3627 Parkridge Cir Unit 11-203 · Desoto Lakes, FL 34243

$209,900

2 bd · 2.0 ba · 1,036 sqft · Condo public records · 11 Days on market

Built 2006 $434/mo HOA · 20% 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 +11.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can OWN?! This Desirable End Unit Townhouse/Condo in 'Parkridge' community is in the heart of all thats new on University Parkway. Super-Clean, very well maintained, and freshly painted unit is ready for a stress-free move in. Attached Garage below includes hideaway storage space, and separate entry to upper dwelling area which includes 2 bedrooms and 2 baths, open living/dining space, completely open kitchen with stainless appliances and newly installed water purification system. Kitchen features solid wood cabinets, upgraded countertops, closet pantry, long peninsula bar with 3 stools. Washer & Dryer both included with the unit, are tucked away in a large hall closet with storage shelves. Screened and covered lanai balcony lets you get outside rain or shine for the fresh Florida air. Go for the sun, a swim, or mingle at the community's large pool just a short walk away. Close to I-75, 301, Lakewood Ranch Main Street, the University Town Center mall. Short walk to neighboring movie theater, produce market, and close to entertainment, and of course the best shopping & dining spots in Sarasota. 10 minutes from SRQ Airport! 20 Minutes to World famous Siesta Key Beach!!

Key facts

• Gated community
• New a/c system
• New water heater

Tags

• GATED COMMUNITY
• PRIVATE ATTACHED GARAGE
• NEW A/C SYSTEM
• NEW WATER HEATER
• NEW SAMSUNG DISHWASHER
• VINYL PLANK FLOORING

Property features AI

Finance

• Other: Association: Advanced Management Inc / Adam Hamilla
• Financial info: Total annual association fees $5,208; Lease restrictions apply
• HOA & community: Monthly association fee $434 (includes cable TV, pool, insurance, structure & grounds maintenance, general maintenance, management, sewer, trash, water); Association approval required; Association manages community pool; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage (1 car), approximately 10x20
• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; Residential property; Two stories; Unit on 2nd floor; Faces southwest
• Construction: Block and stucco construction; Shingle roof; Built on a slab
• Exterior features: Balcony; Asphalt road access; Community sidewalks

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Window treatments; 7 total rooms
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (7.5% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $194k (7.5% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 4.4% in Desoto Lakes — 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 77/100 on livability (#189 in FL, #3,003 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A-; Watch: amenities 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 Middle School (math 45% / reading 41%, grade D-, #331 of 571 statewide, top 59%, 950 students, 76% FRL); Booker High School (math 26% / reading 43%, grade F, #386 of 667 statewide, top 59%, 1,309 students, 68% FRL) — zoned schools average 79% FRL vs 42% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 63% district-wide (-26 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 (-4.1%/yr); 388 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $166k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% 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 $194,205 (7.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.01% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 8.2

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: -23.4%
• Equity multiple: 0.22×
• Total profit: $-45,686
• Equity at exit: $31,297

10-year hold

• IRR: -33.1%
• Equity multiple: -0.20×
• Total profit: $-70,265
• Equity at exit: $18,148

Cash invested: $58,772 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$150 /mo · $1,797/yr
• Insurance: −$87
• HOA: −$434
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-89

Break-even live

Break-even rent $2,243

Max offer price $194,205

Occupancy floor 99%

Sensitivity live

Price	-10% $30	-5% $-29	+0% $-89	+5% $-148	+10% $-208
Rent	-10% $-257	-5% $-173	+0% $-89	+5% $-5	+10% $79
Rate	-1.0pp $17	-0.5pp $-35	base $-89	+0.5pp $-143	+1.0pp $-199

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5025 82nd Way E Sarasota, FL	3.0	2.0	1321	$2,250	$1.70	25d	1	0.45mi
8445 Gardens Cir Sarasota, FL	1.0–3.0	1.0–2.0	973	$1,852	$1.90	4d	29	0.58mi
5662 Gardens Dr #104 Sarasota, FL	2.0	2.0	1068	$1,950	$1.83	25d	1	0.63mi
8121 45th Ct E Sarasota, FL	2.0	2.0	1000	$1,695	$1.70	4d	1	0.72mi
5735 Gardens Dr Unit 5735 Sarasota, FL	2.0	1.0	1068	$2,000	$1.87	25d	1	0.74mi
6041 Clubside Dr Unit 6041 Sarasota, FL	2.0	2.0	1380	$2,950	$2.14	25d	1	0.87mi
5924 Clubside Dr Sarasota, FL	2.0	2.0	1380	$2,500	$1.81	25d	1	0.94mi
6104 Turnbury Park Dr Sarasota, FL	1.0–3.0	1.0–2.0	1065	$2,044	$1.92	3d	29	0.96mi
3045 Broadway Ave Sarasota, FL	1.0–2.0	1.0–2.0	865	$2,480	$2.87	12d	31	1.06mi
7885 N Lockwood Ridge Rd Sarasota, FL	2.0	1.0	1025	$1,749	$1.71	25d	1	1.06mi
7885 N Lockwood Ridge Rd Unit 827 Sarasota, FL	2.0	2.0	1177	$1,799	$1.53	25d	1	1.06mi
6191 Timber Lake Dr Unit A6 Sarasota, FL	2.0	2.0	1178	$1,600	$1.36	25d	1	1.10mi
6211 Timber Lake Dr Unit B9 Sarasota, FL	2.0	2.0	1274	$1,750	$1.37	25d	1	1.12mi
7887 Lockwood Ridge Rd Sarasota, FL	1.0–2.0	1.0–2.0	916	$2,297	$2.51	4d	16	1.12mi
8377 38th Street Cir E Sarasota, FL	1.0	1.0	900	$1,994	$2.22	18d	2	1.17mi
8341 38th Street Cir E Unit 200 Sarasota, FL	1.0	1.0	900	$1,997	$2.22	18d	1	1.17mi
8357 38th Street Cir E #104 Sarasota, FL	2.0	2.0	1080	$4,400	$4.07	25d	1	1.19mi
2575 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1026	$2,318	$2.26	3d	25	1.32mi
6120 Country Club Way #207 Sarasota, FL	2.0	2.0	1400	$1,950	$1.39	25d	1	1.35mi
6110 Country Club Way #201 Sarasota, FL	2.0	2.0	1400	$4,000	$2.86	25d	1	1.36mi
4208 76th Dr E Sarasota, FL	3.0	2.0	1350	$2,645	$1.96	5d	1	1.40mi
8310 Bella Grove Cir Sarasota, FL	1.0–2.0	1.0–2.0	897	$1,891	$2.11	3d	13	1.42mi
7886 Eagle Creek Dr Unit 7886 Sarasota, FL	2.0	2.0	983	$3,300	$3.36	25d	1	1.43mi
7794 Eagle Creek Dr #7794 Sarasota, FL	2.0	2.0	983	$1,800	$1.83	23d	1	1.48mi

HOA detail condo

• Monthly dues: $434 · $5,208/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $209,900 Active 11 DOM
2. 2026-06-18
   days on market $209,900 Active 8 DOM
3. 2026-06-17
   days on market $209,900 Active 7 DOM
4. 2026-06-16
   days on market $209,900 Active 6 DOM
5. 2026-06-15
   days on market $209,900 Active 5 DOM
6. 2026-06-13
   days on market $209,900 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $209,900 Active 2 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: $1,797 · $150/mo
• Projected year-2 tax: $1,797 · $150/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 · 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: $25,566
• − Mortgage interest: −$11,758
• − Property taxes: −$1,797
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − HOA: −$5,208
• − Depreciation: −$6,106
• Taxable loss: −$4,443
• Est. tax savings @ 24.0%: +$1,066
• After-tax cash flow: $0/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 Lakes

• Score: 77/100
• State rank: #189
• US rank: #3003

Category grades

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

Schools grade is shown separately in the Schools card above.

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 (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 (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 · 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: ▼ -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

-96.4% since first listed

7 events — show timeline

• 2026-06-11 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2018-10-26 Sold (Public Records) $166,000 Public Records
• 2018-10-24 Sold (MLS) $166,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-09-24 Price Changed $175,500 Stellar MLS as Distributed by MLS Grid
• 2018-08-13 Listed $178,000 Stellar MLS as Distributed by MLS Grid
• 2002-12-18 Sold (Public Records) $5,760,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,797 · +5.1% YoY. Source: county tax records.