2282 Piazza Dr #117 · Palmer Ranch, FL 34238

$164,900

2 bd · 2.0 ba · 984 sqft · SingleFamily · 92 Days on market

Built 1973 3,477 sqft lot $190/mo HOA · 10% of rent

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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 +17.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +5.6/10.0
• Schools +5.4/10.0
• Appreciation +4.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0

Listing remarks MLS

This charming two-bedroom, two-bathroom home is situated on a corner lot within the desirable 55+ community of Venetian Park Estates in Sarasota, Florida. This community offers a resort-style living experience with friendly neighbors, creating an atmosphere reminiscent of a vacation. Upon entering, the home features newly installed subfloors and elegant laminate flooring throughout. Upgrades include enhanced plumbing and electrical systems, as well as a new washer, dishwasher, and water heater. The interior walls have been finished with sheetrock. New roof installed 6 years ago, with transferable warranty. Enjoy serene mornings in the four-season Florida Room, which boasts comfortable furnishings. Venetian Park Estates is dedicated to recreation and relaxation, with amenities such as a community pool and spa, shuffleboard courts, and a clubhouse offering a variety of activities from Bingo, to poolside parties with entertainment. Call today for a look at your new home in paradise!

Key facts

• Enhanced plumbing
• New washer
• Corner lot

Tags

• CORNER LOT
• NEWLY INSTALLED SUBFLOORS
• ELEGANT LAMINATE FLOORING
• ENHANCED PLUMBING
• ENHANCED ELECTRICAL SYSTEMS
• NEW WASHER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 falling (-8.2%/yr); 488 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

• In year one you build about $220 of equity ($1k loan paydown + $-920 appreciation (-0.6% local appreciation)).
• 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 92 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $52k; list at $165k implies a 217% 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 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.56% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.88×
• Total profit: $-5,738
• Equity at exit: $43,331

10-year hold

• IRR: 0.6%
• Equity multiple: 1.06×
• Total profit: $2,647
• Equity at exit: $48,579

Cash invested: $46,172 (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 34238

• Home prices YoY: -0.2%
• Rents YoY: -8.2%
• Active inventory: 488
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,855 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$190
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $136

Break-even live

Break-even rent $1,683

Max offer price $164,900

Occupancy floor 88%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $190 · $2,280/yr
• Likely covers: waterelectricpool

Listing history 20 events

1. 2026-06-18
   days on market $164,900 Active 92 DOM
2. 2026-06-17
   days on market $164,900 Active 91 DOM
3. 2026-06-16
   days on market $164,900 Active 90 DOM
4. 2026-06-15
   days on market $164,900 Active 89 DOM
5. 2026-06-13
   days on market $164,900 Active 87 DOM
6. 2026-06-13
   days on market $164,900 Active 86 DOM
7. 2026-06-10
   days on market $164,900 Active 84 DOM
8. 2026-06-09
   days on market $164,900 Active 83 DOM
9. 2026-06-08
   days on market $164,900 Active 82 DOM
10. 2026-06-08
    days on market $164,900 Active 81 DOM
11. 2026-06-05
    days on market $164,900 Active 78 DOM
12. 2026-06-03
    days on market $164,900 Active 77 DOM
13. 2026-06-02
    days on market $164,900 Active 76 DOM
14. 2026-06-01
    days on market $164,900 Active 75 DOM
15. 2026-05-31
    days on market $164,900 Active 74 DOM
16. 2026-03-18
    listed $164,900 Active 994-char remark

    Show marketing remark (994 chars)

    This charming two-bedroom, two-bathroom home is situated on a corner lot within the desirable 55+ community of Venetian Park Estates in Sarasota, Florida. This community offers a resort-style living experience with friendly neighbors, creating an atmosphere reminiscent of a vacation. Upon entering, the home features newly installed subfloors and elegant laminate flooring throughout. Upgrades include enhanced plumbing and electrical systems, as well as a new washer, dishwasher, and water heater. The interior walls have been finished with sheetrock. New roof installed 6 years ago, with transferable warranty. Enjoy serene mornings in the four-season Florida Room, which boasts comfortable furnishings. Venetian Park Estates is dedicated to recreation and relaxation, with amenities such as a community pool and spa, shuffleboard courts, and a clubhouse offering a variety of activities from Bingo, to poolside parties with entertainment. Call today for a look at your new home in paradise!

17. 2011-06-24
    soldstatus $52,000 533-char remark

    Show marketing remark (533 chars)

    PRICE REDUCED on this beautiful 2 Bed 2 Bath unit with large Florida room, just minutes from Siesta Key Beach or Nokomis Beach. Move-in ready furnished corner unit in desirable Venetian Park Estates is a perfect retirement home or winter retreat. This 55+ community features pool, hot tub, clubhouse, lake and activities planned for everyone. Home has updated windows, newer air conditioning, hot water heater and has been completely re piped. The park is conveniently located at 8885 S. Tamiami Trail, close to shopping and beaches.

18. 2010-10-16
    listed $65,000 533-char remark

    Show marketing remark (533 chars)

    PRICE REDUCED on this beautiful 2 Bed 2 Bath unit with large Florida room, just minutes from Siesta Key Beach or Nokomis Beach. Move-in ready furnished corner unit in desirable Venetian Park Estates is a perfect retirement home or winter retreat. This 55+ community features pool, hot tub, clubhouse, lake and activities planned for everyone. Home has updated windows, newer air conditioning, hot water heater and has been completely re piped. The park is conveniently located at 8885 S. Tamiami Trail, close to shopping and beaches.

19. 2009-04-29
    historical
20. 2008-06-16
    listed $84,900

ⓘ 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 6 d/yr ≥107°F today · 23 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: $22,260
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − HOA: −$2,280
• − Depreciation: −$4,797
• Taxable loss: −$913
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $1,850/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 — Palmer Ranch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 22,808
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 23,821
• Household income: $97,926
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 841.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 5% Black 3% Asian 3%
• Hispanic origin (detail): Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 86% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -0.56%
• Current HPI: 232.3872
• Rent YoY: ▼ -8.18%
• 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

+94.2% since first listed

5 events — show timeline

• 2026-03-18 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2011-06-24 Sold (MLS) $52,000 Stellar MLS as Distributed by MLS Grid
• 2010-10-16 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2009-04-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-06-16 Listed $84,900 Stellar MLS as Distributed by MLS Grid