1762 22nd St · Sarasota, FL 34234

$199,999

3 bd · 2.0 ba · 1,637 sqft · SingleFamily public records · 51 Days on market

Built 2002 7,552 sqft lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Listing may turn into a short sale. Investor special in close proximity to Sarasota Beach -Property priced to sell. Property in need of repairs (water damage due to broken water pipe). This is a great property for a fix & flip, fix & hold, or mid-term rental.

Key facts

• 7,552 sq ft lot
• Garage
• Built 2002

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% 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); 268 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $2,269/mo this rent would consume 48% 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 51 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $139k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $193,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.13% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 7.3

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-7,603
• Equity at exit: $29,821

10-year hold

• IRR: 2.3%
• Equity multiple: 1.15×
• Total profit: $8,135
• Equity at exit: $17,292

Cash invested: $56,000 (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: 268
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,269 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$166 /mo · $1,997/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $494

Break-even live

Break-even rent $1,644

Max offer price $199,999

Occupancy floor 73%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-08
   remarks 303-char remark
2. 2026-06-08
   statusdays on market $199,999 Pending 51 DOM
3. 2026-06-05
   pricedays on market $199,999 Active 48 DOM
4. 2026-06-03
   days on market $194,999 Active 47 DOM
5. 2026-06-02
   days on market $194,999 Active 46 DOM
6. 2026-06-01
   days on market $194,999 Active 45 DOM
7. 2026-05-31
   days on market $194,999 Active 44 DOM
8. 2026-05-13
   price $194,999 271-char remark

   Show marketing remark (271 chars)

   Listing may turn into a short sale. Investor special in close proximity to Sarasota Beach -Property priced to sell. Property in need of repairs (water damage due to broken water pipe). This is a great property for a fix & flip, fix & hold, or mid-term rental.

9. 2026-04-17
   listed $230,000 Active 271-char remark

   Show marketing remark (271 chars)

   Listing may turn into a short sale. Investor special in close proximity to Sarasota Beach -Property priced to sell. Property in need of repairs (water damage due to broken water pipe). This is a great property for a fix & flip, fix & hold, or mid-term rental.

10. 2016-04-22
    soldstatus $139,000 Sold 801-char remark

    Show marketing remark (801 chars)

    Welcome home to this 3 bedroom, 2 bathroom, 1 car garage home in Newtown South. A spacious screened and tiled lanai welcome you home at the front of the property. An open floor plan features a spacious living room, dining room and kitchen. The kitchen features a new range and microwave hood, breakfast bar, and big pantry closet. The master bedroom has a walk in closet and a private bath with a jetted tub/shower combo. Brand new AC condenser and thermostat, complete paint job inside AND out. New carpeting and ceiling fans. Another screened lanai at the back of the property leads out to a fenced in back yard. Convenient location with easy access to downtown Sarasota, Ed Smith Stadium, Bradenton, schools, parks and more! This is a Fannie Mae HomePath property and subject to First Look Program.

11. 2016-04-21
    historical 801-char remark

    Show marketing remark (801 chars)

    Welcome home to this 3 bedroom, 2 bathroom, 1 car garage home in Newtown South. A spacious screened and tiled lanai welcome you home at the front of the property. An open floor plan features a spacious living room, dining room and kitchen. The kitchen features a new range and microwave hood, breakfast bar, and big pantry closet. The master bedroom has a walk in closet and a private bath with a jetted tub/shower combo. Brand new AC condenser and thermostat, complete paint job inside AND out. New carpeting and ceiling fans. Another screened lanai at the back of the property leads out to a fenced in back yard. Convenient location with easy access to downtown Sarasota, Ed Smith Stadium, Bradenton, schools, parks and more! This is a Fannie Mae HomePath property and subject to First Look Program.

12. 2016-03-01
    status Pending 801-char remark

    Show marketing remark (801 chars)

    Welcome home to this 3 bedroom, 2 bathroom, 1 car garage home in Newtown South. A spacious screened and tiled lanai welcome you home at the front of the property. An open floor plan features a spacious living room, dining room and kitchen. The kitchen features a new range and microwave hood, breakfast bar, and big pantry closet. The master bedroom has a walk in closet and a private bath with a jetted tub/shower combo. Brand new AC condenser and thermostat, complete paint job inside AND out. New carpeting and ceiling fans. Another screened lanai at the back of the property leads out to a fenced in back yard. Convenient location with easy access to downtown Sarasota, Ed Smith Stadium, Bradenton, schools, parks and more! This is a Fannie Mae HomePath property and subject to First Look Program.

13. 2016-02-25
    historical Contingent - REO Waiting For Signatures 801-char remark

    Show marketing remark (801 chars)

    Welcome home to this 3 bedroom, 2 bathroom, 1 car garage home in Newtown South. A spacious screened and tiled lanai welcome you home at the front of the property. An open floor plan features a spacious living room, dining room and kitchen. The kitchen features a new range and microwave hood, breakfast bar, and big pantry closet. The master bedroom has a walk in closet and a private bath with a jetted tub/shower combo. Brand new AC condenser and thermostat, complete paint job inside AND out. New carpeting and ceiling fans. Another screened lanai at the back of the property leads out to a fenced in back yard. Convenient location with easy access to downtown Sarasota, Ed Smith Stadium, Bradenton, schools, parks and more! This is a Fannie Mae HomePath property and subject to First Look Program.

14. 2016-02-11
    listed $139,900 Active 801-char remark

    Show marketing remark (801 chars)

    Welcome home to this 3 bedroom, 2 bathroom, 1 car garage home in Newtown South. A spacious screened and tiled lanai welcome you home at the front of the property. An open floor plan features a spacious living room, dining room and kitchen. The kitchen features a new range and microwave hood, breakfast bar, and big pantry closet. The master bedroom has a walk in closet and a private bath with a jetted tub/shower combo. Brand new AC condenser and thermostat, complete paint job inside AND out. New carpeting and ceiling fans. Another screened lanai at the back of the property leads out to a fenced in back yard. Convenient location with easy access to downtown Sarasota, Ed Smith Stadium, Bradenton, schools, parks and more! This is a Fannie Mae HomePath property and subject to First Look Program.

15. 1994-11-08
    soldstatus $10,600

ⓘ 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: $1,997 · $166/mo
• Projected year-2 tax: $1,997 · $166/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: $27,231
• − Mortgage interest: −$11,203
• − Property taxes: −$1,997
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$5,818
• Taxable income: $2,856
• Est. tax owed @ 24.0%: −$685
• After-tax cash flow: $5,244/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 — 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

• Census place: Sarasota, FL
• 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

+1739.6% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $194,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-22 Sold (MLS) $139,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-03-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-02-25 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-02-11 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 1994-11-08 Sold (Public Records) $10,600 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,997 · +6.2% YoY. Source: county tax records.