5710 Sheffield Greene Cir #92 · The Meadows, FL 34235

$230,000

2 bd · 2.0 ba · 1,099 sqft · Condo public records · 54 Days on market

Built 1990 $209/sqft · 39% below area Est $375k · 39% under · waterfront $533/mo HOA · 25% 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).

• ARV discount +15.0/15.0
• Cash flow +5.9/30.0
• Schools +5.4/10.0
• Rent growth +4.9/5.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to own one of the most desirable views in Sheffield Greene! This second-floor coach home overlooks a serene golf course and pond setting, offering exceptional privacy and a peaceful backdrop rarely found in this community. Most comparable units feature interior or limited views—this residence stands out with expansive natural scenery and no direct rear neighbors. The well-designed 2-bedroom, 2-bath layout offers approximately 1,099 sq ft of living space with an open floor plan, abundant natural light, and a private screened lanai ideal for enjoying the tranquil setting. Additional features include an attached 1-car garage, interior laundry, and a functional split-bedr

Key facts

• Mature landscaping
• Pond setting
• Exceptional privacy

Tags

• GOLF COURSE
• POND SETTING
• EXCEPTIONAL PRIVACY
• EXPANSIVE NATURAL SCENERY
• PRIVATE SCREENED LANAI
• MATURE LANDSCAPING

Property features AI

Finance

• Other: Turnkey furnished option indicated; Buyer approval required by community
• Financial info: Total annual fees reported (combined): $6,398; Total monthly fees reported (combined): $533.17; Lease restrictions apply
• HOA & community: Has HOA (Sheffiled Greene Condo Association / Stokes Management and The Meadows Community Association); Quarterly condo fees (reported as $1,335 quarterly); Association approval required for purchase; Association amenities include pool, tennis courts, pickleball courts; Association fees include cable TV, pool, structure and grounds maintenance, pest control, recreational facilities; Community features: clubhouse, community mailbox, deed restrictions, golf carts allowed, reclaimed water irrigation, no truck/RV/motorcycle parking

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Two-story building; Unit on second floor; Faces east
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of building number 23
• Exterior features: Enclosed, screened rear porch; Balcony; Outdoor lighting; Rain gutters; Sliding doors; Located on a cul-de-sac; Landscaped grounds; On golf course; Paved access

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal
• Bedrooms: 2 bedrooms (Second floor)
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Solid surface counters; Bonus room; Inside utility
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-453 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (34.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (8.3% below list).
• Recommended offer: $150k (34.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#465 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A; Watch: amenities F, commute F, health & safety 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: Gocio Elementary School (math 46% / reading 44%, grade D-, #1,271 of 2,144 statewide, top 60%, 644 students, 86% 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 77% FRL vs 42% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 41% at this address vs 63% district-wide (-22 pts) — the specific schools serving this property underperform the Sarasota average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+9.7%/yr); 228 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 32% of the median local income ($79k/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 54 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $2.17M (90%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $230k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $150,060 (34.8% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.92% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.43%
• DSCR: 0.62
• GRM: 9.1

CMA / ARV

• ARV (median comp): $375,325
• List price: $230,000
• Delta: -38.72%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.15×
• Total profit: $-54,592
• Equity at exit: $34,294

10-year hold

• IRR: -6.1%
• Equity multiple: 0.50×
• Total profit: $-32,488
• Equity at exit: $19,886

Cash invested: $64,400 (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 34235

• Rents YoY: 9.7%
• Active inventory: 228
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$283 /mo · $3,398/yr
• Insurance: −$96
• HOA: −$533
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-453

Break-even live

Break-even rent $2,681

Max offer price $150,060

Occupancy floor —

Sensitivity live

Price	-10% $-322	-5% $-387	+0% $-453	+5% $-518	+10% $-583
Rent	-10% $-619	-5% $-536	+0% $-453	+5% $-369	+10% $-286
Rate	-1.0pp $-337	-0.5pp $-394	base $-453	+0.5pp $-512	+1.0pp $-573

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $533 · $6,396/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $230,000 Active 54 DOM
2. 2026-06-18
   days on market $230,000 Active 51 DOM
3. 2026-06-17
   days on market $230,000 Active 50 DOM
4. 2026-06-16
   days on market $230,000 Active 49 DOM
5. 2026-06-15
   days on market $230,000 Active 48 DOM
6. 2026-06-13
   days on market $230,000 Active 46 DOM
7. 2026-06-13
   pricedays on market $230,000 Active 45 DOM
8. 2026-06-10
   days on market $238,000 Active 43 DOM
9. 2026-06-09
   days on market $238,000 Active 42 DOM
10. 2026-06-08
    days on market $238,000 Active 41 DOM
11. 2026-06-08
    days on market $238,000 Active 40 DOM
12. 2026-06-05
    days on market $238,000 Active 37 DOM
13. 2026-06-03
    days on market $238,000 Active 36 DOM
14. 2026-06-02
    days on market $238,000 Active 35 DOM
15. 2026-06-01
    days on market $238,000 Active 34 DOM
16. 2026-05-31
    days on market $238,000 Active 33 DOM
17. 2026-04-28
    price $240,000 1409-char remark
18. 2026-04-28
    listed $2,400,000 Active 1409-char remark
19. 2019-08-09
    soldstatus $90,000
20. 2007-06-06
    soldstatus $265,000
21. 2006-02-13
    listed $335,000
22. 1993-08-31
    soldstatus $115,000

ⓘ 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: $3,398 · $283/mo
• Projected year-2 tax: $3,398 · $283/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 4/10 Moderate
• 🌡 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: $25,301
• − Mortgage interest: −$12,884
• − Property taxes: −$3,398
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − HOA: −$6,396
• − Depreciation: −$6,691
• Taxable loss: −$9,266
• Est. tax savings @ 24.0%: +$2,224
• After-tax cash flow: $-3,206/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 — The Meadows

• Score: 69/100
• State rank: #465
• US rank: #8393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Meadows, FL
• County: Sarasota County · 448,376 people
• City population: 15,114
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 15,146
• Household income: $78,958
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 512.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 18% Black 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 5% Slovak 3% Scotch-Irish 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -307.37%
• Current HPI: 253.3964
• Rent YoY: ▲ 9.68%
• 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

+100.0% since first listed

8 events — show timeline

• 2026-06-12 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Price Changed $238,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $2,400,000 Stellar MLS as Distributed by MLS Grid
• 2019-08-09 Sold (Public Records) $90,000 Public Records
• 2007-06-06 Sold (Public Records) $265,000 Public Records
• 2006-02-13 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 1993-08-31 Sold (Public Records) $115,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,398 · +3.0% YoY. Source: county tax records.