5633 Colony Lake Ln · Bee Ridge, FL 34233

$325,000

3 bd · 2.0 ba · 1,478 sqft · SingleFamily public records · 2 Days on market

Built 2002 4,747 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 +13.8/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This incredibly charming , well maintained two story home is located at the end of cul-de-sac. Geographically, the property is located within a solid school district, minutes away from first class restaurants, one of the nations top beaches (Siesta Key beach), and quick access to I 75. The floor plan provides optimal use of space with plenty of natural light, both great assets to this cheerful home. From the kitchen and screened in lanai one can capture views of the mature oak trees overlooking a lake in the distance. The home has a two car garage with additional room for guests to park on the driveway and/or on the street. Master bedroom is easily accessible from the first floor, while the two bedrooms upstairs are separated by a full bath. The sellers have owned this property for a number of years and hate to let this one go, but have simply out grown the house.

Key facts

• Screened-in lanai
• Pond views
• No hoa fees

Tags

• SCREENED-IN LANAI
• FULLY FENCED BACKYARD
• POND VIEWS
• NO HOA FEES
• CONVENIENT SARASOTA LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $28 ($342/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 $254k (21.7% below list).
• Recommended offer: $254k (21.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#370 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment 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.
• Zoned schools: Ashton Elementary School (math 89% / reading 87%, grade A+, #18 of 2,144 statewide, top 1%, 1,046 students, 28% FRL); Sarasota Middle School (math 82% / reading 78%, grade A+, #21 of 571 statewide, top 4%, 1,278 students, 26% FRL); Riverview High School (math 61% / reading 65%, grade B-, #89 of 667 statewide, top 14%, 2,597 students, 35% FRL).
• Zoned-school proficiency averages 77% at this address vs 63% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Sarasota average implies; a family-tenant draw the district grade alone would hide.
• 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 41% 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 $10k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $222k; 47% 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 $254,459 (21.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 10.6

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: -18.8%
• Equity multiple: 0.36×
• Total profit: $-58,432
• Equity at exit: $48,459

10-year hold

• IRR: -17.8%
• Equity multiple: 0.14×
• Total profit: $-77,871
• Equity at exit: $28,100

Cash invested: $91,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,545 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$142 /mo · $1,704/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $28

Break-even live

Break-even rent $2,509

Max offer price $325,000

Occupancy floor 94%

Sensitivity live

Price	-10% $212	-5% $120	+0% $28	+5% $-64	+10% $-156
Rent	-10% $-173	-5% $-72	+0% $28	+5% $129	+10% $229
Rate	-1.0pp $192	-0.5pp $111	base $28	+0.5pp $-56	+1.0pp $-141

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-27
   status Pending
2. 2026-04-25
   listed $325,000 Active
3. 2015-05-19
   soldstatus $221,500
4. 2015-05-14
   soldstatus $221,500 Sold 877-char remark

   Show marketing remark (877 chars)

   This incredibly charming , well maintained two story home is located at the end of cul-de-sac. Geographically, the property is located within a solid school district, minutes away from first class restaurants, one of the nations top beaches (Siesta Key beach), and quick access to I 75. The floor plan provides optimal use of space with plenty of natural light, both great assets to this cheerful home. From the kitchen and screened in lanai one can capture views of the mature oak trees overlooking a lake in the distance. The home has a two car garage with additional room for guests to park on the driveway and/or on the street. Master bedroom is easily accessible from the first floor, while the two bedrooms upstairs are separated by a full bath. The sellers have owned this property for a number of years and hate to let this one go, but have simply out grown the house.

5. 2015-03-28
   historical Active with Contract 877-char remark

   Show marketing remark (877 chars)

   This incredibly charming , well maintained two story home is located at the end of cul-de-sac. Geographically, the property is located within a solid school district, minutes away from first class restaurants, one of the nations top beaches (Siesta Key beach), and quick access to I 75. The floor plan provides optimal use of space with plenty of natural light, both great assets to this cheerful home. From the kitchen and screened in lanai one can capture views of the mature oak trees overlooking a lake in the distance. The home has a two car garage with additional room for guests to park on the driveway and/or on the street. Master bedroom is easily accessible from the first floor, while the two bedrooms upstairs are separated by a full bath. The sellers have owned this property for a number of years and hate to let this one go, but have simply out grown the house.

6. 2015-02-12
   price $229,900 877-char remark

   Show marketing remark (877 chars)

   This incredibly charming , well maintained two story home is located at the end of cul-de-sac. Geographically, the property is located within a solid school district, minutes away from first class restaurants, one of the nations top beaches (Siesta Key beach), and quick access to I 75. The floor plan provides optimal use of space with plenty of natural light, both great assets to this cheerful home. From the kitchen and screened in lanai one can capture views of the mature oak trees overlooking a lake in the distance. The home has a two car garage with additional room for guests to park on the driveway and/or on the street. Master bedroom is easily accessible from the first floor, while the two bedrooms upstairs are separated by a full bath. The sellers have owned this property for a number of years and hate to let this one go, but have simply out grown the house.

7. 2014-12-09
   listed $234,900 Active 877-char remark

   Show marketing remark (877 chars)

   This incredibly charming , well maintained two story home is located at the end of cul-de-sac. Geographically, the property is located within a solid school district, minutes away from first class restaurants, one of the nations top beaches (Siesta Key beach), and quick access to I 75. The floor plan provides optimal use of space with plenty of natural light, both great assets to this cheerful home. From the kitchen and screened in lanai one can capture views of the mature oak trees overlooking a lake in the distance. The home has a two car garage with additional room for guests to park on the driveway and/or on the street. Master bedroom is easily accessible from the first floor, while the two bedrooms upstairs are separated by a full bath. The sellers have owned this property for a number of years and hate to let this one go, but have simply out grown the house.

8. 2004-12-27
   soldstatus $230,000
9. 2002-11-07
   soldstatus $168,000
10. 2002-08-28
    soldstatus $138,400
11. 2001-01-16
    soldstatus $87,600

ⓘ 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: $1,704 · $142/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$993/yr (+$83/mo · 58.3%)

ⓘ 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: $30,535
• − Mortgage interest: −$18,205
• − Property taxes: −$1,704
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,443
• − Management: −$2,443
• − Depreciation: −$9,455
• Taxable loss: −$5,339
• Est. tax savings @ 24.0%: +$1,281
• After-tax cash flow: $1,623/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 — Bee Ridge

• Score: 72/100
• State rank: #370
• US rank: #6494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bee Ridge, FL
• County: Sarasota County · 448,376 people
• City population: 18,875
• 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

+271.0% since first listed

11 events — show timeline

• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2015-05-19 Sold (Public Records) $221,500 Public Records
• 2015-05-14 Sold (MLS) $221,500 Stellar MLS as Distributed by MLS Grid
• 2015-03-28 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-02-12 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2014-12-09 Listed $234,900 Stellar MLS as Distributed by MLS Grid
• 2004-12-27 Sold (Public Records) $230,000 Public Records
• 2002-11-07 Sold (Public Records) $168,000 Public Records
• 2002-08-28 Sold (Public Records) $138,400 Public Records
• 2001-01-16 Sold (Public Records) $87,600 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,704 · +3.5% YoY. Source: county tax records.