400 Base Ave E #227 · Venice, FL 34285

$130,000

2 bd · 2.0 ba · 706 sqft · Condo public records · 55 Days on market

Built 1973 $500/mo HOA · 27% of rent

---

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 +16.6/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +5.2/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Venice Island named #1 retirement city! Want to be close to Sharkey's on the Pier? this is it! beaches are just blocks away. This recently beautifully updated two bedroom can be your first home OR your home from home: New kitchen cabinets, new flooring, 2016 AC, no work needed here! Escape those cccold winters and live just blocks from the beaches. Like to bike or jog? Legacy Trail just one block away. Beautiful downtown Venice with several restaurants and quaint shopping areas in minutes. . Venice Island at it's best! Sea shells and sharks teeth in your future? One month rentals allowed

Key facts

• Custom cabinetry
• Laminate flooring
• Stone countertops

Tags

• UPDATED CONDO
• MODERN OPEN-CONCEPT LAYOUT
• REDESIGNED KITCHEN
• STONE COUNTERTOPS
• CUSTOM CABINETRY
• LAMINATE FLOORING

Property features AI

Finance

• Other: Furnished; Association name: Bernard Doogue
• Financial info: Total monthly fees $500; Total annual fees $6,000; Lease restrictions apply
• HOA & community: Monthly condo fee $500 (includes maintenance of structure, management, trash, water); Association requires approval; Association amenities: Laundry; Community features: Buyer approval required, community mailbox; Pets not allowed

Exterior

• Parking: Assigned parking; Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Residential condominium; 2 total stories; Unit on second floor; Southeast-facing
• Construction: Block construction; Tile roof; Slab foundation; Completed condition
• Exterior features: Cleared lot; Located within city limits; Sidewalks; Paved roads; Mature landscaping

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Thermostat
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $79 ($952/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#129 in FL, #1,925 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D-, 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.
• Zoned schools: Venice Elementary School (math 80% / reading 77%, grade A, #141 of 2,144 statewide, top 7%, 608 students, 43% 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 rising fast (+8.8%/yr); 462 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 33% of the median local income ($68k/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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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. 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 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: 1.43% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.84×
• Total profit: $-5,856
• Equity at exit: $19,383

10-year hold

• IRR: 12.4%
• Equity multiple: 2.30×
• Total profit: $47,466
• Equity at exit: $11,240

Cash invested: $36,400 (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 34285

• Rents YoY: 8.8%
• Active inventory: 462
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$153 /mo · $1,841/yr
• Insurance: −$54
• HOA: −$500
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $79

Break-even live

Break-even rent $1,759

Max offer price $130,000

Occupancy floor 91%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $130,000 Active 55 DOM
2. 2026-06-17
   days on market $130,000 Active 54 DOM
3. 2026-06-16
   days on market $130,000 Active 53 DOM
4. 2026-06-15
   days on market $130,000 Active 52 DOM
5. 2026-06-13
   days on market $130,000 Active 50 DOM
6. 2026-06-13
   days on market $130,000 Active 49 DOM
7. 2026-06-10
   days on market $130,000 Active 47 DOM
8. 2026-06-09
   days on market $130,000 Active 46 DOM
9. 2026-06-08
   days on market $130,000 Active 45 DOM
10. 2026-06-08
    days on market $130,000 Active 44 DOM
11. 2026-06-05
    days on market $130,000 Active 41 DOM
12. 2026-06-03
    pricedays on market $130,000 Active 40 DOM
13. 2026-06-02
    days on market $140,000 Active 39 DOM
14. 2026-06-01
    days on market $140,000 Active 38 DOM
15. 2026-05-31
    days on market $140,000 Active 37 DOM
16. 2026-04-24
    listed $140,000 Active 1674-char remark
17. 2018-10-12
    soldstatus $120,000
18. 2018-10-11
    soldstatus $120,000 Sold 596-char remark

    Show marketing remark (596 chars)

    Venice Island named #1 retirement city! Want to be close to Sharkey's on the Pier? this is it! beaches are just blocks away. This recently beautifully updated two bedroom can be your first home OR your home from home: New kitchen cabinets, new flooring, 2016 AC, no work needed here! Escape those cccold winters and live just blocks from the beaches. Like to bike or jog? Legacy Trail just one block away. Beautiful downtown Venice with several restaurants and quaint shopping areas in minutes. . Venice Island at it's best! Sea shells and sharks teeth in your future? One month rentals allowed

19. 2018-09-17
    status Pending 596-char remark

    Show marketing remark (596 chars)

    Venice Island named #1 retirement city! Want to be close to Sharkey's on the Pier? this is it! beaches are just blocks away. This recently beautifully updated two bedroom can be your first home OR your home from home: New kitchen cabinets, new flooring, 2016 AC, no work needed here! Escape those cccold winters and live just blocks from the beaches. Like to bike or jog? Legacy Trail just one block away. Beautiful downtown Venice with several restaurants and quaint shopping areas in minutes. . Venice Island at it's best! Sea shells and sharks teeth in your future? One month rentals allowed

20. 2018-05-01
    listed $125,500 Active 596-char remark

    Show marketing remark (596 chars)

    Venice Island named #1 retirement city! Want to be close to Sharkey's on the Pier? this is it! beaches are just blocks away. This recently beautifully updated two bedroom can be your first home OR your home from home: New kitchen cabinets, new flooring, 2016 AC, no work needed here! Escape those cccold winters and live just blocks from the beaches. Like to bike or jog? Legacy Trail just one block away. Beautiful downtown Venice with several restaurants and quaint shopping areas in minutes. . Venice Island at it's best! Sea shells and sharks teeth in your future? One month rentals allowed

21. 2004-07-21
    soldstatus $85,000
22. 2002-09-30
    soldstatus $60,000
23. 2001-03-06
    soldstatus $45,000
24. 1996-03-04
    soldstatus $34,000

ⓘ 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: $1,841 · $153/mo
• Projected year-2 tax: $1,841 · $153/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 ≥108°F today · 30 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: $22,309
• − Mortgage interest: −$7,282
• − Property taxes: −$1,841
• − Insurance: −$650
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − HOA: −$6,000
• − Depreciation: −$3,782
• Taxable loss: −$815
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $1,148/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 — Venice

• Score: 80/100
• State rank: #129
• US rank: #1925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Venice, FL
• County: Sarasota County · 448,376 people
• City population: 86,541
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 18,677
• Household income: $68,301
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 747.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 5% Italian 3%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% German/W. Germanic 2%

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: ▼ -329.42%
• Current HPI: 264.6389
• Rent YoY: ▲ 8.78%
• 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

+282.4% since first listed

10 events — show timeline

• 2026-06-03 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-12 Sold (Public Records) $120,000 Public Records
• 2018-10-11 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-05-01 Listed $125,500 Stellar MLS as Distributed by MLS Grid
• 2004-07-21 Sold (Public Records) $85,000 Public Records
• 2002-09-30 Sold (Public Records) $60,000 Public Records
• 2001-03-06 Sold (Public Records) $45,000 Public Records
• 1996-03-04 Sold (Public Records) $34,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,841 · -9.8% YoY. Source: county tax records.