300 Tropic Dr · Osprey, FL 34229

$168,900

2 bd · 2.0 ba · 1,031 sqft · Manufactured public records · 268 Days on market

Built 1986

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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 +15.2/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Appreciation +5.1/10.0
• DSCR +4.7/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming, TURNKEY FURNISHED home in the desirable 55+ cooperative community of The Arbors, where you own your lot and enjoy the benefits of no monthly lot rent! Friendly neighbors and a peaceful setting make this a truly welcoming place to live! Enjoy affordable Florida living in this quaint community, where your neighbors quickly become your friends! Inside, you’ll find an open floor plan with vaulted ceilings, along with two spacious bedrooms, both of them with walk-in closets. You’ll appreciate the convenience of an indoor laundry area located just off the bedrooms, as well as the bright and comfortable front Florida Room—perfect for morning coffee or evening relaxation. A large outdoor shed offers abundant storage, and the backyard patio is ideal for unwinding and enjoying the gorgeous Florida sunsets. Skylights in the dining room bathe the space in natural light, creating a warm and inviting atmosphere. This desirable outer lot offers a pleasant backyard space with desired shade from a lovely tree and is pet-friendly for your furry family. Monthly dues are just $215 and include an impressive list of amenities: access to the clubhouse, heated community pool, lawn service, water, garbage pickup, cable TV, and internet. There have been numerous updates throughout the years, including: 2024: New laminate flooring in primary bedroom & bath - 2021: New kitchen flooring - 2020: New carpet in 2nd bedroom, new moisture barrier - 2019: Electrical updates - 2016: New roof with transferable 20-year warranty - 2015: New laminate flooring in living room - 2008: Complete home repipe. There’s even a storage area for your toys for a nominal charge: safely store your boat, RV, or kayaks on site! The location is unbeatable—ride your bike or golf cart to Casey Key, the Legacy Trail, Walmart, or the Post Office. You’re also just a short drive from historic downtown Venice and the lively attractions of downtown Sarasota. The community also offers an active clubhouse, shuffleboard, exercise area, and regular social events. A wonderful, affordable place to call home!

Key facts

• Active clubhouse
• Heated pool
• 3,492 sq ft lot

Tags

• HEATED POOL
• NEW ROOF WITH WARRANTY
• UPDATED ELECTRIC PANELS
• NEW LAMINATE FLOORING
• BIKING DISTANCE TO GULF
• ACTIVE CLUBHOUSE

🏢 Co-op / cooperative unit. The $168,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $60 ($717/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (17.8% below list).
• Recommended offer: $139k (17.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#487 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: amenities F, commute F, cost of living 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: Laurel Nokomis School (math 78% / reading 73%, grade A, #211 of 2,144 statewide, top 10%, 1,411 students, 35% FRL); Venice Senior High School (math 67% / reading 61%, grade B-, #86 of 667 statewide, top 13%, 2,584 students, 31% FRL).
• Market conditions: 194 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $445 appreciation (0.3% local appreciation)).
• 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 268 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,758 (17.8% below list)

Questions for the listing agent

1. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $908
• Equity at exit: $51,281

10-year hold

• IRR: 5.7%
• Equity multiple: 1.63×
• Total profit: $30,010
• Equity at exit: $63,458

Cash invested: $47,292 (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 34229

• Home prices YoY: 0.1%
• Active inventory: 194
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $60

Break-even live

Break-even rent $1,312

Max offer price $168,900

Occupancy floor 91%

Sensitivity live

Price	-10% $155	-5% $108	+0% $60	+5% $12	+10% $-36
Rent	-10% $-50	-5% $5	+0% $60	+5% $115	+10% $169
Rate	-1.0pp $145	-0.5pp $103	base $60	+0.5pp $16	+1.0pp $-29

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: $42,225
• Closing costs: $5,067
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $168,900 Active 268 DOM
2. 2026-06-18
   days on market $168,900 Active 265 DOM
3. 2026-06-17
   days on market $168,900 Active 264 DOM
4. 2026-06-15
   days on market $168,900 Active 262 DOM
5. 2026-06-13
   days on market $168,900 Active 260 DOM
6. 2026-06-13
   days on market $168,900 Active 259 DOM
7. 2026-06-10
   days on market $168,900 Active 257 DOM
8. 2026-06-09
   days on market $168,900 Active 256 DOM
9. 2026-06-08
   days on market $168,900 Active 254 DOM
10. 2026-06-05
    days on market $168,900 Active 251 DOM
11. 2026-06-03
    days on market $168,900 Active 250 DOM
12. 2026-06-02
    days on market $168,900 Active 249 DOM
13. 2026-06-01
    days on market $168,900 Active 248 DOM
14. 2026-05-31
    days on market $168,900 Active 247 DOM
15. 2026-02-24
    soldstatus $155,000 Closed 2147-char remark

    Show marketing remark (2147 chars)

    Welcome to this charming, TURNKEY FURNISHED home in the desirable 55+ cooperative community of The Arbors, where you own your lot and enjoy the benefits of no monthly lot rent! Friendly neighbors and a peaceful setting make this a truly welcoming place to live! Enjoy affordable Florida living in this quaint community, where your neighbors quickly become your friends! Inside, you’ll find an open floor plan with vaulted ceilings, along with two spacious bedrooms, both of them with walk-in closets. You’ll appreciate the convenience of an indoor laundry area located just off the bedrooms, as well as the bright and comfortable front Florida Room—perfect for morning coffee or evening relaxation. A large outdoor shed offers abundant storage, and the backyard patio is ideal for unwinding and enjoying the gorgeous Florida sunsets. Skylights in the dining room bathe the space in natural light, creating a warm and inviting atmosphere. This desirable outer lot offers a pleasant backyard space with desired shade from a lovely tree and is pet-friendly for your furry family. Monthly dues are just $215 and include an impressive list of amenities: access to the clubhouse, heated community pool, lawn service, water, garbage pickup, cable TV, and internet. There have been numerous updates throughout the years, including: 2024: New laminate flooring in primary bedroom & bath - 2021: New kitchen flooring - 2020: New carpet in 2nd bedroom, new moisture barrier - 2019: Electrical updates - 2016: New roof with transferable 20-year warranty - 2015: New laminate flooring in living room - 2008: Complete home repipe. There’s even a storage area for your toys for a nominal charge: safely store your boat, RV, or kayaks on site! The location is unbeatable—ride your bike or golf cart to Casey Key, the Legacy Trail, Walmart, or the Post Office. You’re also just a short drive from historic downtown Venice and the lively attractions of downtown Sarasota. The community also offers an active clubhouse, shuffleboard, exercise area, and regular social events. A wonderful, affordable place to call home!

16. 2026-02-24
    soldstatus $155,000

    Show marketing remark (2147 chars)

    Welcome to this charming, TURNKEY FURNISHED home in the desirable 55+ cooperative community of The Arbors, where you own your lot and enjoy the benefits of no monthly lot rent! Friendly neighbors and a peaceful setting make this a truly welcoming place to live! Enjoy affordable Florida living in this quaint community, where your neighbors quickly become your friends! Inside, you’ll find an open floor plan with vaulted ceilings, along with two spacious bedrooms, both of them with walk-in closets. You’ll appreciate the convenience of an indoor laundry area located just off the bedrooms, as well as the bright and comfortable front Florida Room—perfect for morning coffee or evening relaxation. A large outdoor shed offers abundant storage, and the backyard patio is ideal for unwinding and enjoying the gorgeous Florida sunsets. Skylights in the dining room bathe the space in natural light, creating a warm and inviting atmosphere. This desirable outer lot offers a pleasant backyard space with desired shade from a lovely tree and is pet-friendly for your furry family. Monthly dues are just $215 and include an impressive list of amenities: access to the clubhouse, heated community pool, lawn service, water, garbage pickup, cable TV, and internet. There have been numerous updates throughout the years, including: 2024: New laminate flooring in primary bedroom & bath - 2021: New kitchen flooring - 2020: New carpet in 2nd bedroom, new moisture barrier - 2019: Electrical updates - 2016: New roof with transferable 20-year warranty - 2015: New laminate flooring in living room - 2008: Complete home repipe. There’s even a storage area for your toys for a nominal charge: safely store your boat, RV, or kayaks on site! The location is unbeatable—ride your bike or golf cart to Casey Key, the Legacy Trail, Walmart, or the Post Office. You’re also just a short drive from historic downtown Venice and the lively attractions of downtown Sarasota. The community also offers an active clubhouse, shuffleboard, exercise area, and regular social events. A wonderful, affordable place to call home!

17. 2026-01-28
    status Pending 2147-char remark

    Show marketing remark (2147 chars)

    Welcome to this charming, TURNKEY FURNISHED home in the desirable 55+ cooperative community of The Arbors, where you own your lot and enjoy the benefits of no monthly lot rent! Friendly neighbors and a peaceful setting make this a truly welcoming place to live! Enjoy affordable Florida living in this quaint community, where your neighbors quickly become your friends! Inside, you’ll find an open floor plan with vaulted ceilings, along with two spacious bedrooms, both of them with walk-in closets. You’ll appreciate the convenience of an indoor laundry area located just off the bedrooms, as well as the bright and comfortable front Florida Room—perfect for morning coffee or evening relaxation. A large outdoor shed offers abundant storage, and the backyard patio is ideal for unwinding and enjoying the gorgeous Florida sunsets. Skylights in the dining room bathe the space in natural light, creating a warm and inviting atmosphere. This desirable outer lot offers a pleasant backyard space with desired shade from a lovely tree and is pet-friendly for your furry family. Monthly dues are just $215 and include an impressive list of amenities: access to the clubhouse, heated community pool, lawn service, water, garbage pickup, cable TV, and internet. There have been numerous updates throughout the years, including: 2024: New laminate flooring in primary bedroom & bath - 2021: New kitchen flooring - 2020: New carpet in 2nd bedroom, new moisture barrier - 2019: Electrical updates - 2016: New roof with transferable 20-year warranty - 2015: New laminate flooring in living room - 2008: Complete home repipe. There’s even a storage area for your toys for a nominal charge: safely store your boat, RV, or kayaks on site! The location is unbeatable—ride your bike or golf cart to Casey Key, the Legacy Trail, Walmart, or the Post Office. You’re also just a short drive from historic downtown Venice and the lively attractions of downtown Sarasota. The community also offers an active clubhouse, shuffleboard, exercise area, and regular social events. A wonderful, affordable place to call home!

18. 2025-12-01
    listed $159,900 Active 2147-char remark

    Show marketing remark (2147 chars)

    Welcome to this charming, TURNKEY FURNISHED home in the desirable 55+ cooperative community of The Arbors, where you own your lot and enjoy the benefits of no monthly lot rent! Friendly neighbors and a peaceful setting make this a truly welcoming place to live! Enjoy affordable Florida living in this quaint community, where your neighbors quickly become your friends! Inside, you’ll find an open floor plan with vaulted ceilings, along with two spacious bedrooms, both of them with walk-in closets. You’ll appreciate the convenience of an indoor laundry area located just off the bedrooms, as well as the bright and comfortable front Florida Room—perfect for morning coffee or evening relaxation. A large outdoor shed offers abundant storage, and the backyard patio is ideal for unwinding and enjoying the gorgeous Florida sunsets. Skylights in the dining room bathe the space in natural light, creating a warm and inviting atmosphere. This desirable outer lot offers a pleasant backyard space with desired shade from a lovely tree and is pet-friendly for your furry family. Monthly dues are just $215 and include an impressive list of amenities: access to the clubhouse, heated community pool, lawn service, water, garbage pickup, cable TV, and internet. There have been numerous updates throughout the years, including: 2024: New laminate flooring in primary bedroom & bath - 2021: New kitchen flooring - 2020: New carpet in 2nd bedroom, new moisture barrier - 2019: Electrical updates - 2016: New roof with transferable 20-year warranty - 2015: New laminate flooring in living room - 2008: Complete home repipe. There’s even a storage area for your toys for a nominal charge: safely store your boat, RV, or kayaks on site! The location is unbeatable—ride your bike or golf cart to Casey Key, the Legacy Trail, Walmart, or the Post Office. You’re also just a short drive from historic downtown Venice and the lively attractions of downtown Sarasota. The community also offers an active clubhouse, shuffleboard, exercise area, and regular social events. A wonderful, affordable place to call home!

19. 2025-10-12
    price $168,900 1174-char remark

    Show marketing remark (1174 chars)

    Well Kept 1986 2 bed 2 bath Mobile Home in "The Arbors", A Cooperative - 55+ Community. You OWN the LOT, so NO RENT each month. Owner has lived here since 1996. You only pay $215 a month, to the park, and this includes your clubhouse/heated pool, unlimited water, lawn service, garbage pick up, cable TV & Internet. So Affordable! Outer lot with nice back yard area & dog approved. Raised Ceiling in Kitchen & Livingroom. Updated: 2008 entire mobile Repiped: 2016 New ROOF with 20 year transferrable warranty: 2019 Electric Panels updated: 2020 entire Moisture Barrier replaced; 2015 New Livingroom laminate flooring; 2020 New 2nd bedroom carpeting; 2021 New Kitchen flooring; 2024 Master bed & bath new laminate flooring. So taken care of! Ride bike from house right to legacy trail or over to Casey Key or to Rivendell. You are within biking disctance or a gulf cart ride to Gulf, right from your front door. Come see this Coz Mobile, and walk to Walmart or Post Office. Fantastic Community in The Arbors. Active Clubhouse, Heated community pool, shuffleboard, exercise area, and events. Affordable, Fun, near the Gulf, and so much to do.

20. 2025-09-26
    listed $175,900 Active 1174-char remark

    Show marketing remark (1174 chars)

    Well Kept 1986 2 bed 2 bath Mobile Home in "The Arbors", A Cooperative - 55+ Community. You OWN the LOT, so NO RENT each month. Owner has lived here since 1996. You only pay $215 a month, to the park, and this includes your clubhouse/heated pool, unlimited water, lawn service, garbage pick up, cable TV & Internet. So Affordable! Outer lot with nice back yard area & dog approved. Raised Ceiling in Kitchen & Livingroom. Updated: 2008 entire mobile Repiped: 2016 New ROOF with 20 year transferrable warranty: 2019 Electric Panels updated: 2020 entire Moisture Barrier replaced; 2015 New Livingroom laminate flooring; 2020 New 2nd bedroom carpeting; 2021 New Kitchen flooring; 2024 Master bed & bath new laminate flooring. So taken care of! Ride bike from house right to legacy trail or over to Casey Key or to Rivendell. You are within biking disctance or a gulf cart ride to Gulf, right from your front door. Come see this Coz Mobile, and walk to Walmart or Post Office. Fantastic Community in The Arbors. Active Clubhouse, Heated community pool, shuffleboard, exercise area, and events. Affordable, Fun, near the Gulf, and so much to do.

21. 1996-04-16
    soldstatus $60,500
22. 1994-04-02
    soldstatus $55,000

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $1,402 · $117/mo
• Expected delta: +$438/yr (+$36/mo · 45.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $16,651
• − Mortgage interest: −$9,461
• − Property taxes: −$964
• − Insurance: −$844
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$4,913
• Taxable loss: −$2,196
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $1,244/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 — Osprey

• Score: 69/100
• State rank: #487
• US rank: #8951

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Osprey, FL
• City population: 7,237
• Population (ZIP): 7,237

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 89% English-only · German/W. Germanic 5% Russian/Polish/Slavic 2% Spanish 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: ▲ 0.26%
• Current HPI: 272.6927
• Rent YoY: —
• Metro: —
• 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

+181.8% since first listed

8 events — show timeline

• 2026-02-24 Sold (Public Records) $155,000 Public Records
• 2026-02-24 Sold (MLS) $155,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-12 Price Changed $168,900 ForSaleByOwner.com
• 2025-09-26 Listed $175,900 ForSaleByOwner.com
• 1996-04-16 Sold (Public Records) $60,500 Public Records
• 1994-04-02 Sold (Public Records) $55,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $964 · +4.8% YoY. Source: county tax records.