763 Lakeside Dr · Warm Mineral Springs, FL 34287

$130,000

2 bd · 2.0 ba · 1,004 sqft · Manufactured public records · 125 Days on market

Built 1989 4,495 sqft lot $150/mo HOA · 9% of rent

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Why this score? — see what drove the B- 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.3/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this TURNKEY 2 bedroom, 2 bathroom manufactured home with a carport with an included Golf Cart, located in the active 55+ Harbor Cove community in North Port. CLICK ON THE VIRTUAL TOUR LINK 1 FOR THE VIDEO AND VIRTUAL LINK 2 FOR THE 3D TOUR. This bright and airy home features luxury vinyl flooring throughout, and large windows that fill the space with natural light. The open living and dining area is ideal for entertaining friends and family. The kitchen offers all appliances, ample counter space, and plenty of cabinetry for storage. The primary suite includes a walk-in closet and a private bathroom with a single-sink vanity and walk-in shower. The guest bedroom has a built-in cl

Key facts

• Clubhouse
• Exercise gym
• Florida room

Tags

• TURNKEY
• FLORIDA ROOM
• WATERFRONT COMMUNITY
• CLUBHOUSE
• COMMUNITY POOLS
• EXERCISE GYM

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees $150; total annual fees $1,800
• HOA & community: Monthly association fee of $150 (includes pool, clubhouse, fitness center, tennis courts, maintenance of grounds, management, escrow reserves fund, common area taxes); Association approval required; Senior community; Cats allowed; Golf carts permitted; Buyer approval required for association; Association recreation-owned; Clubhouse and recreational facilities on-site

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Fiber optics available; Cable available; High-speed internet / broadband available; Underground utilities; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Single-story; Faces southeast; One-level entry
• Construction: Vinyl siding; Shingle roof; Built on crawlspace foundation
• Exterior features: Patio; Outdoor lighting; Private mailbox; Rain gutters; Storage shed(s); Landscaped with trees; Located on a cul-de-sac; Near marina; Paved driveway/road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fans; Living room and dining room combo; Vaulted ceilings; Walk-in closets; Window treatments; Florida room (additional living space)
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $-70 ($-839/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (9.5% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#604 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety D-.
• 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: Glenallen Elementary School (math 54% / reading 54%, grade C, #936 of 2,144 statewide, top 44%, 716 students, 79% FRL); Heron Creek Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 902 students, 72% FRL); North Port High School (math 44% / reading 57%, grade D+, #171 of 667 statewide, top 26%, 2,562 students, 54% FRL) — zoned schools average 68% FRL vs 42% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 857 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 32% of the median local income ($63k/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 $899 of loan paydown is wiped out by about $4k 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 125 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $114,400 (12.0% 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 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.31% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.76%
• DSCR: 1.52
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.18×
• Total profit: $-29,744
• Equity at exit: $19,383

10-year hold

• IRR: -44.1%
• Equity multiple: -0.32×
• Total profit: $-47,987
• Equity at exit: $11,240

Cash invested: $36,400 (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 34287

• Home prices YoY: -20.1%
• Rents YoY: 0.3%
• Active inventory: 857
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$150
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-70

Break-even live

Break-even rent $1,791

Max offer price $117,647

Occupancy floor 99%

Sensitivity live

Price	-10% $4	-5% $-33	+0% $-70	+5% $-107	+10% $-144
Rent	-10% $-204	-5% $-137	+0% $-70	+5% $-3	+10% $65
Rate	-1.0pp $-4	-0.5pp $-37	base $-70	+0.5pp $-104	+1.0pp $-138

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 29 events

1. 2026-06-21
   days on market $130,000 Active 125 DOM
2. 2026-06-18
   days on market $130,000 Active 122 DOM
3. 2026-06-17
   days on market $130,000 Active 121 DOM
4. 2026-06-16
   days on market $130,000 Active 120 DOM
5. 2026-06-15
   days on market $130,000 Active 119 DOM
6. 2026-06-13
   days on market $130,000 Active 117 DOM
7. 2026-06-13
   days on market $130,000 Active 116 DOM
8. 2026-06-10
   days on market $130,000 Active 114 DOM
9. 2026-06-09
   days on market $130,000 Active 113 DOM
10. 2026-06-08
    days on market $130,000 Active 112 DOM
11. 2026-06-08
    days on market $130,000 Active 111 DOM
12. 2026-06-05
    days on market $130,000 Active 108 DOM
13. 2026-06-03
    days on market $130,000 Active 107 DOM
14. 2026-06-02
    days on market $130,000 Active 106 DOM
15. 2026-06-01
    days on market $130,000 Active 105 DOM
16. 2026-05-31
    days on market $130,000 Active 104 DOM
17. 2026-05-21
    status Active
18. 2026-05-11
    status Pending
19. 2026-04-27
    price $130,000
20. 2026-03-17
    price $140,000
21. 2026-02-06
    listed $150,000 Active
22. 2025-11-30
    historical
23. 2025-06-03
    listed $160,000 Active
24. 2025-05-16
    historical
25. 2025-01-16
    listed $198,500 Active
26. 2015-09-18
    soldstatus $100,000 Sold
27. 2015-08-18
    status Pending
28. 2015-05-18
    listed $119,900 Active
29. 2006-04-19
    soldstatus $53,500

ⓘ 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: $1,228 · $102/mo
• Projected year-2 tax: $1,228 · $102/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 9/10 Extreme FEMA zone AE · 99% 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: $20,428
• − Mortgage interest: −$7,282
• − Property taxes: −$1,228
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − HOA: −$1,800
• − Depreciation: −$3,782
• Taxable loss: −$2,701
• Est. tax savings @ 24.0%: +$648
• After-tax cash flow: $-191/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 — Warm Mineral Springs

• Score: 66/100
• State rank: #604
• US rank: #11606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warm Mineral Springs, FL
• County: Sarasota County · 448,376 people
• City population: 75,324
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 25,929
• Household income: $63,464
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 522.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 7% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 16% · Canada, Philippines
• Languages at home: 81% English-only · Spanish 8% Russian/Polish/Slavic 5% French/Haitian/Cajun 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: ▼ -70.89%
• Current HPI: 280.8484
• Rent YoY: ▲ 0.26%
• 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

+143.0% since first listed

13 events — show timeline

• 2026-05-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-03 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-16 Listed $198,500 Stellar MLS as Distributed by MLS Grid
• 2015-09-18 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-05-18 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2006-04-19 Sold (Public Records) $53,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,228 · +5.7% YoY. Source: county tax records.