7280 Eleanor Cir #101 · Desoto Acres, FL 34243

$231,000

2 bd · 2.0 ba · 1,064 sqft · Condo public records · 72 Days on market

Built 1993 $557/mo HOA · 22% of rent ↓ 54% since listing

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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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.4/10.0
• DSCR +3.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Pinehurst at Palm Aire, This immaculate ground floor end unit that shows like a model! You'll enjoy the open light and bright feeling of this Split Plan bedrooms. Large windows and sliding glass doors make this a light, bright, airy space. Enjoy the privacy of the lush preserve behind the unit while sitting on your screened in lanai, accessible from both the living room and master bedroom. The UPDATED KITCHEN offers ample cabinets and counter space featuring newer granite counter tops and a breakfast bar that opens to the great room. The OPEN CONCEPT features tile flooring throughout the unit in the great room, dining room, kitchen, bedrooms, bathrooms and laundry room. UPDATED

Key facts

• Ground floor unit
• Open concept
• Updated bathrooms

Tags

• GROUND FLOOR UNIT
• SCREENED IN LANAI
• UPDATED KITCHEN
• BREAKFAST BAR
• OPEN CONCEPT
• UPDATED BATHROOMS

Property features AI

Finance

• Other: Homestead exempt; Condo land included; Association managed by Infinity Community MGMT
• Financial info: Total monthly fees: $557; Total annual fees: $6,684; Lease restrictions apply
• HOA & community: Monthly condo/association fee ($557); Association amenities include pool, tennis courts, cable TV; Association fee includes common area taxes, pool, maintenance (structure & grounds), management, pest control, escrow reserves; Association approval required; Buyer approval required for community; Clubhouse; Deed restrictions; Irrigation with reclaimed water; Pets allowed (cats and dogs, breed restrictions, max pet weight 60 lbs)

Exterior

• Parking: Attached 1-car garage; Has garage
• Utilities: Public water; Public sewer; Cable connected; BB/HS internet available; Fiber optics available; Electricity connected; Underground utilities; Water connected; Sewer connected
• Home design: Residential condominium; One story; First floor entry; Faces south; Accessible approach with ramp; Accessible closets; Visitor bathroom
• Construction: Cement siding; Shingle roof; Slab foundation; Building identified as 7280 #101; Property on a 2.91-acre parcel (approx. 2 to <5 acres)
• Exterior features: Sliding doors; Tennis court(s); In-ground gunite heated pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Kitchen/family room combo; Solid surface counters; Stone counters; Split bedroom plan; Walk-in closet(s); Window treatments; Inside utility
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $231k.

Deal economics

• At list price, monthly cash flow is $-29 ($-344/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (2.2% below list).
• Meets the 1% rule at list price ($2k rent vs $231k).
• Recommended offer: $217k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.0% in Desoto Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Manatee (suburban): math 54% / reading 50% proficiency, ranked #26 of 73 in FL (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Marjorie G. Kinnan Elementary School (math 60% / reading 49%, grade C, #892 of 2,144 statewide, top 44%, 516 students, 73% FRL); Bayshore High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 1,435 students, 65% FRL) — zoned schools average 69% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 52% district-wide (-14 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-4.1%/yr); 386 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).

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.
• Manatee County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $183k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $217,140 (6.0% 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 72 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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?
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 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: 1.07% ✓
• Cap rate: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 7.8

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: -21.3%
• Equity multiple: 0.28×
• Total profit: $-46,255
• Equity at exit: $34,443

10-year hold

• IRR: -27.6%
• Equity multiple: -0.08×
• Total profit: $-69,614
• Equity at exit: $19,973

Cash invested: $64,680 (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 34243

• Home prices YoY: -23.0%
• Rents YoY: -4.1%
• Active inventory: 386
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,483 high
• Mortgage (P&I): −$1,211
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$96
• HOA: −$557
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-29

Break-even live

Break-even rent $2,519

Max offer price $225,932

Occupancy floor 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: $57,750
• Closing costs: $6,930
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7234 Eleanor Cir #203 Sarasota, FL	2.0	2.0	1064	$2,150	$2.02	15d	1	0.14mi
7452 W Country Club Dr N Unit 1546435P Sarasota, FL	2.0	2.0	1173	$2,742	$2.34	11d	1	0.28mi
7351 W Country Club Dr N #202 Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	23d	1	0.29mi
7251 W Country Club Dr N #226 Sarasota, FL	2.0	2.0	1118	$2,000	$1.79	23d	1	0.29mi
7405 W Country Club Dr N #104 Sarasota, FL	3.0	2.0	1444	$3,200	$2.22	23d	1	0.30mi
7231 W Country Club Dr N #232 Sarasota, FL	2.0	2.0	909	$2,000	$2.20	23d	1	0.31mi
7211 W Country Club Dr N #133 Sarasota, FL	2.0	2.0	909	$1,500	$1.65	11d	1	0.33mi
7153 W Country Club Dr N #146 Sarasota, FL	1.0	1.5	717	$3,000	$4.18	23d	1	0.37mi
4455 Rayfield Dr Sarasota, FL	2.0	2.5	1143	$2,210	$1.93	23d	1	0.38mi
7062 W Country Club Dr N #7062 Sarasota, FL	1.0	1.5	954	$3,000	$3.14	23d	1	0.52mi
7050 W Country Club Dr N Unit 10-A Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	23d	1	0.55mi
7887 Lockwood Ridge Rd Sarasota, FL	1.0–2.0	1.0–2.0	916	$2,297	$2.51	1d	16	0.60mi
4665 Whitfield Ave Sarasota, FL	1.0–3.0	1.0–2.0	1023	$2,372	$2.32	1d	59	0.63mi
7008 W Country Club Dr N Unit 136 Sarasota, FL	2.0	2.0	1118	$1,875	$1.68	23d	1	0.63mi
7461 W Country Club Dr N Sarasota, FL	2.0	2.0	1153	$2,275	$1.97	3d	4	0.63mi
6896 W Country Club Ln #148 Sarasota, FL	2.0	2.0	1118	$1,700	$1.52	11d	1	0.65mi
4208 76th Dr E Sarasota, FL	3.0	2.0	1350	$2,645	$1.96	2d	1	0.65mi
6892 W Country Club Ln Sarasota, FL	2.0	2.0	1444	$3,500	$2.42	23d	1	0.66mi
6986 W Country Club Dr N #6986 Sarasota, FL	3.0	2.0	1468	$4,600	$3.13	23d	1	0.69mi
7885 N Lockwood Ridge Rd Unit 827 Sarasota, FL	2.0	2.0	1177	$1,799	$1.53	23d	1	0.75mi
7885 N Lockwood Ridge Rd Sarasota, FL	2.0	1.0	1025	$1,749	$1.71	23d	1	0.75mi
5769 Avista Dr #5769 Sarasota, FL	2.0	2.0	1212	$1,950	$1.61	23d	1	0.76mi
5761 Avista Dr Unit 5761 Sarasota, FL	2.0	2.0	1284	$4,000	$3.12	23d	1	0.84mi
5905 Doral Dr Sarasota, FL	2.0	2.0	1298	$2,400	$1.85	23d	1	0.93mi
3612 75th Dr E Sarasota, FL	3.0	2.0	1245	$3,050	$2.45	23d	1	1.01mi
4815 Woodbrook Dr Sarasota, FL	2.0	2.0	1080	$2,290	$2.12	3d	1	1.07mi
8121 45th Ct E Sarasota, FL	2.0	2.0	1000	$1,695	$1.70	1d	1	1.07mi
5025 82nd Way E Sarasota, FL	3.0	2.0	1321	$2,250	$1.70	23d	1	1.21mi
6110 Country Club Way #201 Sarasota, FL	2.0	2.0	1400	$4,000	$2.86	23d	1	1.23mi
6120 Country Club Way #207 Sarasota, FL	2.0	2.0	1400	$1,950	$1.39	23d	1	1.24mi
7752 Eagle Creek Dr Unit 7752 Sarasota, FL	2.0	2.0	983	$1,650	$1.68	15d	1	1.30mi
7794 Eagle Creek Dr #7794 Sarasota, FL	2.0	2.0	983	$1,800	$1.83	21d	1	1.34mi
7886 Eagle Creek Dr Unit 7886 Sarasota, FL	2.0	2.0	983	$3,300	$3.36	23d	1	1.35mi
7725 Whitebridge Gln University Park, FL	2.0	2.0	1344	$5,250	$3.91	23d	1	1.43mi
5662 Gardens Dr #104 Sarasota, FL	2.0	2.0	1068	$1,950	$1.83	23d	1	1.44mi
3045 Broadway Ave Sarasota, FL	1.0–2.0	1.0–2.0	865	$2,480	$2.87	10d	31	1.47mi
6041 Clubside Dr Unit 6041 Sarasota, FL	2.0	2.0	1380	$2,950	$2.14	23d	1	1.47mi
5924 Clubside Dr Sarasota, FL	2.0	2.0	1380	$2,500	$1.81	23d	1	1.48mi

HOA detail condo

• Monthly dues: $557 · $6,684/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $231,000 Active 72 DOM
2. 2026-06-17
   days on market $231,000 Active 71 DOM
3. 2026-06-16
   days on market $231,000 Active 70 DOM
4. 2026-06-15
   days on market $231,000 Active 69 DOM
5. 2026-06-13
   days on market $231,000 Active 67 DOM
6. 2026-06-13
   days on market $231,000 Active 66 DOM
7. 2026-06-10
   days on market $231,000 Active 64 DOM
8. 2026-06-09
   days on market $231,000 Active 63 DOM
9. 2026-06-08
   days on market $231,000 Active 62 DOM
10. 2026-06-08
    days on market $231,000 Active 61 DOM
11. 2026-06-03
    days on market $231,000 Active 57 DOM
12. 2026-06-02
    days on market $231,000 Active 56 DOM
13. 2026-06-01
    days on market $231,000 Active 55 DOM
14. 2026-05-31
    days on market $231,000 Active 54 DOM
15. 2026-05-05
    price $231,000
16. 2026-04-07
    listed $235,000 Active
17. 2025-01-01
    historical
18. 2024-10-17
    price $267,000
19. 2024-07-03
    listed $289,000 Active
20. 2018-12-13
    soldstatus $183,200
21. 2005-09-19
    listed $239,900
22. 2005-08-03
    soldstatus $238,500
23. 2005-06-02
    soldstatus $800,000
24. 2003-09-17
    soldstatus $655,000
25. 1993-12-03
    soldstatus $200,000
26. 1993-12-03
    soldstatus $435,000
27. 1992-07-16
    soldstatus $500,000

ⓘ 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: $1,504 · $125/mo
• Projected year-2 tax: $1,917 · $160/mo
• Expected delta: +$414/yr (+$34/mo · 27.5%)

ⓘ 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: $29,791
• − Mortgage interest: −$12,940
• − Property taxes: −$1,504
• − Insurance: −$1,155
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − HOA: −$6,684
• − Depreciation: −$6,720
• Taxable loss: −$3,978
• Est. tax savings @ 24.0%: +$955
• After-tax cash flow: $610/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: Manatee
• NCES district ID: 1201230
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $49,607
• Composite: 44.43/100
• National rank: #2806
• State rank: #26 of 73 in FL

Livability — Desoto Acres

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Manatee County · 416,364 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 32,773
• Household income: $81,219
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1138.0

Population outlook (Manatee County) Hauer SSP2

• Today (2025): 447,342 people
• By 2030: 488,911 · +9.3%
• By 2040: 567,934 · +27.0%
• By 2050: 637,995 · +42.6%
• By 2075: 781,970 · +74.8%
• By 2100: 848,272 · +89.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 11% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 16% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 8% Russian/Polish/Slavic 3% Other Indo-European 3%

Political lean MEDSL · Manatee

• 2024 margin: Strong R (+23.5) · D 37.9% · R 61.4%
• 2008→2024 swing: -16.5pp toward R · 2008: -7.0pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+16.1 2016: R+17.1 2012: R+12.5 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.67%
• Current HPI: 280.5372
• Rent YoY: ▼ -4.14%
• 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

-53.8% since first listed

13 events — show timeline

• 2026-05-05 Price Changed $231,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-17 Price Changed $267,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-03 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2018-12-13 Sold (Public Records) $183,200 Public Records
• 2005-09-19 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2005-08-03 Sold (Public Records) $238,500 Public Records
• 2005-06-02 Sold (Public Records) $800,000 Public Records
• 2003-09-17 Sold (Public Records) $655,000 Public Records
• 1993-12-03 Sold (Public Records) $435,000 Public Records
• 1993-12-03 Sold (Public Records) $200,000 Public Records
• 1992-07-16 Sold (Public Records) $500,000 Public Records

Property tax history

+0.5%/yr

Latest (2024): $1,504 · +3.3% YoY. Source: county tax records.