3662 Parkridge Cir Unit 28-102 · Desoto Lakes, FL 34243

$260,000

3 bd · 2.5 ba · 1,776 sqft · Townhouse public records · 6 Days on market

Built 2006 Est $304k · 14% under $434/mo HOA · 15% of rent

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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 +16.5/30.0
• ARV discount +14.0/15.0
• 1% rule +6.3/10.0
• Schools +5.4/10.0
• DSCR +5.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is pending. Well maintained three bedroom 2 1/2 bath townhome in the ever popular Parkridge complex. Located off of University Parkway this gated community is close to all the shopping areas, airport, beached and downtown Sarasota.

Key facts

• Secure gated entry
• Easy access to i-75
• $434 HOA

Tags

• PARKRIDGE COMMUNITY AMENITIES
• SECURE GATED ENTRY
• RESORT-STYLE COMMUNITY POOL
• MAINTENANCE-FREE LIFESTYLE
• EASY ACCESS TO I-75
• TREE HOUSE STYLE HOME

Property features AI

Finance

• Other: Total annual HOA fees: $5,208
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (association name: Jessiley Quigley); Monthly condo fee: $434 (includes cable TV, pool, escrow reserves fund, insurance, building maintenance, grounds maintenance, private road, recreational facilities); Association approval required; Buyer approval required; Deed restrictions; Street lights; Pets allowed with breed restrictions (max pet weight 100 lbs)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Phone available; Sewer connected; Water connected
• Home design: Townhouse; Residential property; Two stories; Faces east; Entry level: 1st floor
• Construction: Block construction; Shake roof; Slab foundation; Built as part of building number 3662
• Exterior features: Outdoor lighting; Sliding doors; Irrigation equipment; Gunite pool with deck

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (one or more bedrooms on upper level)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan with kitchen/family room combo and living/dining combo; Solid surface counters; Split bedroom layout; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Laundry closet (upper level); Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 7.0% vs local median 4.4% in Desoto Lakes — 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 77/100 on livability (#189 in FL, #3,003 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A-; Watch: amenities 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 (-4.1%/yr); 388 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 44% of the median local income ($81k/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 $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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

• 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 $260,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $303,696
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5508 Napa Dr	0.67mi	3/2.5	1,818 (+2%)	1mo	$310,000	$171	64
5512 Napa Dr	0.67mi	3/2.0	1,806 (+2%)	5mo	$300,000	$166	60
8277 Villa Grande Ct	0.64mi	3/2.5	1,818 (+2%)	12mo	$375,000	$206	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -16.4%
• Equity multiple: 0.44×
• Total profit: $-40,887
• Equity at exit: $38,767

10-year hold

• IRR: -16.3%
• Equity multiple: 0.24×
• Total profit: $-55,509
• Equity at exit: $22,480

Cash invested: $72,800 (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: 388
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,951 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$275 /mo · $3,294/yr
• Insurance: −$108
• HOA: −$434
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $151

Break-even live

Break-even rent $2,760

Max offer price $260,000

Occupancy floor 90%

Sensitivity live

Price	-10% $298	-5% $225	+0% $151	+5% $77	+10% $4
Rent	-10% $-82	-5% $34	+0% $151	+5% $267	+10% $384
Rate	-1.0pp $282	-0.5pp $217	base $151	+0.5pp $84	+1.0pp $15

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8429 Cypress Lake Cir Sarasota, FL	4.0	2.0	1701	$3,600	$2.12	25d	1	0.25mi
8434 Cypress Lake Cir Sarasota, FL	3.0	2.0	1768	$3,500	$1.98	25d	1	0.25mi
8340 Brandeis Cir W Sarasota, FL	4.0	2.0	2179	$2,871	$1.32	13d	1	0.36mi
8316 Brandeis Cir W Sarasota, FL	3.0	2.0	1652	$2,450	$1.48	5d	1	0.39mi
5025 82nd Way E Sarasota, FL	3.0	2.0	1321	$2,250	$1.70	25d	1	0.45mi
8240 Cypress Lake Dr Sarasota, FL	4.0	3.0	1993	$4,750	$2.38	17d	1	0.45mi
8445 Gardens Cir Sarasota, FL	1.0–3.0	1.0–2.0	973	$2,172	$2.23	3d	29	0.64mi
8119 Villa Grande Ct Unit Available Sarasota, FL	3.0	2.5	2120	$2,600	$1.23	25d	1	0.70mi
8128 Villa Grande Ct Sarasota, FL	3.0	2.5	1818	$3,190	$1.75	21d	1	0.74mi
8204 Villa Grande Ct Sarasota, FL	3.0	2.5	2121	$3,200	$1.51	17d	1	0.74mi
6041 Clubside Dr Unit 6041 Sarasota, FL	2.0	2.0	1380	$2,950	$2.14	25d	1	0.92mi
5924 Clubside Dr Sarasota, FL	2.0	2.0	1380	$2,500	$1.81	25d	1	0.99mi
6104 Turnbury Park Dr Sarasota, FL	1.0–3.0	1.0–2.0	1065	$2,505	$2.35	3d	29	1.02mi
5409 Palm Aire Dr Sarasota, FL	3.0	2.0	2098	$3,500	$1.67	25d	1	1.02mi
3870 82nd Avenue Cir E #104 Sarasota, FL	3.0	2.5	1661	$2,100	$1.26	4d	1	1.08mi
3880 82nd Avenue Cir E #101 Sarasota, FL	3.0	2.5	1661	$3,250	$1.96	25d	1	1.09mi
3810 82nd Avenue Cir E #102 Sarasota, FL	3.0	2.5	1661	$3,200	$1.93	25d	1	1.09mi
5219 Inverness Dr Sarasota, FL	3.0	2.0	1933	$3,200	$1.66	25d	1	1.11mi
3716 82nd Avenue Cir E #102 Sarasota, FL	3.0	2.5	1661	$4,200	$2.53	25d	1	1.15mi
5008 Medalist Rd Sarasota, FL	3.0	2.0	1824	$3,000	$1.64	25d	1	1.17mi
6211 Timber Lake Dr Unit B9 Sarasota, FL	2.0	2.0	1274	$1,750	$1.37	25d	1	1.17mi
3770 82nd Avenue Cir E #103 Sarasota, FL	3.0	2.5	1661	$2,150	$1.29	25d	1	1.21mi
3736 82nd Avenue Cir E #105 Sarasota, FL	3.0	2.5	1661	$2,200	$1.32	25d	1	1.23mi
3740 82nd Avenue Cir E #102 Sarasota, FL	3.0	2.5	1661	$3,500	$2.11	25d	1	1.25mi
3617 82nd Pl E Sarasota, FL	3.0	2.0	1858	$2,700	$1.45	25d	1	1.25mi
3756 82nd Avenue Cir E #101 Sarasota, FL	3.0	2.5	1661	$2,300	$1.38	25d	1	1.26mi
2575 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1026	$2,779	$2.71	3d	25	1.26mi
3746 82nd Avenue Cir E Unit E102 Sarasota, FL	3.0	2.5	1661	$2,050	$1.23	13d	1	1.26mi
3746 82nd Avenue Cir E #102 Sarasota, FL	3.0	3.0	1661	$2,050	$1.23	5d	1	1.26mi
5217 Canterbury Dr Sarasota, FL	3.0	2.0	2146	$2,800	$1.30	25d	1	1.28mi
8133 Misty Oaks Blvd Sarasota, FL	3.0	2.5	2423	$4,300	$1.77	25d	1	1.28mi
3750 82nd Avenue Cir E #104 Sarasota, FL	3.0	2.5	1661	$2,750	$1.66	25d	1	1.29mi
4208 76th Dr E Sarasota, FL	3.0	2.0	1350	$2,645	$1.96	4d	1	1.37mi
6120 Country Club Way #207 Sarasota, FL	2.0	2.0	1400	$1,950	$1.39	25d	1	1.39mi
6110 Country Club Way #201 Sarasota, FL	2.0	2.0	1400	$4,000	$2.86	25d	1	1.40mi
2351 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1046	$3,121	$2.98	3d	24	1.49mi

HOA detail

• Monthly dues: $434 · $5,208/yr
• Likely covers: security

Listing history 5 events

1. 2026-06-21
   days on market $260,000 Active 6 DOM
2. 2026-06-18
   days on market $260,000 Active 3 DOM
3. 2026-06-17
   days on market $260,000 Active 2 DOM
4. 2026-06-15
   remarks 655-char remark
5. 2026-06-15
   listed $260,000 Active 1 DOM

ⓘ 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: $3,294 · $275/mo
• Projected year-2 tax: $3,294 · $275/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 · 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: $35,411
• − Mortgage interest: −$14,564
• − Property taxes: −$3,294
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,833
• − Management: −$2,833
• − HOA: −$5,208
• − Depreciation: −$7,564
• Taxable loss: −$2,184
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $2,335/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 — Desoto Lakes

• Score: 77/100
• State rank: #189
• US rank: #3003

Category grades

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

Schools grade is shown separately in the Schools card above.

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 (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 (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 · 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: ▼ -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

-95.5% since first listed

8 events — show timeline

• 2026-06-15 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-09 Sold (Public Records) $374,000 Public Records
• 2022-05-06 Sold (MLS) $374,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-03-25 Listed $370,000 Stellar MLS as Distributed by MLS Grid
• 2002-12-18 Sold (Public Records) $5,760,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $3,294 · -6.1% YoY. Source: county tax records.