3710 Gulf OF Mexico Dr Unit E22 · Longboat Key, FL 34228

$310,000

2 bd · 1.0 ba · 680 sqft · Manufactured public records · 3 Days on market

Built 1976 1,283 sqft lot $290/mo HOA · 8% 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.4/10.0
• Schools +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to mid-Longboat Key living at its Best! This 1 Bedroom, 1 Bath mobile home is located in Gulfshore of Longboat, an active 55+ community. As you enter the unit you will be in the living room facing the light and bright roomy kitchen. Walk to the left down the hall and you pass the bathroom on your right then the spacious Bedroom that boosts so much storage. The bedroom also has its own entry also. Gulfshore Community offers a large community pool, clubhouse including a commercial kitchen. The beautiful beach across the street offers approximately 450 feet of private access to the sparkling water of The Gulf Of Mexico. The bay is fantastic to fish, kayak, or watch the boats go by. To protect your relaxation, No Pets or No Rentals are allowed in this jewel of a Community. Gulfshore is located only 6 miles from St. Armands Circle boosting many well-known restaurants and shopping. Don't let this jewel pass you by! Call to schedule your private showing today!

Key facts

• Remodeled kitchen
• Large living room
• Outside bath house

Tags

• REMODELED KITCHEN
• LARGE LIVING ROOM
• OUTSIDE BATH HOUSE
• PRIVATE ACCESS TO BEACH
• COMMUNITY HEATED POOL
• REMODELED CLUBHOUSE

Property features AI

Finance

• Other: Unfurnished; Third-party listing; Living area approximately 680 (public records); Building area approximately 701 (public records); Lot size approx. 0.02 acres (private maintained limerock road)
• Financial info: Total monthly fees: $290; Total annual fees: $3,480
• HOA & community: Association: Fred Bez (monthly fee $290); HOA includes common area taxes, pool, escrow reserves, grounds maintenance, management, private road, sewer, trash, water; Community features: clubhouse, pool, community mailbox, deed restrictions, golf carts allowed, laundry; Buyer approval required; Senior community; Pets not allowed; On-site property manager

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Cable available; High-speed internet/BB available; Sewer connected; Water connected
• Home design: Residential mobile home (double wide); One story; Faces east; Entry level: 1
• Construction: Metal siding; Metal roof; Pillar/post/pier foundation; Completed condition
• Exterior features: Rain gutters; Boat slips available; Water access: Bay/Harbor, deeded beach access, gulf/ocean to bay, marina; Water extras: no fixed bridges, davits, fishing pier, seawall (other)

Interior

• Kitchen: Dishwasher; Microwave; Range hood; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Mini-split cooling unit(s)
• Interior features: Open floorplan; Window treatments; Electric fireplace
• Laundry & utility: Washer; Electric dryer hookup inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $310k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Cap rate 8.7% vs local median 0.5% in Longboat Key — 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 64/100 on livability (#693 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: schools C-, housing C-, 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.
• Market conditions: 540 active listings in the ZIP; high-income renter base; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.7% local appreciation)).
• 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 $87k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $199k; list at $310k implies a 56% gain — meaningful room to come down on a strong offer.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $310,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.56%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.17×
• Total profit: $14,322
• Equity at exit: $101,461

10-year hold

• IRR: 8.1%
• Equity multiple: 1.96×
• Total profit: $82,978
• Equity at exit: $131,517

Cash invested: $86,800 (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 34228

• Home prices YoY: 0.3%
• Active inventory: 540
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,605 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$184 /mo · $2,208/yr
• Insurance: −$129
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$290
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $193

Break-even live

Break-even rent $3,361

Max offer price $310,000

Occupancy floor 90%

Sensitivity live

Price	-10% $368	-5% $280	+0% $193	+5% $105	+10% $17
Rent	-10% $-92	-5% $50	+0% $193	+5% $335	+10% $477
Rate	-1.0pp $349	-0.5pp $271	base $193	+0.5pp $112	+1.0pp $30

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $290 · $3,480/yr
• Likely covers: waterpool

Listing history 3 events

1. 2026-06-21
   days on market $310,000 Active 3 DOM
2. 2026-06-18
   remarks 693-char remark
3. 2026-06-18
   listed $310,000 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: $2,208 · $184/mo
• Projected year-2 tax: $2,573 · $214/mo
• Expected delta: +$365/yr (+$30/mo · 16.6%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,259
• − Mortgage interest: −$17,365
• − Property taxes: −$2,208
• − Insurance: −$6,668
• − Repairs & maintenance: −$3,461
• − Management: −$3,461
• − HOA: −$3,480
• − Depreciation: −$9,018
• Taxable loss: −$2,402
• Est. tax savings @ 24.0%: +$576
• After-tax cash flow: $2,887/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 — Longboat Key

• Score: 64/100
• State rank: #693
• US rank: #14452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longboat Key, FL
• County: Sarasota County · 448,376 people
• City population: 7,539
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 7,539
• Household income: $158,030
• Rent vs Own: 6.4% rent · 93.6% own
• Severe rent burden: 98.0

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Scotch-Irish 7% Romanian 6% Lithuanian 4%
• Foreign-born: 14% · Canada, China
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% German/W. Germanic 2%

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: ▲ 0.73%
• Current HPI: 234.5017
• 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

+55.1% since first listed

10 events — show timeline

• 2026-06-18 Listed $310,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $349,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-12 Price Changed $369,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-08 Listed $385,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-09 Sold (MLS) $199,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-28 Listed $199,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $2,208 · -14.5% YoY. Source: county tax records.