90 Venice East Blvd · Plantation, FL 34293

$298,000

2 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 271 Days on market

Built 1976 0.31 ac lot

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.2/10.0
• Livability +4.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your home! This 2 Bedroom 2 Bath home backs up to a quiet bird sanctuary with peaceful views of wildlife available every day. There are two split bedrooms for added privacy and an additional family room for added space. Kitchen has been updated with stone countertops and soft close drawers and cabinets. ROOF IS 2024! Calling all golf lovers, as Venice East Golf Club is right across the street! Lot size is 1/3 of an acre leaving room for a garden or extending the already fenced back yard. NO HOA! Don't miss your opportunity to come home to this adorable property.

Key facts

• Soft close drawers
• Fenced back yard
• Stone countertops

Tags

• SPLIT BEDROOMS
• FAMILY ROOM
• STONE COUNTERTOPS
• SOFT CLOSE DRAWERS
• FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $36 ($429/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (22.6% below list).
• Recommended offer: $231k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.4% in Plantation — 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 82/100 on livability (#70 in FL, #1,174 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities C-, cost of living D-.
• 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: Taylor Ranch Elementary School (math 68% / reading 66%, grade B+, #450 of 2,144 statewide, top 22%, 901 students, 39% FRL); Venice Middle School (math 71% / reading 58%, grade A-, #100 of 571 statewide, top 18%, 761 students, 37% FRL); Venice Senior High School (math 67% / reading 61%, grade B-, #86 of 667 statewide, top 13%, 2,584 students, 31% FRL).
• Market conditions: Rents flat; 1255 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 31% of the median local income ($90k/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 $9k 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 271 days — a 12% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $31k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $298k implies a 270% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,629 (22.6% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-51,364
• Equity at exit: $44,433

10-year hold

• IRR: -14.4%
• Equity multiple: 0.25×
• Total profit: $-62,782
• Equity at exit: $25,766

Cash invested: $83,440 (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 34293

• Rents YoY: 0.7%
• Active inventory: 1255
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,306 medium
• Mortgage (P&I): −$1,563
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $36

Break-even live

Break-even rent $2,261

Max offer price $298,000

Occupancy floor 93%

Sensitivity live

Price	-10% $204	-5% $120	+0% $36	+5% $-49	+10% $-133
Rent	-10% $-146	-5% $-55	+0% $36	+5% $127	+10% $218
Rate	-1.0pp $186	-0.5pp $112	base $36	+0.5pp $-41	+1.0pp $-120

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-10
   days on market $298,000 Active 271 DOM
2. 2026-06-09
   days on market $298,000 Active 270 DOM
3. 2026-06-08
   days on market $298,000 Active 268 DOM
4. 2026-06-05
   days on market $298,000 Active 265 DOM
5. 2026-06-03
   days on market $298,000 Active 264 DOM
6. 2026-06-02
   days on market $298,000 Active 263 DOM
7. 2026-06-01
   days on market $298,000 Active 262 DOM
8. 2026-05-31
   days on market $298,000 Active 261 DOM
9. 2026-03-03
   price $298,000 580-char remark

   Show marketing remark (580 chars)

   Welcome to your home! This 2 Bedroom 2 Bath home backs up to a quiet bird sanctuary with peaceful views of wildlife available every day. There are two split bedrooms for added privacy and an additional family room for added space. Kitchen has been updated with stone countertops and soft close drawers and cabinets. ROOF IS 2024! Calling all golf lovers, as Venice East Golf Club is right across the street! Lot size is 1/3 of an acre leaving room for a garden or extending the already fenced back yard. NO HOA! Don't miss your opportunity to come home to this adorable property.

10. 2026-01-14
    price $305,000 580-char remark

    Show marketing remark (580 chars)

    Welcome to your home! This 2 Bedroom 2 Bath home backs up to a quiet bird sanctuary with peaceful views of wildlife available every day. There are two split bedrooms for added privacy and an additional family room for added space. Kitchen has been updated with stone countertops and soft close drawers and cabinets. ROOF IS 2024! Calling all golf lovers, as Venice East Golf Club is right across the street! Lot size is 1/3 of an acre leaving room for a garden or extending the already fenced back yard. NO HOA! Don't miss your opportunity to come home to this adorable property.

11. 2025-10-27
    price $314,000 580-char remark

    Show marketing remark (580 chars)

    Welcome to your home! This 2 Bedroom 2 Bath home backs up to a quiet bird sanctuary with peaceful views of wildlife available every day. There are two split bedrooms for added privacy and an additional family room for added space. Kitchen has been updated with stone countertops and soft close drawers and cabinets. ROOF IS 2024! Calling all golf lovers, as Venice East Golf Club is right across the street! Lot size is 1/3 of an acre leaving room for a garden or extending the already fenced back yard. NO HOA! Don't miss your opportunity to come home to this adorable property.

12. 2025-09-12
    listed $329,000 Active 580-char remark

    Show marketing remark (580 chars)

    Welcome to your home! This 2 Bedroom 2 Bath home backs up to a quiet bird sanctuary with peaceful views of wildlife available every day. There are two split bedrooms for added privacy and an additional family room for added space. Kitchen has been updated with stone countertops and soft close drawers and cabinets. ROOF IS 2024! Calling all golf lovers, as Venice East Golf Club is right across the street! Lot size is 1/3 of an acre leaving room for a garden or extending the already fenced back yard. NO HOA! Don't miss your opportunity to come home to this adorable property.

13. 2012-07-26
    soldstatus $80,500
14. 2012-07-25
    soldstatus $80,500 348-char remark

    Show marketing remark (348 chars)

    Golfer's delight! Nice 2 bedroom, 2 bath, 1 car gar home in Venice East across from Golf Course. Updates in 2008: new roof shingles, re plumbed, painted outside, tile floors & water heater; 2006: A/C; 2009: painted inside, spectacular wood laminate floor in master bedroom & closet; 2010: landscaping; 2011: new garage door & frig

15. 2012-06-25
    listed $79,000 348-char remark

    Show marketing remark (348 chars)

    Golfer's delight! Nice 2 bedroom, 2 bath, 1 car gar home in Venice East across from Golf Course. Updates in 2008: new roof shingles, re plumbed, painted outside, tile floors & water heater; 2006: A/C; 2009: painted inside, spectacular wood laminate floor in master bedroom & closet; 2010: landscaping; 2011: new garage door & frig

16. 2009-06-11
    soldstatus $83,000
17. 2009-06-10
    soldstatus $83,000
18. 2009-02-05
    listed $99,900
19. 2003-12-02
    soldstatus $120,500
20. 1979-10-01
    soldstatus $49,000

ⓘ 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: $1,192 · $99/mo
• Projected year-2 tax: $2,473 · $206/mo
• Expected delta: +$1,282/yr (+$107/mo · 107.5%)

ⓘ 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 4/10 Moderate
• 🌡 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: $27,675
• − Mortgage interest: −$16,693
• − Property taxes: −$1,192
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − Depreciation: −$8,669
• Taxable loss: −$4,796
• Est. tax savings @ 24.0%: +$1,151
• After-tax cash flow: $1,580/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 — Plantation

• Score: 82/100
• State rank: #70
• US rank: #1174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 111,690
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 50,278
• Household income: $90,038
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 548.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 3%
• Foreign-born: 9% · Canada, China, Dominican Republic
• Languages at home: 90% English-only · Spanish 3% Russian/Polish/Slavic 2% 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: ▼ -355.64%
• Current HPI: 270.5242
• Rent YoY: ▲ 0.70%
• 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

+508.2% since first listed

12 events — show timeline

• 2026-03-03 Price Changed $298,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $305,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $314,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Listed $329,000 Stellar MLS as Distributed by MLS Grid
• 2012-07-26 Sold (Public Records) $80,500 Public Records
• 2012-07-25 Sold (MLS) $80,500 Stellar MLS as Distributed by MLS Grid
• 2012-06-25 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2009-06-11 Sold (Public Records) $83,000 Public Records
• 2009-06-10 Sold (MLS) $83,000 Stellar MLS as Distributed by MLS Grid
• 2009-02-05 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2003-12-02 Sold (Public Records) $120,500 Public Records
• 1979-10-01 Sold (Public Records) $49,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,192 · +4.7% YoY. Source: county tax records.