708 Tamiami Trl S #216 · Venice, FL 34285

$170,000

2 bd · 2.0 ba · 971 sqft · Condo public records · 9 Days on market

Built 1971 $685/mo HOA · 35% of rent

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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 +8.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +5.4/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coastal Condo Near Venice Beach – Ideal for Seasonal Living or Investment! Live the coastal lifestyle in this inviting 2-bedroom, 2-bathroom condo just 2 miles from Venice Beach and 1 mile from historic downtown Venice. Located in a vibrant 55+ community, this second-floor unit features a spacious open floor plan and a private sunroom for enjoying Florida’s year-round sunshine. Community highlights include a heated pool, clubhouse, barbecue area, and lush garden pathways that create a peaceful, neighborly environment. An elevator provides easy access, and you’ll appreciate the on-site laundry, along with a dedicated parking space for both owners and renters. Best of all, this condo is in the X flood zone. Whether you're seeking a full-time home, winter retreat, or a strong rental investment, this property checks every box! Call today for your private showing!

Key facts

• Remodeled kitchen
• Soft-close cabinetry
• Granite countertops

Tags

• REMODELED KITCHEN
• SOFT-CLOSE CABINETRY
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• VINYL PLANK FLOORING
• UPDATED LIGHTING FIXTURES

Property features AI

Finance

• Other: Unit is furnished; Guest parking nearby; Directions available: South on Tamiami Trail past San Marco; first right after the shopping plaza into complex
• Financial info: Total monthly fees listed as $685; total annual fees listed as $8,220; Lease restrictions apply
• HOA & community: Has HOA (Association Gulf Coast); Monthly condo/association fee: $685; Association approval required; Association fees include cable TV, pool, structure and grounds maintenance, management, pest control, sewer, trash and water; Community amenities: Pool, sidewalks; property has deed restrictions; Senior community; no pets allowed

Exterior

• Parking: Covered parking; 1-car carport
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected; Other utilities available
• Home design: Condominium; Residential property; East-facing; One level; Located on 2nd floor of a 3-story building
• Construction: Block construction; Shingle roof; Block foundation; Building name: HOLIDAY APARTMENTS
• Exterior features: Covered, screened patio/porch; Outdoor lighting; Outdoor grill; Sidewalk; Storage

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Solid surface counters; Solid wood cabinets; Thermostat; Walk-in closet(s); Window treatments (blinds and drapes)
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (14.3% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $146k (14.3% below list) — sets the bar for cash-flow.

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 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 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 34% 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 22y 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 $118k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• 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 $145,641 (14.3% 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. Built in 1971 — 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. 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 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: 1.15% ✓
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 7.2

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: -14.1%
• Equity multiple: 0.46×
• Total profit: $-25,618
• Equity at exit: $25,348

10-year hold

• IRR: 3.3%
• Equity multiple: 1.31×
• Total profit: $14,967
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$71
• HOA: −$685
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-138

Break-even live

Break-even rent $2,136

Max offer price $145,641

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-90	+0% $-138	+5% $-186	+10% $-234
Rent	-10% $-293	-5% $-215	+0% $-138	+5% $-60	+10% $17
Rate	-1.0pp $-52	-0.5pp $-95	base $-138	+0.5pp $-182	+1.0pp $-227

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $685 · $8,220/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   statusdays on market $170,000 Pending 9 DOM
2. 2026-06-18
   days on market $170,000 Active 7 DOM
3. 2026-06-17
   days on market $170,000 Active 6 DOM
4. 2026-06-16
   days on market $170,000 Active 5 DOM
5. 2026-06-15
   days on market $170,000 Active 4 DOM
6. 2026-06-13
   days on market $170,000 Active 2 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   listed $170,000 Active 1 DOM

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$928/yr (+$77/mo · 192.3%)

ⓘ 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 · 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: $23,539
• − Mortgage interest: −$9,523
• − Property taxes: −$483
• − Insurance: −$850
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − HOA: −$8,220
• − Depreciation: −$4,945
• Taxable loss: −$4,248
• Est. tax savings @ 24.0%: +$1,019
• After-tax cash flow: $-635/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
• 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

+541.5% since first listed

25 events — show timeline

• 2026-06-11 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-15 Sold (Public Records) $118,000 Public Records
• 2025-10-15 Sold (MLS) $118,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-03 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2011-06-10 Sold (Public Records) $64,000 Public Records
• 2011-06-07 Sold (MLS) $64,000 Stellar MLS as Distributed by MLS Grid
• 2011-01-18 Listed $72,000 Stellar MLS as Distributed by MLS Grid
• 2009-05-22 Sold (Public Records) $59,000 Public Records
• 2009-05-14 Sold (MLS) $59,000 Stellar MLS as Distributed by MLS Grid
• 2008-12-23 Listed $59,000 Stellar MLS as Distributed by MLS Grid
• 2007-10-20 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-02 Sold (Public Records) $142,500 Public Records
• 2005-05-24 Sold (MLS) $142,500 Stellar MLS as Distributed by MLS Grid
• 2005-04-10 Listed $157,500 Stellar MLS as Distributed by MLS Grid
• 2004-10-15 Listed $157,500 Stellar MLS as Distributed by MLS Grid
• 2004-04-30 Sold (Public Records) $87,000 Public Records
• 2001-11-06 Sold (Public Records) $57,000 Public Records
• 1977-07-01 Sold (Public Records) $26,500 Public Records

Property tax history

-4.1%/yr

Latest (2025): $483 · +1.7% YoY. Source: county tax records.