4522 Narraganset Trl #84 · Bee Ridge, FL 34233

$169,500

2 bd · 2.0 ba · 1,182 sqft · Condo · 88 Days on market

Built 1976 $437/mo HOA · 19% 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 +19.3/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own Your Winter Escape—Lakefront Condo for Less Than Rent. Skip the winter rental and enjoy your own place in the sun with beautiful lake views. This updated 2-bedroom, 2-bath condo in the highly sought-after 55+ community of Lake Tippecanoe offers a peaceful setting with gorgeous water views from the living area, primary suite, and screened balcony. The remodeled kitchen features updated cabinetry, granite countertops, and a fresh, modern feel, opening to the dining and living areas. Large sliding glass doors fill the space with natural light and showcase the lake, creating a bright and inviting atmosphere. The spacious primary suite offers generous storage, a private en-suite bath, and tranquil water views. Step onto the screened lanai and unwind while overlooking the water—perfect for morning coffee or relaxing evenings. Lake Tippecanoe offers a well-maintained lifestyle with a community pool, clubhouse, and recreational amenities, all in a convenient Sarasota location. An exceptional opportunity for a winter retreat or full-time residence—often more affordable than renting for the season, with the added benefit of ownership. Water-view properties at this price point are hard to find! Start planning your escape from the cold—schedule your showing today and secure your place in the sun.

Key facts

• Lake views
• Screened balcony
• Natural light

Tags

• LAKEFRONT CONDO
• LAKE VIEWS
• UPDATED CABINETRY
• GRANITE COUNTERTOPS
• SCREENED BALCONY
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents soft (-1.4%/yr); 159 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 36% 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 $1k of loan paydown is wiped out by about $5k 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 88 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; list at $170k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $159,330 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.34% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 6.2

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: -13.4%
• Equity multiple: 0.54×
• Total profit: $-22,043
• Equity at exit: $25,273

10-year hold

• IRR: -12.4%
• Equity multiple: 0.40×
• Total profit: $-28,513
• Equity at exit: $14,655

Cash invested: $47,460 (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: 159
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,270 medium
• Mortgage (P&I): −$889
• Tax est. 1.5%: −$212 /mo · $2,542/yr
• Insurance: −$71
• HOA: −$437
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $185

Break-even live

Break-even rent $2,036

Max offer price $169,500

Occupancy floor 87%

Sensitivity live

Price	-10% $302	-5% $243	+0% $185	+5% $126	+10% $68
Rent	-10% $6	-5% $95	+0% $185	+5% $275	+10% $364
Rate	-1.0pp $270	-0.5pp $228	base $185	+0.5pp $141	+1.0pp $96

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $437 · $5,244/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $169,500 Active 88 DOM
2. 2026-06-17
   days on market $169,500 Active 87 DOM
3. 2026-06-16
   days on market $169,500 Active 86 DOM
4. 2026-06-15
   days on market $169,500 Active 85 DOM
5. 2026-06-13
   days on market $169,500 Active 83 DOM
6. 2026-06-13
   days on market $169,500 Active 82 DOM
7. 2026-06-10
   days on market $169,500 Active 80 DOM
8. 2026-06-09
   days on market $169,500 Active 79 DOM
9. 2026-06-08
   days on market $169,500 Active 78 DOM
10. 2026-06-08
    days on market $169,500 Active 77 DOM
11. 2026-06-05
    days on market $169,500 Active 74 DOM
12. 2026-06-03
    days on market $169,500 Active 73 DOM
13. 2026-06-02
    days on market $169,500 Active 72 DOM
14. 2026-06-01
    days on market $169,500 Active 71 DOM
15. 2026-05-31
    days on market $169,500 Active 70 DOM
16. 2026-04-02
    price $178,000 1333-char remark

    Show marketing remark (1333 chars)

    Own Your Winter Escape—Lakefront Condo for Less Than Rent. Skip the winter rental and enjoy your own place in the sun with beautiful lake views. This updated 2-bedroom, 2-bath condo in the highly sought-after 55+ community of Lake Tippecanoe offers a peaceful setting with gorgeous water views from the living area, primary suite, and screened balcony. The remodeled kitchen features updated cabinetry, granite countertops, and a fresh, modern feel, opening to the dining and living areas. Large sliding glass doors fill the space with natural light and showcase the lake, creating a bright and inviting atmosphere. The spacious primary suite offers generous storage, a private en-suite bath, and tranquil water views. Step onto the screened lanai and unwind while overlooking the water—perfect for morning coffee or relaxing evenings. Lake Tippecanoe offers a well-maintained lifestyle with a community pool, clubhouse, and recreational amenities, all in a convenient Sarasota location. An exceptional opportunity for a winter retreat or full-time residence—often more affordable than renting for the season, with the added benefit of ownership. Water-view properties at this price point are hard to find! Start planning your escape from the cold—schedule your showing today and secure your place in the sun.

17. 2026-03-22
    listed $199,000 Active 1333-char remark

    Show marketing remark (1333 chars)

    Own Your Winter Escape—Lakefront Condo for Less Than Rent. Skip the winter rental and enjoy your own place in the sun with beautiful lake views. This updated 2-bedroom, 2-bath condo in the highly sought-after 55+ community of Lake Tippecanoe offers a peaceful setting with gorgeous water views from the living area, primary suite, and screened balcony. The remodeled kitchen features updated cabinetry, granite countertops, and a fresh, modern feel, opening to the dining and living areas. Large sliding glass doors fill the space with natural light and showcase the lake, creating a bright and inviting atmosphere. The spacious primary suite offers generous storage, a private en-suite bath, and tranquil water views. Step onto the screened lanai and unwind while overlooking the water—perfect for morning coffee or relaxing evenings. Lake Tippecanoe offers a well-maintained lifestyle with a community pool, clubhouse, and recreational amenities, all in a convenient Sarasota location. An exceptional opportunity for a winter retreat or full-time residence—often more affordable than renting for the season, with the added benefit of ownership. Water-view properties at this price point are hard to find! Start planning your escape from the cold—schedule your showing today and secure your place in the sun.

18. 2017-05-31
    soldstatus $112,000 Sold 735-char remark

    Show marketing remark (735 chars)

    Enjoy the luxurious life in the beautiful 2/2 condo in the highly sought after community of Lake Tippecanoe. Large Kitchen with tile flooring, wood cabinets, granite counter tops, crown molding and a lighted ceiling fan. Enjoy home cooked meals in the Gorgeous formal dining room with stunning view of Lake Tippecanoe. The family room has ceramic tile flooring and access to the screened balcony through the sliding glass doors. Roomy master suite with new wall to wall carpeting, crown molding, lighted ceiling fan, luxurious master suite and gorgeous view of the lake. This upscale community of Lake Tippecanoe offers rich amenities such as swimming pool, recreational facility and shuffle board. See attachment for list of upgrades.

19. 2017-04-22
    status Pending 735-char remark

    Show marketing remark (735 chars)

    Enjoy the luxurious life in the beautiful 2/2 condo in the highly sought after community of Lake Tippecanoe. Large Kitchen with tile flooring, wood cabinets, granite counter tops, crown molding and a lighted ceiling fan. Enjoy home cooked meals in the Gorgeous formal dining room with stunning view of Lake Tippecanoe. The family room has ceramic tile flooring and access to the screened balcony through the sliding glass doors. Roomy master suite with new wall to wall carpeting, crown molding, lighted ceiling fan, luxurious master suite and gorgeous view of the lake. This upscale community of Lake Tippecanoe offers rich amenities such as swimming pool, recreational facility and shuffle board. See attachment for list of upgrades.

20. 2017-03-01
    listed $120,000 Active 735-char remark

    Show marketing remark (735 chars)

    Enjoy the luxurious life in the beautiful 2/2 condo in the highly sought after community of Lake Tippecanoe. Large Kitchen with tile flooring, wood cabinets, granite counter tops, crown molding and a lighted ceiling fan. Enjoy home cooked meals in the Gorgeous formal dining room with stunning view of Lake Tippecanoe. The family room has ceramic tile flooring and access to the screened balcony through the sliding glass doors. Roomy master suite with new wall to wall carpeting, crown molding, lighted ceiling fan, luxurious master suite and gorgeous view of the lake. This upscale community of Lake Tippecanoe offers rich amenities such as swimming pool, recreational facility and shuffle board. See attachment for list of upgrades.

21. 2014-03-31
    soldstatus $86,000 Sold
22. 2013-09-27
    listed $86,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $27,239
• − Mortgage interest: −$9,495
• − Property taxes: −$2,542
• − Insurance: −$848
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − HOA: −$5,244
• − Depreciation: −$4,931
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $2,261/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

+104.8% since first listed

7 events — show timeline

• 2026-04-02 Price Changed $178,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-22 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-31 Sold (MLS) $112,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-03-01 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2014-03-31 Sold (MLS) $86,000 Stellar MLS as Distributed by MLS Grid
• 2013-09-27 Listed $86,900 Stellar MLS as Distributed by MLS Grid