395 Gulf Breeze Blvd · Plantation, FL 34293

$321,500

3 bd · 2.0 ba · 1,499 sqft · SingleFamily public records · 74 Days on market

Built 1977 9,600 sqft 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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Venice Florida, 3 bed, 2 bath, 2 car garage. Updated kitchen and baths with ceramic tile throughout. The separate living room and family room layout, with kitchen in the middle, is great for entertaining, extra office space or watching the little ones from the kitchen. The split bedroom floor plan has the master bedroom, with en-suite bath and walk in closet, tucked away in the back of the home - with inside laundry nearby. The serene park-like back yard is partially fenced with a screened lanai, extra patio space, fire pit, vegetable garden and shed. This house enjoys an X flood zone designation. NO HOA to tell you what you can/cannot do on your slice of Florida. Many fence options are allowed in Venice East as Sarasota County rules govern this community. This classic neighborhood is beloved and desired for these and many other reasons. Community has city water/sewer. Golf Carts are allowed in this Bird Sanctuary neighborhood. Venice East has a public golf course to enjoy, and is centrally located between Historic Venice Island and the brand new West Villages. It's also easy to visit Punta Gorda and Sarasota. Relax on a variety of beaches within a 15 minute drive and get to I-75 in 10 minutes or less. Punta Gorda Airport is 38 miles from Venice.

Key facts

• Walk-in closet
• Updated bathrooms
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• SEPARATE LIVING ROOM
• SPLIT BEDROOM FLOOR PLAN
• MASTER EN-SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Zoning: RSF2; Unfurnished; Living area about 1,499; Building area total about 2,444
• HOA & community: No HOA/association indicated

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence; One story; South-facing
• Construction: Block construction; Shingle roof; Built on slab foundation
• Exterior features: Screened patio/porch; Private mailbox; Vinyl fencing; Asphalt road access; Lot dimensions approximately 80 x 120 (0.22 acres)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $322k.

Deal economics

• At list price, monthly cash flow is $-13 ($-161/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (20.3% below list).
• Recommended offer: $256k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 34% 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 $10k 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 74 days — a 6% lower offer ($302k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $18k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $256,151 (20.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.80% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 10.5

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-58,823
• Equity at exit: $47,937

10-year hold

• IRR: -16.7%
• Equity multiple: 0.16×
• Total profit: $-75,336
• Equity at exit: $27,797

Cash invested: $90,020 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,562 medium
• Mortgage (P&I): −$1,686
• Tax from tax record: −$217 /mo · $2,605/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-13

Break-even live

Break-even rent $2,579

Max offer price $319,125

Occupancy floor 96%

Sensitivity live

Price	-10% $169	-5% $78	+0% $-13	+5% $-104	+10% $-195
Rent	-10% $-216	-5% $-115	+0% $-13	+5% $88	+10% $189
Rate	-1.0pp $148	-0.5pp $68	base $-13	+0.5pp $-97	+1.0pp $-182

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: $80,375
• Closing costs: $9,645
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $321,500 Active 74 DOM
2. 2026-06-18
   days on market $321,500 Active 71 DOM
3. 2026-06-17
   days on market $321,500 Active 70 DOM
4. 2026-06-16
   days on market $321,500 Active 69 DOM
5. 2026-06-15
   days on market $321,500 Active 68 DOM
6. 2026-06-13
   pricedays on market $321,500 Active 66 DOM
7. 2026-06-13
   days on market $329,000 Active 65 DOM
8. 2026-06-10
   days on market $329,000 Active 63 DOM
9. 2026-06-09
   days on market $329,000 Active 62 DOM
10. 2026-06-08
    days on market $329,000 Active 61 DOM
11. 2026-06-08
    days on market $329,000 Active 60 DOM
12. 2026-06-05
    days on market $329,000 Active 57 DOM
13. 2026-06-03
    days on market $329,000 Active 56 DOM
14. 2026-06-02
    days on market $329,000 Active 55 DOM
15. 2026-06-01
    days on market $329,000 Active 54 DOM
16. 2026-05-31
    days on market $329,000 Active 53 DOM
17. 2026-05-18
    status Active
18. 2026-05-03
    status Pending
19. 2026-04-23
    price $329,000
20. 2026-03-24
    listed $339,000 Active
21. 2020-05-26
    soldstatus $230,000
22. 2020-05-22
    soldstatus $230,000 Sold 1266-char remark

    Show marketing remark (1266 chars)

    Venice Florida, 3 bed, 2 bath, 2 car garage. Updated kitchen and baths with ceramic tile throughout. The separate living room and family room layout, with kitchen in the middle, is great for entertaining, extra office space or watching the little ones from the kitchen. The split bedroom floor plan has the master bedroom, with en-suite bath and walk in closet, tucked away in the back of the home - with inside laundry nearby. The serene park-like back yard is partially fenced with a screened lanai, extra patio space, fire pit, vegetable garden and shed. This house enjoys an X flood zone designation. NO HOA to tell you what you can/cannot do on your slice of Florida. Many fence options are allowed in Venice East as Sarasota County rules govern this community. This classic neighborhood is beloved and desired for these and many other reasons. Community has city water/sewer. Golf Carts are allowed in this Bird Sanctuary neighborhood. Venice East has a public golf course to enjoy, and is centrally located between Historic Venice Island and the brand new West Villages. It's also easy to visit Punta Gorda and Sarasota. Relax on a variety of beaches within a 15 minute drive and get to I-75 in 10 minutes or less. Punta Gorda Airport is 38 miles from Venice.

23. 2020-04-17
    status Pending 1266-char remark

    Show marketing remark (1266 chars)

    Venice Florida, 3 bed, 2 bath, 2 car garage. Updated kitchen and baths with ceramic tile throughout. The separate living room and family room layout, with kitchen in the middle, is great for entertaining, extra office space or watching the little ones from the kitchen. The split bedroom floor plan has the master bedroom, with en-suite bath and walk in closet, tucked away in the back of the home - with inside laundry nearby. The serene park-like back yard is partially fenced with a screened lanai, extra patio space, fire pit, vegetable garden and shed. This house enjoys an X flood zone designation. NO HOA to tell you what you can/cannot do on your slice of Florida. Many fence options are allowed in Venice East as Sarasota County rules govern this community. This classic neighborhood is beloved and desired for these and many other reasons. Community has city water/sewer. Golf Carts are allowed in this Bird Sanctuary neighborhood. Venice East has a public golf course to enjoy, and is centrally located between Historic Venice Island and the brand new West Villages. It's also easy to visit Punta Gorda and Sarasota. Relax on a variety of beaches within a 15 minute drive and get to I-75 in 10 minutes or less. Punta Gorda Airport is 38 miles from Venice.

24. 2020-03-27
    price $235,000 1266-char remark

    Show marketing remark (1266 chars)

    Venice Florida, 3 bed, 2 bath, 2 car garage. Updated kitchen and baths with ceramic tile throughout. The separate living room and family room layout, with kitchen in the middle, is great for entertaining, extra office space or watching the little ones from the kitchen. The split bedroom floor plan has the master bedroom, with en-suite bath and walk in closet, tucked away in the back of the home - with inside laundry nearby. The serene park-like back yard is partially fenced with a screened lanai, extra patio space, fire pit, vegetable garden and shed. This house enjoys an X flood zone designation. NO HOA to tell you what you can/cannot do on your slice of Florida. Many fence options are allowed in Venice East as Sarasota County rules govern this community. This classic neighborhood is beloved and desired for these and many other reasons. Community has city water/sewer. Golf Carts are allowed in this Bird Sanctuary neighborhood. Venice East has a public golf course to enjoy, and is centrally located between Historic Venice Island and the brand new West Villages. It's also easy to visit Punta Gorda and Sarasota. Relax on a variety of beaches within a 15 minute drive and get to I-75 in 10 minutes or less. Punta Gorda Airport is 38 miles from Venice.

25. 2020-03-20
    price $247,000 1266-char remark

    Show marketing remark (1266 chars)

    Venice Florida, 3 bed, 2 bath, 2 car garage. Updated kitchen and baths with ceramic tile throughout. The separate living room and family room layout, with kitchen in the middle, is great for entertaining, extra office space or watching the little ones from the kitchen. The split bedroom floor plan has the master bedroom, with en-suite bath and walk in closet, tucked away in the back of the home - with inside laundry nearby. The serene park-like back yard is partially fenced with a screened lanai, extra patio space, fire pit, vegetable garden and shed. This house enjoys an X flood zone designation. NO HOA to tell you what you can/cannot do on your slice of Florida. Many fence options are allowed in Venice East as Sarasota County rules govern this community. This classic neighborhood is beloved and desired for these and many other reasons. Community has city water/sewer. Golf Carts are allowed in this Bird Sanctuary neighborhood. Venice East has a public golf course to enjoy, and is centrally located between Historic Venice Island and the brand new West Villages. It's also easy to visit Punta Gorda and Sarasota. Relax on a variety of beaches within a 15 minute drive and get to I-75 in 10 minutes or less. Punta Gorda Airport is 38 miles from Venice.

26. 2020-03-19
    listed $274,000 Active 1266-char remark

    Show marketing remark (1266 chars)

    Venice Florida, 3 bed, 2 bath, 2 car garage. Updated kitchen and baths with ceramic tile throughout. The separate living room and family room layout, with kitchen in the middle, is great for entertaining, extra office space or watching the little ones from the kitchen. The split bedroom floor plan has the master bedroom, with en-suite bath and walk in closet, tucked away in the back of the home - with inside laundry nearby. The serene park-like back yard is partially fenced with a screened lanai, extra patio space, fire pit, vegetable garden and shed. This house enjoys an X flood zone designation. NO HOA to tell you what you can/cannot do on your slice of Florida. Many fence options are allowed in Venice East as Sarasota County rules govern this community. This classic neighborhood is beloved and desired for these and many other reasons. Community has city water/sewer. Golf Carts are allowed in this Bird Sanctuary neighborhood. Venice East has a public golf course to enjoy, and is centrally located between Historic Venice Island and the brand new West Villages. It's also easy to visit Punta Gorda and Sarasota. Relax on a variety of beaches within a 15 minute drive and get to I-75 in 10 minutes or less. Punta Gorda Airport is 38 miles from Venice.

27. 2014-01-15
    soldstatus $156,500 162-char remark

    Show marketing remark (162 chars)

    Elligant home, inside newly remodeled. New tile flooring through most of the home and bathrooms. Newer top line kitchen appliances including a double dutch oven.

28. 2014-01-15
    soldstatus $156,500

    Show marketing remark (162 chars)

    Elligant home, inside newly remodeled. New tile flooring through most of the home and bathrooms. Newer top line kitchen appliances including a double dutch oven.

29. 2013-12-05
    listed $165,900 162-char remark

    Show marketing remark (162 chars)

    Elligant home, inside newly remodeled. New tile flooring through most of the home and bathrooms. Newer top line kitchen appliances including a double dutch oven.

30. 2013-07-09
    soldstatus $105,000
31. 2011-11-07
    historical
32. 2010-09-27
    listed $135,000
33. 2010-09-24
    historical
34. 2009-03-06
    listed $175,000
35. 2006-06-27
    soldstatus $220,000
36. 2006-06-23
    soldstatus $220,000
37. 2005-11-04
    listed $235,000

ⓘ 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: $2,605 · $217/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: +$63/yr (+$5/mo · 2.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,738
• − Mortgage interest: −$18,009
• − Property taxes: −$2,605
• − Insurance: −$1,608
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − Depreciation: −$9,353
• Taxable loss: −$5,754
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $1,220/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

+40.0% since first listed

21 events — show timeline

• 2026-05-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $329,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Listed $339,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-26 Sold (Public Records) $230,000 Public Records
• 2020-05-22 Sold (MLS) $230,000 Stellar MLS as Distributed by MLS Grid
• 2020-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-27 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-20 Price Changed $247,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-19 Listed $274,000 Stellar MLS as Distributed by MLS Grid
• 2014-01-15 Sold (Public Records) $156,500 Public Records
• 2014-01-15 Sold (MLS) $156,500 Stellar MLS as Distributed by MLS Grid
• 2013-12-05 Listed $165,900 Stellar MLS as Distributed by MLS Grid
• 2013-07-09 Sold (Public Records) $105,000 Public Records
• 2011-11-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-09-27 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2010-09-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-03-06 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-27 Sold (Public Records) $220,000 Public Records
• 2006-06-23 Sold (MLS) $220,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-04 Listed $235,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $2,605 · +4.0% YoY. Source: county tax records.