Sarasota Deal Finder

West of the Trail in Whitfield Estates is a strong location, and no HOA with vacation rental allowance adds value. However, it's already newly renovated. The listing says ~2200sqft but data shows 1415sqft - discrepancy needs verification. Even using the higher sqft and ARV of $500K, at $439K list there's no flip margin. This is a retail buy, not a flip.

Lowest price point in the batch at $180K, but the $476/mo HOA is a dealbreaker—that's $5,712/year eating into any buyer's purchasing power and suppressing ARV. Virtually staged photos suggest it may not be as 'move-in ready' as described. A 1979 townhome in this price range with this HOA burden has an ARV ceiling around $240K. Numbers are close to breakeven but don't provide adequate profit margin for the risk. Would need sub-$140K to work.

Already marketed as turn-key with completed 4-point inspection and wind mitigation reports — this seller is trying to make the sale easy, not desperate. Barrel tile roof and gated community in good condition. Only light cosmetic updates needed but the $350K list price is $84K above MAO. The 2-bedroom layout in a community branded as 'condo' (despite being SFH) may confuse buyers and cap ARV. No value-add opportunity here.

Short sale on a 1973 townhome in Shadybrook Village needing medium-to-heavy rehab at ~$45/sqft. Even at $125K, the $476/mo HOA crushes resale appeal and buyer pool. ARV for a renovated 3/2.5 townhome in this community tops out around $210K. Negative profit after holding and selling costs makes this unworkable.

1,893sqft with updates (vinyl flooring, granite, stainless) at $211/sqft is reasonable retail pricing for 34243. The low $20/mo HOA is attractive, but the home is already partially updated, limiting value-add. At $400K it's $104K above MAO. The brief, plain description and 'easy to show' suggest a standard listing, not distress.

Well-maintained 55+ community home with brand-new AC and cosmetic updates already in place. The 55+ age restriction severely limits the buyer pool on resale, compressing ARV. At $241/sqft list price in a gated community, this is priced at retail — no margin for a flip even with light cosmetic work. No comps provided for 34243 so ARV is estimated conservatively based on area medians for updated 2bd SFH product.

Move-in ready with new roof (2022), new AC (2022), modern kitchen with granite and 42-inch cabinets. No HOA is a plus, but at $340K for an already-updated 1128sqft home, there's no flip margin. ARV for a renovated 3/2 no-HOA in this part of 34243 is ~$385K. Motivated seller language but price doesn't reflect enough motivation.

2010-built townhome in San Michele already has a renovated primary bath, new carpet upstairs, and tiled first floor. Very limited value-add opportunity. At $187/sqft the pricing is reasonable for a retail buyer but leaves no flip margin. The $231/mo HOA is moderate but still adds $924 to a 4-month hold. Would need a price drop to ~$230K to work as a flip, which is unlikely for a well-maintained unit in a desirable community.

3/2 with 2-car garage in Treetops needing TLC. The garage adds value, and Treetops is a decent community. However, at $330K list with ~$50K in rehab needed, the spread is too thin. MAO is $240K - would need to negotiate down ~$90K from list which is unlikely even with the 137 DOM. ARV of $415K assumes full cosmetic renovation of 1195sqft home.

Freshly painted and 'meticulously maintained' 2005 home needs only light cosmetic work, but only 2BR limits resale buyer pool significantly. At $399K with an MAO of $288K, the spread is enormous. Virtually staged photos suggest vacancy but no real distress. No comps provided for 34243 so ARV is conservative.

Small 2/2 at 1,195sqft in same Treetops community as 7815 Geneva. Updated kitchen and tile floors but only 2BR significantly limits ARV ceiling and buyer pool. At $325K with $200/mo HOA, the numbers don't work. The 2BR constraint means even a perfect renovation can't push ARV high enough.

Meticulously maintained 3/2 in Treetops at North 40 with pond views. Already in excellent condition with minimal rehab needed, which means minimal value-add for a flipper. At $390K list vs $293K MAO, you'd need a $97K discount. The 282 DOM suggests it's overpriced for the area but not distressed enough to warrant a lowball. Nice home, bad flip.

Already extensively renovated — Cambria quartz, impact windows, metal hurricane shutters, renovated garage. There is virtually no value-add opportunity here; the current owner already did the renovation. At $385K vs MAO of $288K, this is a retail-priced updated home. The $25/mo HOA is attractive but the entry price leaves no flip margin. A flipper would essentially be buying someone else's completed flip.

Partially updated 1974 home in Whitfield Estates with granite, tile flooring, newer AC, and tile roof. Some big-ticket items are done but kitchen and baths likely need full flip-grade renovation. At $400K vs $295K MAO, the gap is too wide. No distress signals and only 28 DOM.

Palm Aire condo with recent 2024-2025 renovations including new roof, paint, vanities, and lighting. Already partially updated so limited value-add. A 2/2 at 1118sqft in Palm Aire with $412/mo HOA has a tight ARV ceiling around $255K. The math doesn't work - list price is $56K over MAO.

Charming craftsman in Cottages at Blu Vista already has newer LVP flooring, stainless appliances, seamless glass shower doors, and California Closets — the previous owner already did the cosmetic upgrade. At $395K vs MAO of $284K, the spread is $110K. The low $60/mo HOA is nice, but this is a retail-priced, already-updated 1,389sqft home with no flip opportunity.

2013-built home in good condition in desirable Woodbrook community. Description emphasizes luxury and sophistication with no distress signals. At $409K vs MAO of $291K, the gap is $118K — this is a retail-priced property with no flip margin. The courtyard and brick paving suggest well-maintained exteriors.

At $179K for a 3/3 with 1,408sqft, the entry price looks attractive, and the 1979 vintage suggests potential. However, the unit is already updated (granite, stainless, maple cabinetry, tray ceilings) so there's limited rehab upside. The real killer is the $479/mo HOA — the highest in this batch. That's $5,748/year which devastates both your holding costs and the ARV, since buyers will discount their offers due to ongoing costs. Shadybrook Village's 1979 vintage also raises assessment risk.

Lowest-priced property in the batch at $190K for a 3/2 with garage, which initially looks interesting. However, the $434/mo HOA is crushing — that's $5,208/year and $1,736 during a 4-month hold just in HOA fees. The ARV ceiling for a 1,210sqft condo in a gated community with $434 HOA is limited because buyers factor ongoing costs. Even at this lower price point, the MAO of $130K makes this a non-starter at current asking.

'PRIDE OF OWNERSHIP' and 'IMMACULATE' are not words a flipper wants to see—this seller has already done the work. Renovated kitchen with granite, solid surface floors throughout. At $319K with $475/mo HOA, the ARV ceiling around $340K for a 2/2 in Clubside leaves zero room. The only upside is it's vacant (lower holding risk), but the numbers simply don't support a flip.

Already fully renovated — new roof, water heater, interior paint, and described as 'flawlessly done.' This is someone else's flip at retail pricing. Zero value-add opportunity. The $200/mo HOA further compresses margins. $425K is $110K above MAO.

Already fully renovated - new flooring, kitchen, cabinets, SS appliances. This is someone else's completed flip sitting on market 351 days, which tells you the ARV ceiling. A 2/2 in 34243 has limited buyer pool. At $365K for a renovated property, there's zero flip margin. The 351 DOM confirms overpricing for this submarket.

Lowest price in the batch at $169K but it's a 1BR/1.5BA at only 900sqft in a 1973 building. ARV ceiling is very low — 1BR condos in Palm-Aire mid-rise top out around $195K. New AC and water heater are nice but the $372/mo HOA is brutal relative to value (2.6% of value annually in HOA alone). The 1973 construction raises serious concerns about concrete integrity, reserves, and potential special assessments post-Surfside legislation. Even at the low price point, MAO is $118.5K — you'd need a 30% discount to make this work.

2013 Neal Communities cottage with recent mechanical updates (2021 HVAC, plantation shutters, hurricane shutters, water filtration). This home is essentially move-in ready with minimal rehab opportunity. At $350K vs MAO of $255K, the $95K gap makes this a clear pass. Only 2BR/2BA at 1,080sqft also limits the ARV ceiling. Maintenance-free community is attractive for end-buyers but the price already reflects that premium.

1961 mid-century brick on large corner lot with character, but the $30K price reduction still leaves it $122K above MAO. A 1961 home will need substantial systems work beyond cosmetics. Virtually staged photos are a mild yellow flag — actual condition may be worse than presented. No comps available.

55+ community severely restricts buyer pool, which limits ARV and extends selling timeline. Already updated with LVP and fresh paint. At 427 DOM this is extremely stale - the market has spoken on pricing. Even at a generous $435K ARV for 2156sqft, the 55+ restriction and $389K list price leave no margin. Would need to buy under $285K to make this work.

Palm Aire golf community condo with recent light cosmetic refresh (paint, carpet, microwave). The $485/mo HOA is the highest in this entire batch and an absolute dealbreaker. At nearly $6K/year in HOA alone, both your holding costs and the ARV ceiling are severely constrained. The 1985 build in a golf community also carries assessment risk for course maintenance and aging infrastructure. Even the golf course views can't overcome these economics.

Fully remodeled top-to-bottom villa — this IS someone's completed flip being sold at retail. New roof, new flooring, new everything. Zero value-add remaining. $300/mo HOA and only 2BR further limit upside. Virtually staged photos suggest it may not show as well in person as online.

Already updated with brand-new kitchen. ARV ceiling for 1210sqft 3/2 townhome in Parkridge is ~$305K. At $279K list with only light cosmetic needed, there's zero flip margin. The $411/mo HOA further compresses buyer demand. 129 DOM suggests even retail buyers see limited value here.

1BR/1.5BA at 900sqft in a 1973 Palm Aire building. The 1BR format severely limits both buyer pool and ARV ceiling. With $372/mo HOA, the monthly carrying cost relative to value is brutal. Even renovated, 1BR condos in Palm Aire struggle to break $195K. At $165K list vs $111K MAO, you'd need a 33% discount to make the flip math work.

Turn-key furnished, updated kitchen and baths, golf course views. Already renovated and priced near ARV ceiling. The $299K ask on a 1212sqft 1985 condo with $420/mo HOA leaves no margin. This is a retail listing targeting end-user snowbirds, not a flip candidate.

This unit just underwent intensive remodeling — new flooring, paint, all 3 bathrooms remodeled, new appliances, barn doors, recessed lighting. It's already been flipped. The seller is trying to capture the renovation premium at $348.9K. ARV for a fully updated 1776sqft 3/2.5 in Parkridge is ~$375K. No margin for a second flip. 128 DOM and price reduction suggest even the current flipper is struggling to exit.

Already fully updated — impact windows, 2020 roof, new vinyl flooring, newer kitchen with stainless, new vanities, fresh paint inside and out. This is a completed flip being marketed at retail. At 1146sqft it's on the smaller side which caps ARV around $365K. Seller financing offer is interesting but doesn't change flip economics. $339.9K is 93% of ARV with nothing to renovate.

Fully renovated with new kitchen (quartz, stainless), new LVP floors, new roof 2025, fresh paint — this is a completed flip. Someone already did all the work and is selling at retail. At $379.9K vs $405K ARV there is virtually no spread. The low $33/mo HOA is a positive but doesn't overcome the fact that you'd be buying a finished product at 94% of ARV. The 2025 roof is a great selling point the current owner has already capitalized on.

Largest home in the batch at 2,001 sqft with 3bd/2ba, water views, and low $53/mo HOA — the fundamentals are the best of this group. A 1993 build likely needs kitchen/bath updates, flooring, and general cosmetic refresh at ~$35/sqft. However, just listed at $435K with strong marketing language and no distress signals. The $130K gap between list price and MAO makes this a non-starter. Would need to come down to low $300s to work as a flip.

Pristine and impeccably maintained — no value-add renovation opportunity. 1985 build in Palm-Aire Country Club with $475/mo HOA is a tough sell for flippers. ARV ~$395K for the 1493sqft Greenhouse floorplan. At $375K list, you're buying at 95% of ARV with nowhere to go. 114 DOM reflects buyer resistance at this price point with that HOA burden.

Interesting sub-$300K SFH with lake view, fenced yard, and bonus room. However, it's only 2BR/2BA at 1,036sqft which severely limits the buyer pool and ARV ceiling. Description says 'beautifully maintained' suggesting limited rehab upside. At $295K vs MAO of $205K, the gap is $90K. The $29/mo HOA is excellent but the small footprint and bedroom count make this a pass for flipping. Could be a decent rental hold.

Move-in ready with 2020 roof, new HVAC, fresh paint and carpet. Very little value-add opportunity remains. At $445K, the list price is $125K above MAO. No comps provided for 34243, but conservatively estimating ARV at $500K based on median SFH pricing for this submarket.

Already remodeled with new flooring, kitchen cabinets, appliances, and updated baths. No renovation upside. The $447/mo HOA is a dealbreaker — that's $5,364/year eating into any buyer's budget and severely limiting your buyer pool on resale. Even at a lower price, the HOA makes this a pass.

Updated kitchen and modern finishes already in place on this first-floor Avista unit. At $268.8K, it's the second-lowest SFH/condo price in the batch, but the $300K ARV ceiling for a 1212sqft 1985 condo with $420/mo HOA doesn't support a flip. The $31K gross spread evaporates entirely once you factor holding costs, selling costs, and even light cosmetic work.

Another new construction builder plan, same data quality issues as the Vale Plan listing. No existing structure to flip. Builder-priced at retail with zero margin for investors.

San Michele townhome built 2009 with 1661sqft — decent bones and newer construction. Description focuses on community amenities rather than unit updates, suggesting it needs a full cosmetic refresh ($30/sqft). At $315K vs $219.5K MAO, the gap is nearly $100K. The $231/mo HOA is moderate for the area. Would need to buy around $220K for the flip to work, which would require significant distress not currently evident.

Well-maintained villa with new roof and impact windows — major capex already done. Only 2BR limits buyer pool and ARV ceiling. At $429K with $308/mo HOA, there's no flip margin. The seller has already captured the renovation value.

Beautifully updated villa that's move-in ready — completely updated kitchen, no renovation upside. Only 2BR limits ARV ceiling and buyer pool. The $485/mo HOA is extremely high for a 1380sqft villa and will scare off price-sensitive buyers. $10K price drop signals some motivation but list price is still 94% of ARV. Math doesn't work.

Beautifully maintained move-in ready lakefront villa in 55+ community. The 55+ age restriction is a critical red flag for flippers — it dramatically limits your buyer pool on exit. At $379.5K the property is already priced at 91% of ARV. $371/mo HOA adds carrying cost burden. Lakefront views are nice but you can't renovate your way to a premium when the unit is already maintained.

Already has remodeled kitchen and fresh paint. At 983sqft with only 2BR and $345/mo HOA, the ARV ceiling is very low for 34243. The HOA-to-value ratio is punishing — $345/mo on a $255K unit means buyers are paying $4,140/yr in HOA alone. Second floor with no elevator is a negative for the 55+ demographic that dominates Palm-Aire. No flip margin at any realistic purchase price.

Second-floor condo in Woodland Green at Palm Aire sold turnkey. At $225K for 1178sqft with $336/mo HOA, the ARV ceiling is around $250K for this location and product type. Only $25K gross spread before any costs. Second-floor units in 1987 buildings also raise questions about roof reserves and stairwell maintenance. Not a flip candidate.

Second-floor condo already updated with modern laminate flooring and contemporary fixtures. Minimal value-add opportunity through renovation. The $434/mo HOA is a significant drag on both holding costs and buyer appeal. At $201/sqft the price is fair for the product but leaves zero flip margin. No distress signals — gated maintenance-free community with well-kept units.

Move-in ready with updated kitchen, baths, newer HVAC (2022), smart lighting, in-unit W/D. Already renovated — no value-add. At $299.9K vs $320K ARV, you'd be buying at 94% of ARV. The $446/mo HOA is the second highest in this batch and will compress buyer interest. Golf course views are a nice amenity but can't be renovated into existence. 71 DOM at 94% of ARV shows the market is appropriately skeptical.

Fully updated with new kitchen, remodeled baths, and new AC in 2025—this property is already at or near its ARV. There is zero flip opportunity here. The seller has done the renovation and is trying to sell at retail. With $485/mo HOA on a $258K condo, the carrying cost burden makes this unattractive to investors and end-buyers alike.

New construction builder plan with no existing structure. City name misspelled in listing data ('Sf4esa Sarasota') suggests data quality issues. Not a flip candidate - builder homes are priced at retail with no distress or value-add opportunity.

End-unit villa in Palm Aire Fairway Bend with updated kitchen and open floor plan. At 2,116sqft it has good size, but the $446/mo HOA is a major drag on economics. Already updated with granite and custom cabinets, limiting value-add. At $380K vs $270K MAO, the numbers don't work and the high HOA compresses ARV.

Lakefront 1987 SFH with water views commands a premium, but the list price of $370K is well above the MAO of $253K. Description says 'beautifully maintained' which typically means less rehab upside. A 1987 home could need $50K+ in updates (kitchen, baths, flooring, possibly HVAC/electrical), but even factoring in the lake premium on ARV, the numbers don't pencil. The low $86 HOA is favorable but insufficient to bridge the gap.

Virtually staged photos suggest the property doesn't show well in current condition. Has some updates (newer roof, granite, stainless) but likely needs full cosmetic rehab to hit ARV — estimate $25-30/sqft for 1799sqft. The $25/mo HOA is attractive and 1799sqft is good size for the area. However at $397.7K list vs $266.5K MAO, the gap is massive. Would need to come down $130K+ to work as a flip. Price improvement suggests motivation but not enough.

Same Eagle Creek community as previous listing but already updated with brand-new flooring — minimal value-add opportunity. At $232K vs MAO of $162K, the numbers are deeply underwater. The $344/mo HOA compounds the problem. Already move-in ready means a flipper can't create equity through renovation. This is a retail-priced updated condo, not a flip candidate.

Largest floor plan in Parkridge at 1,954sqft with lake views, granite, and stainless. Despite the appealing size and finishes, the $434/mo HOA is a major drag on both holding costs and resale appeal. At $320K vs MAO of $222K, the gap is nearly $100K. The unit appears to already have upgrades (granite, stainless, tile, recessed lighting) limiting rehab upside. Even at the reduced price point compared to SFHs, the HOA economics kill this deal.

2/2 villa at $280K with $471/mo HOA is a non-starter for flipping. The HOA alone adds $5,600/yr which suppresses buyer demand and ARV. Even renovated, a 1248sqft 2/2 villa in this community caps around $320K. List price is $94K above MAO - the numbers are deeply underwater.

1986 first-floor condo in Palm Aire with dated finishes (carpet, ceramic tile). While the price point is low, the $351/mo HOA is a dealbreaker — that's $4,212/year eating into any buyer's affordability and your holding costs ($1,404 HOA alone during a 4-month hold). ARV ceiling is low for 983sqft 2/2 condos in this vintage community. The math doesn't work at any reasonable offer.

Second-floor 2/2 condo with lake views in Gardens of Palm-Aire. The $448/mo HOA is crushing — that's nearly $5,400/year that buyers must absorb, severely limiting your ARV and buyer pool. Even with the lower list price, the HOA makes the math impossible for a flip. Second-floor units also deter some buyers.

Newer 2013 build with granite and stainless already in place—minimal renovation opportunity. At 1080sqft for a 2/2, this is a small footprint with limited ARV upside. The $173/mo HOA is the lowest in the batch which is positive, but the $345K list price on a property worth ~$370K fully updated leaves no margin whatsoever. This is a retail-priced cottage, not a flip.

Highest-priced listing in the batch at $399K and already fully updated with impact windows, modern bath finishes, and custom closets. The seller invested heavily in upgrades and is pricing accordingly. With $485/mo HOA and only ~$16K gross spread before costs, this is a guaranteed loss for a flipper. The impact windows are a nice selling point but the renovation is already done.

1985 condo in Palm Aire Golf & Country Club already has ceramic tile throughout and appears move-in ready. The $447/mo HOA is the highest in this batch and devastates flip economics — that's $1,788 in HOA alone during a 4-month hold. The ARV ceiling for a 2bd/2ba 1164sqft condo with that HOA burden is capped around $300K. At $260K list there is simply no room for renovation costs, holding costs, and selling costs to yield a profit.

55+ gated community (Lakeridge Falls) severely limits buyer pool for flippers. Property is already substantially updated with granite, hardwood floors, and modern kitchen—leaving minimal value-add opportunity. At $369K with only ~$400K ARV ceiling for a 2/2 villa, the spread is nonexistent. High HOA further compresses resale value.

Turnkey villa in Woodland Green with vaulted ceilings and open concept. Described as already updated and styled, leaving minimal flip margin. At $319K with only ~$21K gross spread to ARV before costs, this is priced for an end-user buyer, not an investor. The $350/mo HOA further compresses any margin.

Maintenance-free gated villa in Avalon at Palm-Aire. Description emphasizes lifestyle over condition updates, but at $420K it's priced as a retail property. Only 2BR at 1435sqft caps the ARV. The $308/mo HOA adds carrying cost. The $126.5K gap between list price and MAO makes this a non-starter. Would need a catastrophic price reduction to become viable.

Already-updated villa in Clubside at Palm Aire with granite counters and modern finishes. Only a 2/2 in a 1985 building with $475/mo HOA. The spread between list price and ARV is only ~$25K before any costs—this is a retail-priced property, not a flip opportunity. Seller is including furniture to sweeten the deal after 206 DOM, but the fundamentals don't work.

New construction builder plan - not a flip candidate. No existing structure to renovate, no distress, no value-add opportunity. Builder plans are retail-priced from day one with builder margins baked in. Year built is 0 confirming this is a to-be-built home.

Updated 2/2 + den in Treetops with 2014 kitchen, tile throughout, and French doors. Already an attractive property at retail pricing. 2BR limits buyer pool at this price point - most $445K+ buyers want 3+ bedrooms. 279 DOM confirms overpricing. The gap between list ($445K) and MAO ($309K) is too wide for any negotiation to bridge.

1985 SFH in desirable Colonial Oaks with nearly 1,600sqft and a split floor plan — good bones for a flip if priced right. This 40-year-old home likely needs a full medium-to-heavy rehab (kitchen, baths, flooring, possibly roof/HVAC at this age). However at $379K vs MAO of $247K, the $132K gap makes it deeply unprofitable. The $26/mo HOA is negligible which is great, but the entry price is simply too high. Would need to come down to the low $200Ks to work as a flip.

Explicitly marketed as a fixer-upper in desirable Mote Ranch — quarter-acre cul-de-sac lot with pool and 2,010sqft. This is the most interesting listing in the batch for a flipper, but at $450K it's $158K above MAO. Expect $100K+ in rehab for a full cosmetic overhaul plus pool resurfacing. Only 10 DOM so unlikely to negotiate enough. Watch for price reductions — if it drops to $350K range, revisit.

2010-built townhome at San Michelle with reasonable $231 HOA—the second-best HOA in this batch. However, virtually staged photos and 'freshly painted' language suggest cosmetic condition only, while the $325K ask is still $120K over MAO. A 3/2.5 at 1661sqft has a reasonable ARV around $375K if fully updated, but the entry price kills the deal. Would need to be around $200K.

Intriguing 1950s bay-view cottage on a large 0.39-acre lot with no HOA — the lot and location are the real assets here. However, a 75-year-old home with only 1 bathroom needs heavy rehab including adding a second bath, likely full electrical/plumbing updates, potential roof work, and cosmetic overhaul. Estimated $60-70/sqft plus $15-20K for bathroom addition and contingency. The $440K ask is $157K above MAO. Even with the bay views commanding premium pricing, the entry point is too high for the required renovation scope.

2010-built townhome in good condition from original owner. At $329K it's $103K above MAO. Townhomes in this price range have limited ARV upside and the $231/mo HOA eats into buyer affordability. Not a flip candidate — this is a retail purchase.

Best candidate in batch due to low $29 HOA and 3/2 layout with garage, but list price is $124K over MAO. Description hints at incomplete updates ('still a bit of work to be done'), but at $339.9K for a 1988-built 1217sqft home, the entry point is too high. ARV ceiling around $380K for this Centre Lake location doesn't support the current ask. Would need to be in the low $200s to work.

Nearly identical to unit #103 at 3736 in the same San Michele community — same sqft, same HOA, same 3/2.5 layout, similar price. Original owner, well-maintained. Generator plug is a nice feature but doesn't move ARV. At $330K vs $226K MAO, the gap is too large. Townhome ARV ceiling is the constraint.

Land condominium where you own the house and land — better than typical condo for flipping. Low $188/mo HOA is the best in this batch. However at $429.8K list vs $282K MAO, the gap is $148K. The 1262sqft is small for a $430K SFH which limits ARV upside. Description focuses heavily on location amenities rather than property condition, suggesting it may need work, but even with generous ARV estimates the numbers are deeply underwater. The Sarasota-address-without-Sarasota-taxes angle is interesting for retail buyers but doesn't help flip math.

End-unit townhome in San Michele at University Commons. Description is upbeat with no distress language. At $362K the list price exceeds the MAO by $117K. Townhome product type has a narrower buyer pool on resale and the $231/mo HOA increases holding costs. No value-add opportunity apparent from description.

Largest unit in the batch at 2105sqft with 'HUGE price reduction' language, but still priced $151K over MAO. Lakeridge Falls is a 55+ community which limits the buyer pool. Description mentions hurricane shutters (not impact windows) and new lanai screening—minor updates. The property likely needs a full kitchen/bath renovation to hit ARV. Even at the lowest $/sqft in the community, the numbers don't work for a flip.

Golf course end unit with new AC (2021), but description is sparse on updates—likely needs full cosmetic rehab (kitchen, baths, flooring). Even with renovation to $355K ARV, the $334.9K list price is $141K over MAO. The poorly written listing and 155 DOM suggest a less sophisticated seller, but the price hasn't adjusted enough to create opportunity. Would need to drop to ~$190K to work.

Duplex generating $2,700/mo with both units occupied — this is positioned as a rental investment, not a flip. 1959 construction means likely heavy rehab needed ($60/sqft on 1606sqft) if you wanted to renovate. The tenants would need to be vacated for a full rehab, adding complexity and cost. As a flip, the numbers are terrible — $330K list vs $192K MAO. As a rental hold it pencils better at 9.8% gross yield, but that's a different analysis. Pass as a flip.