5256 Boca Raton Ave · Sarasota, FL 34234

$87,500

2 bd · 2.0 ba · 880 sqft · Manufactured public records · 257 Days on market

Built 1968 3,249 sqft lot $137/mo HOA · 6% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This mobile home is an ideal opportunity for those who are looking for a fixer-upper. Situated in a quiet neighborhood, this property presents endless potential for the right buyer willing to invest time, effort and creative vision. This home offers three bedrooms, one and a half baths, enclosed Florida room and beautiful landscaping. It also comes partially furnished. Call today to see this home in beautiful Sarasota Florida!

Key facts

• 3,249 sq ft lot
• 2 parking spots
• Built 1968

Tags

• ENCLOSED FLORIDA ROOM
• BEAUTIFUL LANDSCAPING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents falling (-3.1%/yr); 270 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $2,240/mo this rent would consume 47% of the median local household income ($57k/yr) (locally 1306% 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 (-3.0%/yr); year-one equity from $605 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $88k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 2.56% ✓
• Cap rate: 19.41%
• Cash-on-cash: 46.85%
• DSCR: 3.08
• GRM: 3.3

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: 40.3%
• Equity multiple: 2.65×
• Total profit: $40,338
• Equity at exit: $13,047

10-year hold

• IRR: 45.0%
• Equity multiple: 4.63×
• Total profit: $88,858
• Equity at exit: $7,565

Cash invested: $24,500 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,240 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$181 /mo · $2,168/yr
• Insurance: −$36
• HOA: −$137
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $956

Break-even live

Break-even rent $1,029

Max offer price $87,500

Occupancy floor 52%

Sensitivity live

Price	-10% $1,006	-5% $981	+0% $956	+5% $932	+10% $907
Rent	-10% $780	-5% $868	+0% $956	+5% $1,045	+10% $1,133
Rate	-1.0pp $1,001	-0.5pp $979	base $956	+0.5pp $934	+1.0pp $911

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Telluride Loop Sarasota, FL	1.0–3.0	1.0–2.0	1060	$2,270	$2.14	3d	20	1.04mi
2351 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1046	$2,480	$2.37	3d	24	1.24mi
2575 University Pkwy Sarasota, FL	1.0–3.0	1.0–2.0	1026	$2,318	$2.26	3d	25	1.48mi

HOA detail

• Monthly dues: $137 · $1,644/yr
• Likely covers: landscaping

Listing history 19 events

1. 2026-06-21
   days on market $87,500 Active 257 DOM
2. 2026-06-18
   days on market $87,500 Active 254 DOM
3. 2026-06-17
   days on market $87,500 Active 253 DOM
4. 2026-06-15
   days on market $87,500 Active 251 DOM
5. 2026-06-13
   days on market $87,500 Active 249 DOM
6. 2026-06-13
   days on market $87,500 Active 248 DOM
7. 2026-06-10
   days on market $87,500 Active 246 DOM
8. 2026-06-09
   days on market $87,500 Active 245 DOM
9. 2026-06-08
   days on market $87,500 Active 243 DOM
10. 2026-06-05
    days on market $87,500 Active 240 DOM
11. 2026-06-03
    days on market $87,500 Active 239 DOM
12. 2026-06-02
    pricedays on market $87,500 Active 238 DOM
13. 2026-06-01
    days on market $89,000 Active 237 DOM
14. 2026-05-31
    days on market $89,000 Active 236 DOM
15. 2026-04-25
    price $89,000 430-char remark

    Show marketing remark (430 chars)

    This mobile home is an ideal opportunity for those who are looking for a fixer-upper. Situated in a quiet neighborhood, this property presents endless potential for the right buyer willing to invest time, effort and creative vision. This home offers three bedrooms, one and a half baths, enclosed Florida room and beautiful landscaping. It also comes partially furnished. Call today to see this home in beautiful Sarasota Florida!

16. 2025-11-26
    price $94,900 430-char remark

    Show marketing remark (430 chars)

    This mobile home is an ideal opportunity for those who are looking for a fixer-upper. Situated in a quiet neighborhood, this property presents endless potential for the right buyer willing to invest time, effort and creative vision. This home offers three bedrooms, one and a half baths, enclosed Florida room and beautiful landscaping. It also comes partially furnished. Call today to see this home in beautiful Sarasota Florida!

17. 2025-10-07
    listed $99,900 Active 430-char remark

    Show marketing remark (430 chars)

    This mobile home is an ideal opportunity for those who are looking for a fixer-upper. Situated in a quiet neighborhood, this property presents endless potential for the right buyer willing to invest time, effort and creative vision. This home offers three bedrooms, one and a half baths, enclosed Florida room and beautiful landscaping. It also comes partially furnished. Call today to see this home in beautiful Sarasota Florida!

18. 2004-02-03
    soldstatus $42,000
19. 1988-05-03
    soldstatus $35,000

ⓘ 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: $2,168 · $181/mo
• Projected year-2 tax: $2,168 · $181/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 ≥106°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: $26,878
• − Mortgage interest: −$4,901
• − Property taxes: −$2,168
• − Insurance: −$438
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − HOA: −$1,644
• − Depreciation: −$2,545
• Taxable income: $10,881
• Est. tax owed @ 24.0%: −$2,611
• After-tax cash flow: $8,866/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

• 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

+154.3% since first listed

5 events — show timeline

• 2026-04-25 Price Changed $89,000 Daytona MLS
• 2025-11-26 Price Changed $94,900 Daytona MLS
• 2025-10-07 Listed $99,900 Daytona MLS
• 2004-02-03 Sold (Public Records) $42,000 Public Records
• 1988-05-03 Sold (Public Records) $35,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,168 · +4.2% YoY. Source: county tax records.