652 Circlewood Dr Unit T7 · South Venice, FL 34293

$209,000

2 bd · 2.0 ba · 1,083 sqft · Condo public records · 180 Days on market

Built 1973 $420/mo HOA

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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 +10.6/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.3/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. ~~ NEW ROOF & SIGNIFICANT PRICE IMPROVEMENT ~~ Discover a haven of warmth and camaraderie as you step into this inviting community. Perfectly suited for both snowbirds and year-round residents, Circle Woods Community provides a true sense of belonging. Prepare to be captivated by this updated freshly painted with neutral colors model, a magnificent two-bedroom villa with new electric panel, flooring and baseboards, and water heater, electric outlets. The kitchen has been remodeled with all new appliances - dishwasher, stove, microwave, refrigerator, cupboards and countertop. This standalone gem boasts a comfortable floor plan, offering ample room to unwind and create lasting memories. The enclosed lanai creates an open and airy ambiance. The efficient laundry room is conveniently positioned within the villa, adding ease to your daily routines. Circle Woods is a maintenance-free, no-age restrictions community offering two pools, a fitness room, shuffleboard, horseshoes and boccie. Circle Woods is located close to Manasota Key and Venice Beaches, shopping, Atlanta Braves training facility and many of the wonderful outdoor activities in the Venice area. This villa is move-in ready. Must own for two years before leasing, only 1 pet (medium). Monthly condo fee $420 and Board approval ($100 appliaction fee, non-refundable). The Community Offers: Free Lawn Maintenance, Clubhouse, Game Room, Gym, Library, 2 Heated Pools, Spa, Sauna.

Key facts

• Updated kitchen
• New roof
• Two pools

Tags

• NEW ROOF
• UPDATED KITCHEN
• ENCLOSED LANAI
• EFFICIENT LAUNDRY ROOM
• MAINTENANCE FREE COMMUNITY
• TWO POOLS

🏢 Co-op / cooperative unit. The $209,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $209k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (8.8% below list).
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#549 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living A-; Watch: schools F, amenities F, commute 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 flat; 1247 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

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 180 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $209k implies a 163% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,920 (12.0% 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 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 8.1

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: -23.0%
• Equity multiple: 0.23×
• Total profit: $-45,157
• Equity at exit: $31,163

10-year hold

• IRR: -27.4%
• Equity multiple: -0.13×
• Total profit: $-66,011
• Equity at exit: $18,071

Cash invested: $58,520 (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: 1247
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,163 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$210 /mo · $2,518/yr
• Insurance: −$87
• HOA: −$420
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-105

Break-even live

Break-even rent $2,295

Max offer price $190,537

Occupancy floor 100%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Likely covers: waterelectricpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-03-21
   price $209,000 1502-char remark

   Show marketing remark (1502 chars)

   One or more photo(s) has been virtually staged. ~~ NEW ROOF & SIGNIFICANT PRICE IMPROVEMENT ~~ Discover a haven of warmth and camaraderie as you step into this inviting community. Perfectly suited for both snowbirds and year-round residents, Circle Woods Community provides a true sense of belonging. Prepare to be captivated by this updated freshly painted with neutral colors model, a magnificent two-bedroom villa with new electric panel, flooring and baseboards, and water heater, electric outlets. The kitchen has been remodeled with all new appliances - dishwasher, stove, microwave, refrigerator, cupboards and countertop. This standalone gem boasts a comfortable floor plan, offering ample room to unwind and create lasting memories. The enclosed lanai creates an open and airy ambiance. The efficient laundry room is conveniently positioned within the villa, adding ease to your daily routines. Circle Woods is a maintenance-free, no-age restrictions community offering two pools, a fitness room, shuffleboard, horseshoes and boccie. Circle Woods is located close to Manasota Key and Venice Beaches, shopping, Atlanta Braves training facility and many of the wonderful outdoor activities in the Venice area. This villa is move-in ready. Must own for two years before leasing, only 1 pet (medium). Monthly condo fee $420 and Board approval ($100 appliaction fee, non-refundable). The Community Offers: Free Lawn Maintenance, Clubhouse, Game Room, Gym, Library, 2 Heated Pools, Spa, Sauna.

2. 2026-03-03
   price $224,900 1502-char remark

   Show marketing remark (1502 chars)

   One or more photo(s) has been virtually staged. ~~ NEW ROOF & SIGNIFICANT PRICE IMPROVEMENT ~~ Discover a haven of warmth and camaraderie as you step into this inviting community. Perfectly suited for both snowbirds and year-round residents, Circle Woods Community provides a true sense of belonging. Prepare to be captivated by this updated freshly painted with neutral colors model, a magnificent two-bedroom villa with new electric panel, flooring and baseboards, and water heater, electric outlets. The kitchen has been remodeled with all new appliances - dishwasher, stove, microwave, refrigerator, cupboards and countertop. This standalone gem boasts a comfortable floor plan, offering ample room to unwind and create lasting memories. The enclosed lanai creates an open and airy ambiance. The efficient laundry room is conveniently positioned within the villa, adding ease to your daily routines. Circle Woods is a maintenance-free, no-age restrictions community offering two pools, a fitness room, shuffleboard, horseshoes and boccie. Circle Woods is located close to Manasota Key and Venice Beaches, shopping, Atlanta Braves training facility and many of the wonderful outdoor activities in the Venice area. This villa is move-in ready. Must own for two years before leasing, only 1 pet (medium). Monthly condo fee $420 and Board approval ($100 appliaction fee, non-refundable). The Community Offers: Free Lawn Maintenance, Clubhouse, Game Room, Gym, Library, 2 Heated Pools, Spa, Sauna.

3. 2025-12-01
   listed $234,900 Active 1502-char remark

   Show marketing remark (1502 chars)

   One or more photo(s) has been virtually staged. ~~ NEW ROOF & SIGNIFICANT PRICE IMPROVEMENT ~~ Discover a haven of warmth and camaraderie as you step into this inviting community. Perfectly suited for both snowbirds and year-round residents, Circle Woods Community provides a true sense of belonging. Prepare to be captivated by this updated freshly painted with neutral colors model, a magnificent two-bedroom villa with new electric panel, flooring and baseboards, and water heater, electric outlets. The kitchen has been remodeled with all new appliances - dishwasher, stove, microwave, refrigerator, cupboards and countertop. This standalone gem boasts a comfortable floor plan, offering ample room to unwind and create lasting memories. The enclosed lanai creates an open and airy ambiance. The efficient laundry room is conveniently positioned within the villa, adding ease to your daily routines. Circle Woods is a maintenance-free, no-age restrictions community offering two pools, a fitness room, shuffleboard, horseshoes and boccie. Circle Woods is located close to Manasota Key and Venice Beaches, shopping, Atlanta Braves training facility and many of the wonderful outdoor activities in the Venice area. This villa is move-in ready. Must own for two years before leasing, only 1 pet (medium). Monthly condo fee $420 and Board approval ($100 appliaction fee, non-refundable). The Community Offers: Free Lawn Maintenance, Clubhouse, Game Room, Gym, Library, 2 Heated Pools, Spa, Sauna.

4. 2000-02-24
   soldstatus $79,500
5. 1984-10-01
   soldstatus $55,000
6. 1977-05-01
   soldstatus $29,500

ⓘ 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: $2,518 · $210/mo
• Projected year-2 tax: $2,518 · $210/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,950
• − Mortgage interest: −$11,707
• − Property taxes: −$2,518
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − HOA: −$5,040
• − Depreciation: −$6,080
• Taxable loss: −$4,592
• Est. tax savings @ 24.0%: +$1,102
• After-tax cash flow: $-152/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 — South Venice

• Score: 67/100
• State rank: #549
• US rank: #10377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarasota County · 448,376 people
• 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

+608.5% since first listed

6 events — show timeline

• 2026-03-21 Price Changed $209,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Listed $234,900 Stellar MLS as Distributed by MLS Grid
• 2000-02-24 Sold (Public Records) $79,500 Public Records
• 1984-10-01 Sold (Public Records) $55,000 Public Records
• 1977-05-01 Sold (Public Records) $29,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,518 · +1.3% YoY. Source: county tax records.