 Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	25d	1	1.34mi
5635 Whitehead St Bradenton, FL	2.0	2.5	1496	$2,300	$1.54	25d	1	1.34mi
7405 W Country Club Dr N #104 Sarasota, FL	3.0	2.0	1444	$3,200	$2.22	25d	1	1.39mi
4455 Rayfield Dr Sarasota, FL	2.0	2.5	1143	$2,210	$1.93	25d	1	1.40mi
5635 Golf Pointe Dr #101 Sarasota, FL	2.0	2.0	1529	$2,000	$1.31	5d	1	1.42mi
7452 W Country Club Dr N Unit 1546435P Sarasota, FL	2.0	2.0	1173	$2,742	$2.34	13d	1	1.43mi
5547 West Pl Unit C-1 Bradenton, FL	2.0	2.0	1652	$3,600	$2.18	25d	1	1.46mi
5640 Golf Pointe Dr #101 Sarasota, FL	3.0	2.0	1529	$2,250	$1.47	5d	1	1.50mi

HOA detail

• Monthly dues: $358 · $4,296/yr
• Likely covers: gaspoolsecurity

Listing history 5 events

1. 2026-05-16
   status Pending
2. 2026-04-30
   listed $424,900 Active
3. 2017-04-11
   soldstatus $312,993 Sold 401-char remark

   Show marketing remark (401 chars)

   Crystal Sand Villa at Fabulous Villa Amalfi. Superb location. Close to shops, restaurants, and beaches. The community is gated, maintenance included and offers residents a relaxing central pool area with hot tub, covered cabanas, and outdoor kitchen. The award winning Crystal Sand Floor Plan offers 2 bed, 2 bath, dining room and 2 car garage. Maintenance is Included. Natural Gas Community. Low HOA!

4. 2017-03-24
   listed $315,990 401-char remark

   Show marketing remark (401 chars)

   Crystal Sand Villa at Fabulous Villa Amalfi. Superb location. Close to shops, restaurants, and beaches. The community is gated, maintenance included and offers residents a relaxing central pool area with hot tub, covered cabanas, and outdoor kitchen. The award winning Crystal Sand Floor Plan offers 2 bed, 2 bath, dining room and 2 car garage. Maintenance is Included. Natural Gas Community. Low HOA!

5. 2017-03-24
   historical 401-char remark

   Show marketing remark (401 chars)

   Crystal Sand Villa at Fabulous Villa Amalfi. Superb location. Close to shops, restaurants, and beaches. The community is gated, maintenance included and offers residents a relaxing central pool area with hot tub, covered cabanas, and outdoor kitchen. The award winning Crystal Sand Floor Plan offers 2 bed, 2 bath, dining room and 2 car garage. Maintenance is Included. Natural Gas Community. Low HOA!

ⓘ 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: $4,924 · $410/mo
• Projected year-2 tax: $4,924 · $410/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $56,676
• − Mortgage interest: −$23,801
• − Property taxes: −$4,924
• − Insurance: −$2,124
• − Repairs & maintenance: −$4,534
• − Management: −$4,534
• − HOA: −$4,296
• − Depreciation: −$12,361
• Taxable income: $102
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $6,667/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: Manatee
• NCES district ID: 1201230
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $49,607
• Composite: 44.43/100
• National rank: #2806
• State rank: #26 of 73 in FL

Livability — Desoto Acres

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

Census & demographics

• County: Manatee County · 416,364 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 32,773
• Household income: $81,219
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1138.0

Population outlook (Manatee County) Hauer SSP2

• Today (2025): 447,342 people
• By 2030: 488,911 · +9.3%
• By 2040: 567,934 · +27.0%
• By 2050: 637,995 · +42.6%
• By 2075: 781,970 · +74.8%
• By 2100: 848,272 · +89.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 11% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 16% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 8% Russian/Polish/Slavic 3% Other Indo-European 3%

Political lean MEDSL · Manatee

• 2024 margin: Strong R (+23.5) · D 37.9% · R 61.4%
• 2008→2024 swing: -16.5pp toward R · 2008: -7.0pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+16.1 2016: R+17.1 2012: R+12.5 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.67%
• Current HPI: 280.5372
• Rent YoY: ▼ -4.14%
• 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

+34.5% since first listed

5 events — show timeline

• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listed $424,900 Stellar MLS as Distributed by MLS Grid
• 2017-04-11 Sold (MLS) $312,993 Stellar MLS as Distributed by MLS Grid
• 2017-03-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-03-24 Listed $315,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+21.7%/yr

Latest (2025): $4,924 · +3.0% YoY. Source: county tax records.