928 Bonaire Ave · Venice, FL 34285

$179,900

3 bd · 2.0 ba · 1,356 sqft · Manufactured · 74 Days on market

Built 2026 Good condition

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Why this score? — see what drove the B 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ age qualified community. Welcome to Bay Indies a 55+ age-qualified active and vibrant community, where you can find yourself in your dream home. We have a stunning, brand new, beautiful 2026 3 bed, 2 bath home for sale featuring 1356.16 sq ft of beautifully designed living space. Located in Venice, this property offers the perfect blend of modern amenities and timeless charm. Step inside to find [highlight an open-concept floor plan, hardwood floors, high ceilings, and natural light. The kitchen boasts features like quartz countertops, stainless steel appliances, custom cabinetry, etc. perfect for both everyday living and entertaining. The spacious primary suite offers a peaceful retreat, complete with en-suite features like dual vanities, and a walk-in closet. Additional bedrooms provide versatility for guests, a home office, or a growing family. Outside you will enjoy a covered patio, and low-maintenance landscaping, ideal for entertaining or unwinding. Located in the desirable Bay Indies, residents enjoy access to a range of premium amenities including amenities such as a resort-style pools, fitness center, clubhouse, walking trails, tennis courts, and pickle ball to name a few. Conveniently situated near shopping, dining, major highways, parks, and public transportation, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Ask us about financing options. Call today to schedule a tour!

Key facts

• Quartz countertops
• Natural light
• High ceilings

Tags

• OPEN-CONCEPT FLOOR PLAN
• HARDWOOD FLOORS
• HIGH CEILINGS
• NATURAL LIGHT
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% 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.
• Market conditions: Rents rising fast (+8.8%/yr); 468 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 42% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 10489% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.21%
• DSCR: 1.68
• GRM: 6.3

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: 11.4%
• Equity multiple: 1.48×
• Total profit: $24,139
• Equity at exit: $26,824

10-year hold

• IRR: 24.1%
• Equity multiple: 3.60×
• Total profit: $130,824
• Equity at exit: $15,554

Cash invested: $50,372 (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: 468
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,382 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $638

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 68%

Sensitivity live

Price	-10% $763	-5% $701	+0% $638	+5% $576	+10% $514
Rent	-10% $450	-5% $544	+0% $638	+5% $733	+10% $827
Rate	-1.0pp $729	-0.5pp $684	base $638	+0.5pp $592	+1.0pp $544

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $179,900 Active 74 DOM
2. 2026-06-18
   days on market $179,900 Active 71 DOM
3. 2026-06-17
   days on market $179,900 Active 70 DOM
4. 2026-06-15
   days on market $179,900 Active 68 DOM
5. 2026-06-13
   days on market $179,900 Active 66 DOM
6. 2026-06-13
   days on market $179,900 Active 65 DOM
7. 2026-06-10
   days on market $179,900 Active 63 DOM
8. 2026-06-09
   days on market $179,900 Active 62 DOM
9. 2026-06-08
   days on market $179,900 Active 60 DOM
10. 2026-06-05
    days on market $179,900 Active 57 DOM
11. 2026-06-03
    days on market $179,900 Active 56 DOM
12. 2026-06-02
    days on market $179,900 Active 55 DOM
13. 2026-06-01
    days on market $179,900 Active 54 DOM
14. 2026-05-31
    days on market $179,900 Active 53 DOM
15. 2026-04-30
    price $1,599
16. 2026-04-24
    listed $1,699
17. 2026-04-09
    listed $179,900 Active 1493-char remark

    Show marketing remark (1493 chars)

    55+ age qualified community. Welcome to Bay Indies a 55+ age-qualified active and vibrant community, where you can find yourself in your dream home. We have a stunning, brand new, beautiful 2026 3 bed, 2 bath home for sale featuring 1356.16 sq ft of beautifully designed living space. Located in Venice, this property offers the perfect blend of modern amenities and timeless charm. Step inside to find [highlight an open-concept floor plan, hardwood floors, high ceilings, and natural light. The kitchen boasts features like quartz countertops, stainless steel appliances, custom cabinetry, etc. perfect for both everyday living and entertaining. The spacious primary suite offers a peaceful retreat, complete with en-suite features like dual vanities, and a walk-in closet. Additional bedrooms provide versatility for guests, a home office, or a growing family. Outside you will enjoy a covered patio, and low-maintenance landscaping, ideal for entertaining or unwinding. Located in the desirable Bay Indies, residents enjoy access to a range of premium amenities including amenities such as a resort-style pools, fitness center, clubhouse, walking trails, tennis courts, and pickle ball to name a few. Conveniently situated near shopping, dining, major highways, parks, and public transportation, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Ask us about financing options. Call today to schedule a tour!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $28,584
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$5,233
• Taxable income: $5,102
• Est. tax owed @ 24.0%: −$1,224
• After-tax cash flow: $6,438/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This 2026 manufactured home in a 55+ community is in excellent condition with no visible repairs needed. It offers a good ROI with updates focusing on landscaping and interior maintenance.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Interior paint touch-ups — Maintains a fresh and inviting interior atmosphere.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Interior paint touch-ups — Maintains a fresh and inviting interior atmosphere. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-99.1% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $1,599 ZUMPER1
• 2026-04-24 Listed for Rent $1,699 ZUMPER1
• 2026-04-09 Listed $179,900 Zillow