102 Capri Isles Blvd #306 · Venice, FL 34292

$99,900

1 bd · 1.0 ba · 678 sqft · Condo public records · 89 Days on market

Built 1975 $575/mo HOA · 41% 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).

• 1% rule +9.1/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Appreciation +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

Welcome to easy Florida living in the heart of Venice! This cute and inviting third-floor, one bedroom, one bath condo is perfectly located just minutes from beautiful Gulf beaches, shopping, dining, golf and all that this charming coastal town has to offer. Inside, you'll find a freshly painted interior with stylish upgrades throughout. The kitchen and bath both feature solid wood shaker cabinets paired with sleek granite countertops, creating a clean, modern feel. The spacious bedroom includes a walk-in closet, while the light-filled living area flows seamlessly out to a lanai that spans the entire length of the condo, accessible from both the living room and bedroom and complete with a convenient storage closet. Enjoy peace of mind with major updates already completed, including a one-year-old AC system, hot water heater, and dishwasher. The building also boasts a new roof. The community offers fantastic amenities including a pool, clubhouse, and tennis courts, perfect for relaxing or staying active year-round. Whether you're looking for a smart investment opportunity or the perfect snowbird retreat, this charming condo checks all the boxes!

Key facts

• Walk-in closet
• Storage closet
• Granite countertops

Tags

• SOLID WOOD SHAKER CABINETS
• GRANITE COUNTERTOPS
• WALK-IN CLOSET
• LANAI
• STORAGE CLOSET
• ONE-YEAR-OLD AC SYSTEM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (21.4% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $79k (21.4% 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: Garden Elementary School (math 71% / reading 69%, grade A-, #345 of 2,144 statewide, top 17%, 513 students, 52% 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) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents falling (-5.0%/yr); 280 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 (-1.2%/yr); year-one equity from $691 of loan paydown is wiped out by about $1k 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 89 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• 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 $78,557 (21.4% 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 89 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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 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?
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: 1.41% ✓
• Cap rate: 4.84%
• Cash-on-cash: -5.18%
• DSCR: 0.77
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.19% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.29×
• Total profit: $-19,837
• Equity at exit: $23,204

10-year hold

• IRR: -17.0%
• Equity multiple: -0.23×
• Total profit: $-34,395
• Equity at exit: $23,598

Cash invested: $27,972 (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 34292

• Home prices YoY: -0.5%
• Rents YoY: -5.0%
• Active inventory: 280
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$90 /mo · $1,081/yr
• Insurance: −$42
• HOA: −$575
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-121

Break-even live

Break-even rent $1,558

Max offer price $78,557

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-93	+0% $-121	+5% $-149	+10% $-177
Rent	-10% $-232	-5% $-176	+0% $-121	+5% $-65	+10% $-10
Rate	-1.0pp $-71	-0.5pp $-95	base $-121	+0.5pp $-147	+1.0pp $-173

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $99,900 Active 89 DOM
2. 2026-06-18
   days on market $99,900 Active 86 DOM
3. 2026-06-17
   days on market $99,900 Active 85 DOM
4. 2026-06-16
   days on market $99,900 Active 84 DOM
5. 2026-06-15
   days on market $99,900 Active 83 DOM
6. 2026-06-13
   days on market $99,900 Active 81 DOM
7. 2026-06-13
   days on market $99,900 Active 80 DOM
8. 2026-06-10
   pricedays on market $99,900 Active 78 DOM
9. 2026-06-09
   days on market $110,000 Active 77 DOM
10. 2026-06-08
    days on market $110,000 Active 76 DOM
11. 2026-06-08
    days on market $110,000 Active 75 DOM
12. 2026-06-05
    days on market $110,000 Active 72 DOM
13. 2026-06-03
    days on market $110,000 Active 71 DOM
14. 2026-06-02
    days on market $110,000 Active 70 DOM
15. 2026-06-01
    days on market $110,000 Active 69 DOM
16. 2026-05-31
    days on market $110,000 Active 68 DOM
17. 2026-03-24
    listed $110,000 Active 1162-char remark

    Show marketing remark (1162 chars)

    Welcome to easy Florida living in the heart of Venice! This cute and inviting third-floor, one bedroom, one bath condo is perfectly located just minutes from beautiful Gulf beaches, shopping, dining, golf and all that this charming coastal town has to offer. Inside, you'll find a freshly painted interior with stylish upgrades throughout. The kitchen and bath both feature solid wood shaker cabinets paired with sleek granite countertops, creating a clean, modern feel. The spacious bedroom includes a walk-in closet, while the light-filled living area flows seamlessly out to a lanai that spans the entire length of the condo, accessible from both the living room and bedroom and complete with a convenient storage closet. Enjoy peace of mind with major updates already completed, including a one-year-old AC system, hot water heater, and dishwasher. The building also boasts a new roof. The community offers fantastic amenities including a pool, clubhouse, and tennis courts, perfect for relaxing or staying active year-round. Whether you're looking for a smart investment opportunity or the perfect snowbird retreat, this charming condo checks all the boxes!

ⓘ 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: $1,081 · $90/mo
• Projected year-2 tax: $1,081 · $90/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 ≥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: $16,857
• − Mortgage interest: −$5,596
• − Property taxes: −$1,081
• − Insurance: −$500
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − HOA: −$6,900
• − Depreciation: −$2,906
• Taxable loss: −$2,822
• Est. tax savings @ 24.0%: +$677
• After-tax cash flow: $-772/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): 17,586
• Household income: $80,101
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 716.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Two or more races 5% Asian 4% Black 2%
• Common ancestry: Romanian 6% Lithuanian 5% Slovak 3%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -1.19%
• Current HPI: 232.0703
• Rent YoY: ▼ -4.97%
• 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

1 event — show timeline

• 2026-03-24 Listed $110,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2025): $1,081 · -3.6% YoY. Source: county tax records.