5014 Barrington Cir #2102 · Sarasota, FL 34234

$218,000

2 bd · 2.0 ba · 1,078 sqft · Condo public records · 148 Days on market

Built 1982 $202/sqft · 37% below area Est $347k · 37% under $599/mo HOA · 31% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +6.8/30.0
• Schools +5.4/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Welcome to 5014 Barring Circle, Sarasota, a beautifully renovated 2-bedroom, 2-bath condominium that blends modern comfort with resort-style living. This move in ready home has been fully updated from top to bottom. Featuring a brand new kitchen with sleek white cabinetry, quartz countertops, stainless steel appliances and modern black fixtures that give the space a clean but contemporary feel. The open layout flows effortlessly into the living and dining areas enhanced by new flooring throughout and abundant natural light. Both bathrooms have been completely remodeled showcasing modern vanities, upgraded fixtures, illuminated mirrors and a stunning walk-in shower with designer tile creating a spa like experience at home. The spacious primary suite offers comfort and privacy while the second bedroom is perfect for guests, a home office or additional living flexibility. Outdoor storage closet for extra storage. Step outside to enjoy the peaceful community setting and take advantage of the condo community’s amenities, including a sparkling swimming pool and a fully equipped fitness center ideal for an active and relaxed Florida lifestyle, Lawn maintenance is included. Perfectly positioned just 3 minutes from Sarasota-Bradenton International Airport offering seamless travel without sacrificing peace and privacy, minutes from the pristine sands of Lido Beach and near shopping, dining and more! This condo is perfect as a primary residence, seasonal retreat or investment opportunity.

Key facts

• Quartz countertops
• Brand new kitchen
• New flooring

Tags

• BRAND NEW KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• MODERN BLACK FIXTURES
• OPEN LAYOUT
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $218k.

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (10.2% below list).
• Recommended offer: $159k (27.2% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Emma E. Booker Elementary School (math 35% / reading 32%, grade F, #1,758 of 2,144 statewide, top 83%, 468 students, 93% FRL); Booker Middle School (math 45% / reading 41%, grade D-, #331 of 571 statewide, top 59%, 950 students, 76% FRL); Booker High School (math 26% / reading 43%, grade F, #386 of 667 statewide, top 59%, 1,309 students, 68% FRL) — zoned schools average 79% FRL vs 42% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 63% district-wide (-26 pts) — the specific schools serving this property underperform the Sarasota average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.1%/yr); 270 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 41% of the median local income ($57k/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 $7k 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 148 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $105k; list at $218k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $158,607 (27.2% 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 148 days. Have you received any prior offers? Is the seller open to a 27% 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. 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. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.90% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.61%
• DSCR: 0.71
• GRM: 9.3

CMA / ARV

• ARV (median comp): $347,311
• List price: $218,000
• Delta: -37.23%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -32.0%
• Equity multiple: -0.02×
• Total profit: $-62,216
• Equity at exit: $32,505

10-year hold

• IRR: -66.4%
• Equity multiple: -0.69×
• Total profit: $-102,865
• Equity at exit: $18,849

Cash invested: $61,040 (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 34234

• Rents YoY: -3.1%
• Active inventory: 270
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$1,143
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$91
• HOA: −$599
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-336

Break-even live

Break-even rent $2,384

Max offer price $158,607

Occupancy floor —

Sensitivity live

Price	-10% $-213	-5% $-275	+0% $-336	+5% $-398	+10% $-460
Rent	-10% $-491	-5% $-414	+0% $-336	+5% $-259	+10% $-182
Rate	-1.0pp $-226	-0.5pp $-281	base $-336	+0.5pp $-393	+1.0pp $-450

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $599 · $7,188/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $218,000 Active 148 DOM
2. 2026-06-18
   days on market $218,000 Active 145 DOM
3. 2026-06-17
   days on market $218,000 Active 144 DOM
4. 2026-06-16
   days on market $218,000 Active 143 DOM
5. 2026-06-15
   days on market $218,000 Active 142 DOM
6. 2026-06-13
   days on market $218,000 Active 140 DOM
7. 2026-06-13
   days on market $218,000 Active 139 DOM
8. 2026-06-10
   days on market $218,000 Active 137 DOM
9. 2026-06-09
   days on market $218,000 Active 136 DOM
10. 2026-06-08
    days on market $218,000 Active 135 DOM
11. 2026-06-08
    days on market $218,000 Active 134 DOM
12. 2026-06-05
    days on market $218,000 Active 131 DOM
13. 2026-06-03
    days on market $218,000 Active 130 DOM
14. 2026-06-02
    days on market $218,000 Active 129 DOM
15. 2026-06-01
    days on market $218,000 Active 128 DOM
16. 2026-05-31
    days on market $218,000 Active 127 DOM
17. 2026-04-24
    price $218,000 1557-char remark

    Show marketing remark (1557 chars)

    One or more photo(s) has been virtually staged. Welcome to 5014 Barring Circle, Sarasota, a beautifully renovated 2-bedroom, 2-bath condominium that blends modern comfort with resort-style living. This move in ready home has been fully updated from top to bottom. Featuring a brand new kitchen with sleek white cabinetry, quartz countertops, stainless steel appliances and modern black fixtures that give the space a clean but contemporary feel. The open layout flows effortlessly into the living and dining areas enhanced by new flooring throughout and abundant natural light. Both bathrooms have been completely remodeled showcasing modern vanities, upgraded fixtures, illuminated mirrors and a stunning walk-in shower with designer tile creating a spa like experience at home. The spacious primary suite offers comfort and privacy while the second bedroom is perfect for guests, a home office or additional living flexibility. Outdoor storage closet for extra storage. Step outside to enjoy the peaceful community setting and take advantage of the condo community’s amenities, including a sparkling swimming pool and a fully equipped fitness center ideal for an active and relaxed Florida lifestyle, Lawn maintenance is included. Perfectly positioned just 3 minutes from Sarasota-Bradenton International Airport offering seamless travel without sacrificing peace and privacy, minutes from the pristine sands of Lido Beach and near shopping, dining and more! This condo is perfect as a primary residence, seasonal retreat or investment opportunity.

18. 2026-01-24
    listed $225,000 Active 1557-char remark

    Show marketing remark (1557 chars)

    One or more photo(s) has been virtually staged. Welcome to 5014 Barring Circle, Sarasota, a beautifully renovated 2-bedroom, 2-bath condominium that blends modern comfort with resort-style living. This move in ready home has been fully updated from top to bottom. Featuring a brand new kitchen with sleek white cabinetry, quartz countertops, stainless steel appliances and modern black fixtures that give the space a clean but contemporary feel. The open layout flows effortlessly into the living and dining areas enhanced by new flooring throughout and abundant natural light. Both bathrooms have been completely remodeled showcasing modern vanities, upgraded fixtures, illuminated mirrors and a stunning walk-in shower with designer tile creating a spa like experience at home. The spacious primary suite offers comfort and privacy while the second bedroom is perfect for guests, a home office or additional living flexibility. Outdoor storage closet for extra storage. Step outside to enjoy the peaceful community setting and take advantage of the condo community’s amenities, including a sparkling swimming pool and a fully equipped fitness center ideal for an active and relaxed Florida lifestyle, Lawn maintenance is included. Perfectly positioned just 3 minutes from Sarasota-Bradenton International Airport offering seamless travel without sacrificing peace and privacy, minutes from the pristine sands of Lido Beach and near shopping, dining and more! This condo is perfect as a primary residence, seasonal retreat or investment opportunity.

19. 2025-09-23
    soldstatus $105,000
20. 2025-09-22
    soldstatus $105,000 Closed 740-char remark

    Show marketing remark (740 chars)

    Presenting a fantastic opportunity: here is a charming property in Barrington Woods, just 1.7 miles from Sarasota Airport, a mere 3 miles from downtown Sarasota, and a delightful 6.2 miles from the sandy shores of Lido Beach. The home features an inviting open kitchen that flows seamlessly into the dining room, perfect for entertaining. On the north side, there’s a cozy bedroom that grants quick and easy access to a conveniently situated bathroom. Meanwhile, the master bedroom enjoys a sense of seclusion on the south side of the property, complete with its own private bathroom for wonderful privacy. This property is a blank canvas with endless potential, making it an ideal starter home for those looking to make it their own.

21. 2025-08-22
    status Pending 740-char remark

    Show marketing remark (740 chars)

    Presenting a fantastic opportunity: here is a charming property in Barrington Woods, just 1.7 miles from Sarasota Airport, a mere 3 miles from downtown Sarasota, and a delightful 6.2 miles from the sandy shores of Lido Beach. The home features an inviting open kitchen that flows seamlessly into the dining room, perfect for entertaining. On the north side, there’s a cozy bedroom that grants quick and easy access to a conveniently situated bathroom. Meanwhile, the master bedroom enjoys a sense of seclusion on the south side of the property, complete with its own private bathroom for wonderful privacy. This property is a blank canvas with endless potential, making it an ideal starter home for those looking to make it their own.

22. 2025-08-03
    status Active 740-char remark

    Show marketing remark (740 chars)

    Presenting a fantastic opportunity: here is a charming property in Barrington Woods, just 1.7 miles from Sarasota Airport, a mere 3 miles from downtown Sarasota, and a delightful 6.2 miles from the sandy shores of Lido Beach. The home features an inviting open kitchen that flows seamlessly into the dining room, perfect for entertaining. On the north side, there’s a cozy bedroom that grants quick and easy access to a conveniently situated bathroom. Meanwhile, the master bedroom enjoys a sense of seclusion on the south side of the property, complete with its own private bathroom for wonderful privacy. This property is a blank canvas with endless potential, making it an ideal starter home for those looking to make it their own.

23. 2025-08-01
    historical 740-char remark

    Show marketing remark (740 chars)

    Presenting a fantastic opportunity: here is a charming property in Barrington Woods, just 1.7 miles from Sarasota Airport, a mere 3 miles from downtown Sarasota, and a delightful 6.2 miles from the sandy shores of Lido Beach. The home features an inviting open kitchen that flows seamlessly into the dining room, perfect for entertaining. On the north side, there’s a cozy bedroom that grants quick and easy access to a conveniently situated bathroom. Meanwhile, the master bedroom enjoys a sense of seclusion on the south side of the property, complete with its own private bathroom for wonderful privacy. This property is a blank canvas with endless potential, making it an ideal starter home for those looking to make it their own.

24. 2025-07-24
    price $155,000 740-char remark

    Show marketing remark (740 chars)

    Presenting a fantastic opportunity: here is a charming property in Barrington Woods, just 1.7 miles from Sarasota Airport, a mere 3 miles from downtown Sarasota, and a delightful 6.2 miles from the sandy shores of Lido Beach. The home features an inviting open kitchen that flows seamlessly into the dining room, perfect for entertaining. On the north side, there’s a cozy bedroom that grants quick and easy access to a conveniently situated bathroom. Meanwhile, the master bedroom enjoys a sense of seclusion on the south side of the property, complete with its own private bathroom for wonderful privacy. This property is a blank canvas with endless potential, making it an ideal starter home for those looking to make it their own.

25. 2025-05-02
    listed $162,000 Active 740-char remark

    Show marketing remark (740 chars)

    Presenting a fantastic opportunity: here is a charming property in Barrington Woods, just 1.7 miles from Sarasota Airport, a mere 3 miles from downtown Sarasota, and a delightful 6.2 miles from the sandy shores of Lido Beach. The home features an inviting open kitchen that flows seamlessly into the dining room, perfect for entertaining. On the north side, there’s a cozy bedroom that grants quick and easy access to a conveniently situated bathroom. Meanwhile, the master bedroom enjoys a sense of seclusion on the south side of the property, complete with its own private bathroom for wonderful privacy. This property is a blank canvas with endless potential, making it an ideal starter home for those looking to make it their own.

26. 1993-12-06
    soldstatus $44,000
27. 1992-04-02
    soldstatus $34,500

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $1,809 · $151/mo
• Expected delta: +$1,210/yr (+$101/mo · 201.9%)

ⓘ 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 ≥106°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,495
• − Mortgage interest: −$12,211
• − Property taxes: −$599
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − HOA: −$7,188
• − Depreciation: −$6,342
• Taxable loss: −$7,694
• Est. tax savings @ 24.0%: +$1,847
• After-tax cash flow: $-2,188/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): 22,986
• Household income: $57,288
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1306.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 31% Hispanic / Latino 20% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1% Cuban 6% Dominican 1%
• Common ancestry: Lithuanian 4% Hispanic 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 17% French/Haitian/Cajun 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: ▼ -229.06%
• Current HPI: 305.6629
• Rent YoY: ▼ -3.15%
• 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

+531.9% since first listed

11 events — show timeline

• 2026-04-24 Price Changed $218,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-23 Sold (Public Records) $105,000 Public Records
• 2025-09-22 Sold (MLS) $105,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Listed $162,000 Stellar MLS as Distributed by MLS Grid
• 1993-12-06 Sold (Public Records) $44,000 Public Records
• 1992-04-02 Sold (Public Records) $34,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $599 · +3.5% YoY. Source: county tax records.