915 Seaside Dr Unit 312, Weeks 16-17 · Siesta Key, FL 34242

$48,000

3 bd · 2.0 ba · 1,750 sqft · Condo · 46 Days on market

Built 2009 $1102/mo HOA · 19% of rent ↓ 60% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fractional Ownership. Introducing the ultimate beach ownership at The Residences on Siesta Key Beach, Hyatt Vacation Club! Escape to paradise and experience the pinnacle of luxury living with the exclusive fractional ownership, while giving you daily access to the world-renowned Siesta Key Beach. Step onto the powdery white sands of Siesta Key Beach, known for its breathtaking sunsets and crystal-clear turquoise waters, lounge in a cabana, unwind under swaying palm trees, or take a refreshing dip in the glistening gulf side pool. This exclusive ownership opportunity ensures that every day feels like a blissful vacation! The elegantly appointed accommodations are designed to provide a seamless blend of contemporary style and coastal charm. Breathe in the salty sea breeze from your balcony, savor the panoramic views of the Gulf of Mexico, and let the soothing sounds of the waves wash away your worries. This is your chance to indulge in the world-class amenities, dedicated staff committed to ensuring your visit is flawless, while attending to every detail to create unforgettable memories for you and your loved ones. Don't miss this exceptional opportunity to own a piece of Siesta Key Beach and to become a proud member of the Cabana Club, that gives you privileged access to an oasis of beachfront bliss 365 days a year, subject to availability.

Key facts

• $1,102 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: No lease restrictions indicated; Directions: South on Midnight Pass Road, right on Seaside; building is the yellow building at the end of the cul-de-sac. Complimentary valet available if attendant is present.
• Financial info: Turnkey furnished; Total annual condo/association fees: $13,228; Total monthly condo/association fees: $1,102.33
• HOA & community: Hyatt Vacation Club association; HOA required; fees paid annually; Annual association fee includes cable TV, pool, electricity, escrow reserves, fidelity bond, gas, insurance, internet, structure and grounds maintenance, management, pest control, security, sewer, trash and water; Association amenities: cable TV, fitness center, pool, sauna, spa/hot tub, security, maintenance, lobby key required; Community features: deed restrictions, fitness center, reclaimed water irrigation, no truck/RV/motorcycle parking, pool, street lights; Pets not allowed

Exterior

• Parking: Covered parking; Attached garage (1 garage space); Garage available; Circular driveway; Guest parking; Open parking; Basement access; Valet (when available)
• Security: Fire alarm; Fire sprinkler system; Key card entry; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available and connected; Phone available; Water connected
• Home design: Condominium (residential); Located on the 3rd floor; One-level living; Faces east; On waterfront (Gulf of Mexico) with beach access
• Construction: Block and stucco construction; Built-up and membrane roof; Slab and stem wall foundation; Building name: THE RESIDENCES ON SIESTA KEY B
• Exterior features: Covered rear porch; Porch; Covered patio/porch area; Exterior lighting; Mature landscaping with trees

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Disposal; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Zoned heating; Central air conditioning; Zoned cooling
• Interior features: Ceiling fans; Crown molding; High ceilings; Open floor plan; Solid surface counters; Solid wood cabinets; Split bedroom layout; Window treatments (drapes)
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $48k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $48k).
• Recommended offer: $47k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#512 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety 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: Phillippi Shores Elementary School (math 77% / reading 79%, grade A, #149 of 2,144 statewide, top 8%, 731 students, 38% FRL); Sarasota High School (math 53% / reading 59%, grade C, #131 of 667 statewide, top 20%, 2,528 students, 43% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 523 active listings in the ZIP; high-income renter base; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $5,760/mo this rent would consume 60% of the median local household income ($116k/yr) (locally 147% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $332 of loan paydown is wiped out by about $333 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.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,560 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 12.00% ✓
• Cap rate: 84.21%
• Cash-on-cash: 278.29%
• DSCR: 13.38
• GRM: 0.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.61×
• Total profit: $169,424
• Equity at exit: $12,294

10-year hold

• IRR: —
• Equity multiple: 29.05×
• Total profit: $376,943
• Equity at exit: $13,522

Cash invested: $13,440 (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 34242

• Home prices YoY: -0.3%
• Active inventory: 523
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $5,760 medium
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $720/yr
• Insurance: −$20
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,102
• Vacancy / Maint / Mgmt: −$1,210
• Net cashflow: $2,690

Break-even live

Break-even rent $2,355

Max offer price $48,000

Occupancy floor 48%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,102 · $13,224/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $48,000 Active 46 DOM
2. 2026-06-17
   days on market $48,000 Active 45 DOM
3. 2026-06-16
   days on market $48,000 Active 44 DOM
4. 2026-06-15
   days on market $48,000 Active 43 DOM
5. 2026-06-13
   days on market $48,000 Active 41 DOM
6. 2026-06-13
   days on market $48,000 Active 40 DOM
7. 2026-06-10
   days on market $48,000 Active 38 DOM
8. 2026-06-09
   days on market $48,000 Active 37 DOM
9. 2026-06-08
   days on market $48,000 Active 36 DOM
10. 2026-06-08
    days on market $48,000 Active 35 DOM
11. 2026-06-05
    days on market $48,000 Active 32 DOM
12. 2026-06-03
    days on market $48,000 Active 31 DOM
13. 2026-06-02
    days on market $48,000 Active 30 DOM
14. 2026-06-01
    days on market $48,000 Active 29 DOM
15. 2026-05-31
    days on market $48,000 Active 28 DOM
16. 2026-05-03
    listed $48,000 Active 1070-char remark
17. 2025-12-26
    historical
18. 2024-12-31
    price $10,000

    Show marketing remark (1361 chars)

    Fractional Ownership. Introducing the ultimate beach ownership at The Residences on Siesta Key Beach, Hyatt Vacation Club! Escape to paradise and experience the pinnacle of luxury living with the exclusive fractional ownership, while giving you daily access to the world-renowned Siesta Key Beach. Step onto the powdery white sands of Siesta Key Beach, known for its breathtaking sunsets and crystal-clear turquoise waters, lounge in a cabana, unwind under swaying palm trees, or take a refreshing dip in the glistening gulf side pool. This exclusive ownership opportunity ensures that every day feels like a blissful vacation! The elegantly appointed accommodations are designed to provide a seamless blend of contemporary style and coastal charm. Breathe in the salty sea breeze from your balcony, savor the panoramic views of the Gulf of Mexico, and let the soothing sounds of the waves wash away your worries. This is your chance to indulge in the world-class amenities, dedicated staff committed to ensuring your visit is flawless, while attending to every detail to create unforgettable memories for you and your loved ones. Don't miss this exceptional opportunity to own a piece of Siesta Key Beach and to become a proud member of the Cabana Club, that gives you privileged access to an oasis of beachfront bliss 365 days a year, subject to availability.

19. 2024-12-27
    listed $57,000 Active
20. 2024-09-23
    listed $80,000 Active
21. 2024-05-17
    historical
22. 2024-03-04
    historical
23. 2024-01-15
    price $59,000
24. 2023-12-14
    listed $80,000 Active
25. 2023-08-30
    listed $28,000 Active

    Show marketing remark (1361 chars)

    Fractional Ownership. Introducing the ultimate beach ownership at The Residences on Siesta Key Beach, Hyatt Vacation Club! Escape to paradise and experience the pinnacle of luxury living with the exclusive fractional ownership, while giving you daily access to the world-renowned Siesta Key Beach. Step onto the powdery white sands of Siesta Key Beach, known for its breathtaking sunsets and crystal-clear turquoise waters, lounge in a cabana, unwind under swaying palm trees, or take a refreshing dip in the glistening gulf side pool. This exclusive ownership opportunity ensures that every day feels like a blissful vacation! The elegantly appointed accommodations are designed to provide a seamless blend of contemporary style and coastal charm. Breathe in the salty sea breeze from your balcony, savor the panoramic views of the Gulf of Mexico, and let the soothing sounds of the waves wash away your worries. This is your chance to indulge in the world-class amenities, dedicated staff committed to ensuring your visit is flawless, while attending to every detail to create unforgettable memories for you and your loved ones. Don't miss this exceptional opportunity to own a piece of Siesta Key Beach and to become a proud member of the Cabana Club, that gives you privileged access to an oasis of beachfront bliss 365 days a year, subject to availability.

26. 2023-05-17
    listed $74,900 Active
27. 2021-12-22
    soldstatus $79,000 Closed
28. 2021-11-30
    soldstatus $63,000 Closed
29. 2021-11-05
    status Pending
30. 2021-10-29
    status Pending
31. 2021-09-26
    listed $85,000 Active
32. 2021-09-14
    listed $79,000 Active
33. 2019-04-12
    soldstatus $73,000 Sold
34. 2019-02-14
    status Pending
35. 2019-01-05
    listed $79,000 Active
36. 2018-07-18
    soldstatus $75,000 Sold
37. 2018-06-13
    status Pending
38. 2017-11-15
    listed $89,000 Active
39. 2017-02-22
    soldstatus $77,500 Sold
40. 2017-01-25
    status Pending
41. 2016-11-14
    price $89,000
42. 2016-03-15
    price $99,000
43. 2015-11-13
    listed $119,000 Active

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $69,123
• − Mortgage interest: −$2,689
• − Property taxes: −$720
• − Insurance: −$5,358
• − Repairs & maintenance: −$5,530
• − Management: −$5,530
• − HOA: −$13,224
• − Depreciation: −$1,396
• Taxable income: $34,675
• Est. tax owed @ 24.0%: −$8,322
• After-tax cash flow: $23,962/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 — Siesta Key

• Score: 68/100
• State rank: #512
• US rank: #9443

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 7,529
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 7,529
• Household income: $115,967
• Rent vs Own: 9.6% rent · 90.4% own
• Severe rent burden: 147.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 91% English-only · German/W. Germanic 2% Spanish 2% Other Indo-European 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: ▼ -0.69%
• Current HPI: 237.6266
• Rent YoY: —
• 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

-59.7% since first listed

28 events — show timeline

• 2026-05-03 Listed $48,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-31 Price Changed $10,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-27 Listed $57,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-23 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-01-15 Price Changed $59,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-14 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-30 Listed $28,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-17 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-22 Sold (MLS) $79,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-30 Sold (MLS) $63,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-26 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-14 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-12 Sold (MLS) $73,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-01-05 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-18 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-11-15 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-22 Sold (MLS) $77,500 Stellar MLS as Distributed by MLS Grid
• 2017-01-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-11-14 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-15 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2015-11-13 Listed $119,000 Stellar MLS as Distributed by MLS Grid