721 N Osprey Ave · Sarasota, FL 34236

$639,800

4 bd · 2.0 ba · 1,484 sqft · MultiFamily public records · 239 Days on market

Built 1973 7,443 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 +9.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +1.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Prime Sarasota DTN Zoning property. Discover this beautifully remodeled duplex ideally located just minutes from Lido Beach, St. Armands Circle, and downtown Sarasota. Each unit features 2 bedrooms and 1 bathroom, Newer Roof, Newer Air conditioners, offering bright, open living spaces with updated finishes throughout. The interiors have been tastefully remodeled, complemented by new windows that bring in plenty of natural light. Outside, enjoy a newly installed paver driveway providing great curb appeal and low-maintenance living. Perfect opportunity for an investor or owner-occupant looking for income potential in a prime Sarasota location.

Key facts

• Remodeled duplex
• Paver driveway
• New windows

Tags

• REMODELED DUPLEX
• NEW WINDOWS
• PAVER DRIVEWAY
• PRIME SARASOTA LOCATION

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $640k.

Deal economics

• At list price, monthly cash flow is $-420 ($-5k/yr) — negative. Per door: $-210/mo.
• To cash-flow at today's rent, offer at most $566k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $474k (25.9% below list).
• Recommended offer: $474k (25.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#121 in FL, #1,854 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, health & safety A+, commute A; Watch: crime 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 falling (-5.1%/yr); 731 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $4,741/mo this rent would consume 59% of the median local household income ($96k/yr) (locally 927% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $17k of equity ($4k loan paydown + $12k appreciation (1.9% local appreciation)).
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($563k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 33574% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $350k; list at $640k implies a 83% 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $474,100 (25.9% 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 239 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. 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?
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: 0.74% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.92% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $435
• Equity at exit: $249,455

10-year hold

• IRR: 3.0%
• Equity multiple: 1.39×
• Total profit: $69,406
• Equity at exit: $357,005

Cash invested: $179,144 (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 34236

• Home prices YoY: 0.6%
• Rents YoY: -5.1%
• Active inventory: 731
• Price-to-rent: 22.5×

Monthly cashflow live

• Estimated rent: $4,741 medium
• Mortgage (P&I): −$3,355
• Tax from tax record: −$543 /mo · $6,519/yr
• Insurance: −$267
• HOA: −$0
• Vacancy / Maint / Mgmt: −$996
• Net cashflow: $-420

Break-even live

Break-even rent $5,272

Max offer price $565,676

Occupancy floor —

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,742
Total (2 units)			$4,741

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: $159,950
• Closing costs: $19,194
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $639,800 Active 239 DOM
2. 2026-06-17
   days on market $639,800 Active 238 DOM
3. 2026-06-16
   days on market $639,800 Active 237 DOM
4. 2026-06-15
   days on market $639,800 Active 236 DOM
5. 2026-06-13
   days on market $639,800 Active 234 DOM
6. 2026-06-13
   days on market $639,800 Active 233 DOM
7. 2026-06-10
   days on market $639,800 Active 231 DOM
8. 2026-06-09
   days on market $639,800 Active 230 DOM
9. 2026-06-08
   days on market $639,800 Active 228 DOM
10. 2026-06-05
    days on market $639,800 Active 225 DOM
11. 2026-06-03
    days on market $639,800 Active 224 DOM
12. 2026-06-02
    days on market $639,800 Active 223 DOM
13. 2026-06-01
    days on market $639,800 Active 222 DOM
14. 2026-05-31
    days on market $639,800 Active 221 DOM
15. 2026-01-28
    price $639,800 649-char remark

    Show marketing remark (649 chars)

    Prime Sarasota DTN Zoning property. Discover this beautifully remodeled duplex ideally located just minutes from Lido Beach, St. Armands Circle, and downtown Sarasota. Each unit features 2 bedrooms and 1 bathroom, Newer Roof, Newer Air conditioners, offering bright, open living spaces with updated finishes throughout. The interiors have been tastefully remodeled, complemented by new windows that bring in plenty of natural light. Outside, enjoy a newly installed paver driveway providing great curb appeal and low-maintenance living. Perfect opportunity for an investor or owner-occupant looking for income potential in a prime Sarasota location.

16. 2026-01-16
    historical $1,900
17. 2025-10-22
    listed $1,900

    Show marketing remark (649 chars)

    Prime Sarasota DTN Zoning property. Discover this beautifully remodeled duplex ideally located just minutes from Lido Beach, St. Armands Circle, and downtown Sarasota. Each unit features 2 bedrooms and 1 bathroom, Newer Roof, Newer Air conditioners, offering bright, open living spaces with updated finishes throughout. The interiors have been tastefully remodeled, complemented by new windows that bring in plenty of natural light. Outside, enjoy a newly installed paver driveway providing great curb appeal and low-maintenance living. Perfect opportunity for an investor or owner-occupant looking for income potential in a prime Sarasota location.

18. 2025-10-22
    listed $639,900 Active 649-char remark

    Show marketing remark (649 chars)

    Prime Sarasota DTN Zoning property. Discover this beautifully remodeled duplex ideally located just minutes from Lido Beach, St. Armands Circle, and downtown Sarasota. Each unit features 2 bedrooms and 1 bathroom, Newer Roof, Newer Air conditioners, offering bright, open living spaces with updated finishes throughout. The interiors have been tastefully remodeled, complemented by new windows that bring in plenty of natural light. Outside, enjoy a newly installed paver driveway providing great curb appeal and low-maintenance living. Perfect opportunity for an investor or owner-occupant looking for income potential in a prime Sarasota location.

19. 2022-06-23
    soldstatus $350,000
20. 1981-01-01
    soldstatus $59,900

ⓘ 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: $6,519 · $543/mo
• Projected year-2 tax: $6,519 · $543/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 · 31 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: $56,892
• − Mortgage interest: −$35,839
• − Property taxes: −$6,519
• − Insurance: −$3,199
• − Repairs & maintenance: −$4,551
• − Management: −$4,551
• − Depreciation: −$18,612
• Taxable loss: −$16,380
• Est. tax savings @ 24.0%: +$3,931
• After-tax cash flow: $-1,104/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 — Sarasota

• Score: 80/100
• State rank: #121
• US rank: #1854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sarasota, FL
• County: Sarasota County · 448,376 people
• City population: 261,896
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 14,446
• Household income: $95,881
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 927.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 6% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 3% Scotch-Irish 3%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% German/W. Germanic 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: ▲ 1.92%
• Current HPI: 302.9082
• Rent YoY: ▼ -5.12%
• 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

+968.1% since first listed

6 events — show timeline

• 2026-01-28 Price Changed $639,800 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Rental Removed $1,900 STELLARMLS
• 2025-10-22 Listed for Rent $1,900 STELLARMLS
• 2025-10-22 Listed $639,900 Stellar MLS as Distributed by MLS Grid
• 2022-06-23 Sold (Public Records) $350,000 Public Records
• 1981-01-01 Sold (Public Records) $59,900 Public Records

Property tax history

+9.1%/yr

Latest (2025): $6,519 · -4.5% YoY. Source: county tax records.