110 Verona St N · Nokomis, FL 34275

$155,000

2 bd · 1.0 ba · 600 sqft · Manufactured public records · 3 Days on market

Built 1970 5,061 sqft lot

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +5.4/10.0
• 1% rule +5.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for first time home buyers or investors! Located only few minutes away from Downtown Venice and beaches and only a mile from Legacy Trail! This 2 beds 1 Bath move in ready cottage has an open spacious floor plan. Large open kitchen with newer appliances and roomy dinning area. Living room features french door to back porch. Inside laundry with 2019 washer & dryer. New tile flooring throughout master and guest bedrooms. 4 NEW wall AC units throughout the home. 2 sheds in the fully fenced backyard for extra storage.

Key facts

• Renovated home
• Versatile bonus room
• Epoxy-coated floor

Tags

• RENOVATED HOME
• IMPACT WINDOWS
• LUXURY VINYL PLANK FLOORING
• VERSATILE BONUS ROOM
• OVERSIZED COVERED PATIO
• EPOXY-COATED FLOOR

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Mobile Home; Zoning: RC; Unfurnished
• HOA & community: No association fees; Pets allowed; No association approval required

Exterior

• Parking: No parking
• Utilities: Well water; Septic tank; High‑speed internet available; Cable available; Electricity connected
• Home design: Mobile home (single wide); One story; Faces west
• Construction: Vinyl siding on frame construction; Membrane roof; Crawlspace foundation; Built on a 0.12-acre lot (approx. 50 x 102)
• Exterior features: Shed(s); Paved road access; Street dead-end lot; Near public transit; In-county location

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning unit(s)
• Interior features: Kitchen and family room combined; Enclosed screened porch
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (0.4% below list).
• Recommended offer: $154k (0.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#347 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, 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: Laurel Nokomis School (math 78% / reading 73%, grade A, #211 of 2,144 statewide, top 10%, 1,411 students, 35% 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 falling (-4.0%/yr); 751 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 (-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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 19y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $154,330 (0.4% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.65×
• Total profit: $-15,127
• Equity at exit: $23,111

10-year hold

• IRR: -4.9%
• Equity multiple: 0.72×
• Total profit: $-12,036
• Equity at exit: $13,402

Cash invested: $43,400 (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 34275

• Rents YoY: -4.0%
• Active inventory: 751
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,543 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$114 /mo · $1,362/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $228

Break-even live

Break-even rent $1,254

Max offer price $155,000

Occupancy floor 80%

Sensitivity live

Price	-10% $316	-5% $272	+0% $228	+5% $184	+10% $141
Rent	-10% $106	-5% $167	+0% $228	+5% $289	+10% $350
Rate	-1.0pp $306	-0.5pp $268	base $228	+0.5pp $188	+1.0pp $147

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $155,000 Active 3 DOM
2. 2026-06-17
   days on market $155,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $155,000 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: $1,362 · $114/mo
• Projected year-2 tax: $1,362 · $114/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 5/10 Major FEMA zone X (unshaded) · 31% 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: $18,520
• − Mortgage interest: −$8,682
• − Property taxes: −$1,362
• − Insurance: −$775
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$4,509
• Taxable income: $228
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $2,685/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 — Nokomis

• Score: 72/100
• State rank: #347
• US rank: #6005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nokomis, FL
• County: Sarasota County · 448,376 people
• City population: 22,436
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 22,436
• Household income: $89,369
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 338.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 4% Asian 3% Black 1%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -329.70%
• Current HPI: 268.9918
• Rent YoY: ▼ -3.97%
• 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

+675.0% since first listed

21 events — show timeline

• 2026-06-15 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-10 Sold (MLS) $144,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-28 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-01-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-05 Listed $142,500 Stellar MLS as Distributed by MLS Grid
• 2019-08-02 Sold (MLS) $79,000 Stellar MLS as Distributed by MLS Grid
• 2019-07-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-07-17 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-26 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-05-12 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2010-05-12 Sold (MLS) $18,000 Stellar MLS as Distributed by MLS Grid
• 2009-10-19 Listed $22,149 Stellar MLS as Distributed by MLS Grid
• 2009-09-08 Sold (Public Records) $57,300 Public Records
• 2007-04-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-03-13 Listed $94,900 Stellar MLS as Distributed by MLS Grid
• 2007-03-13 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 1998-06-09 Sold (Public Records) $30,000 Public Records
• 1993-09-03 Sold (Public Records) $20,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,362 · +9.9% YoY. Source: county tax records.