5833 Harrison Rd · South Venice, FL 34293

$310,000

3 bd · 2.0 ba · 1,513 sqft · SingleFamily public records · 211 Days on market

Built 1982 8,000 sqft lot $29/mo HOA · 1% 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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come live your life on the doorstep of paradise in this beautifully maintained 3 bedroom/2 bath ranch home that is just minutes from the pristine beaches of Manasota Key. The home's split floor plan boasts an open concept kitchen featuring granite countertops, a subway tile backsplash, new microwave & dishwasher, plenty of cabinetry, and a pass-through window with bar top seating. Flooring has been recently been replaced throughout the home with tasteful wood plank vinyl & carpeting and vaulted ceilings open up the living space to live larger than its 1513 sq ft. What's more, the completely enclosed Florida room adds another 300+ sq ft of prime living space, that can easily be kept to temperature by opening the 3 sets of sliding doors, producing an ideal spot for those looking to entertain or get the most out of family living. In the primary bedroom, a stylish barn door separates the ensuite, which comes complete with a large walk-in closet, vanity, and water closet w/ full shower & tub. Outside, stone & wood siding and the screened porch & garage door offer a touch of uniqueness to the exterior of the home and lush mature landscaping serves to provide both privacy and curb appeal; While hurricane impact windows bestow extra peace of mind during the stormy season. Located in the sought-after deeded community of Gulf View Estates, with friendly neighbors and reasonable dues, this South Venice home is close to shopping, dining, boat clubs, spring training venues, and some of the area’s best public schools; And, it's only a short day trip to explore Tampa/St. Pete, Sarasota/Siesta Key, Boca Grande, Ft. Myers, Sanibel/Captiva, and everywhere in between!

Key facts

• Low hoa fees
• Updated kitchen
• New roof

Tags

• NEW ROOF
• IMPACT WINDOWS
• UPDATED KITCHEN
• OVERSIZED FLORIDA ROOM
• SPLIT-BEDROOM FLOOR PLAN
• LOW HOA FEES

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: HOA managed by SUNSTATE MANAGMENT; HOA fees required: $350 annually (about $29.17/month); Association approval required; Deed restrictions; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Septic tank; High-speed internet available; Cable available; Electricity connected; Water connected
• Home design: Single family residence; One story; West-facing
• Construction: Block construction; Shingle roof; Slab foundation; Completed condition; Built on 0.18-acre lot (approx. 80 x 100)
• Exterior features: Enclosed patio/porch; Rain gutters; Paved lot; Asphalt/paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Cathedral ceilings; Vaulted ceiling; Ceiling fans; Eat-in kitchen; Stone counters; Thermostat; Walk-in closets; Blinds; Storm windows; Florida room; Inside utility / additional rooms
• Laundry & utility: Laundry inside; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (17.5% below list).
• Recommended offer: $256k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#549 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living A-; Watch: amenities F, commute F, health & safety 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 Senior High School (math 67% / reading 61%, grade B-, #86 of 667 statewide, top 13%, 2,584 students, 31% FRL).
• Market conditions: Rents flat; 1247 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 34% of the median local income ($90k/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 $2k of loan paydown is wiped out by about $9k 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 211 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $90k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,621 (17.5% 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 211 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.82% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-61,537
• Equity at exit: $46,222

10-year hold

• IRR: -20.3%
• Equity multiple: 0.04×
• Total profit: $-83,310
• Equity at exit: $26,803

Cash invested: $86,800 (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 34293

• Rents YoY: 0.7%
• Active inventory: 1247
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,556 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$323 /mo · $3,870/yr
• Insurance: −$129
• HOA: −$29
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-87

Break-even live

Break-even rent $2,666

Max offer price $294,641

Occupancy floor 98%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: waterlandscaping

Listing history 23 events

1. 2026-05-13
   status Pending
2. 2026-05-07
   price $310,000
3. 2026-02-25
   price $325,000
4. 2026-02-06
   price $345,000
5. 2026-01-07
   price $365,000
6. 2025-11-07
   price $379,000
7. 2025-10-14
   listed $400,000 Active
8. 2024-07-31
   historical
9. 2024-06-29
   price $435,000
10. 2024-04-06
    price $417,900
11. 2023-11-15
    price $439,900
12. 2023-10-23
    listed $459,000 Active
13. 2022-01-19
    soldstatus $359,000
14. 2022-01-12
    soldstatus $359,000 Closed 1713-char remark

    Show marketing remark (1713 chars)

    Come live your life on the doorstep of paradise in this beautifully maintained 3 bedroom/2 bath ranch home that is just minutes from the pristine beaches of Manasota Key. The home's split floor plan boasts an open concept kitchen featuring granite countertops, a subway tile backsplash, new microwave & dishwasher, plenty of cabinetry, and a pass-through window with bar top seating. Flooring has been recently been replaced throughout the home with tasteful wood plank vinyl & carpeting and vaulted ceilings open up the living space to live larger than its 1513 sq ft. What's more, the completely enclosed Florida room adds another 300+ sq ft of prime living space, that can easily be kept to temperature by opening the 3 sets of sliding doors, producing an ideal spot for those looking to entertain or get the most out of family living. In the primary bedroom, a stylish barn door separates the ensuite, which comes complete with a large walk-in closet, vanity, and water closet w/ full shower & tub. Outside, stone & wood siding and the screened porch & garage door offer a touch of uniqueness to the exterior of the home and lush mature landscaping serves to provide both privacy and curb appeal; While hurricane impact windows bestow extra peace of mind during the stormy season. Located in the sought-after deeded community of Gulf View Estates, with friendly neighbors and reasonable dues, this South Venice home is close to shopping, dining, boat clubs, spring training venues, and some of the area’s best public schools; And, it's only a short day trip to explore Tampa/St. Pete, Sarasota/Siesta Key, Boca Grande, Ft. Myers, Sanibel/Captiva, and everywhere in between!

15. 2021-12-13
    status Pending 1713-char remark

    Show marketing remark (1713 chars)

    Come live your life on the doorstep of paradise in this beautifully maintained 3 bedroom/2 bath ranch home that is just minutes from the pristine beaches of Manasota Key. The home's split floor plan boasts an open concept kitchen featuring granite countertops, a subway tile backsplash, new microwave & dishwasher, plenty of cabinetry, and a pass-through window with bar top seating. Flooring has been recently been replaced throughout the home with tasteful wood plank vinyl & carpeting and vaulted ceilings open up the living space to live larger than its 1513 sq ft. What's more, the completely enclosed Florida room adds another 300+ sq ft of prime living space, that can easily be kept to temperature by opening the 3 sets of sliding doors, producing an ideal spot for those looking to entertain or get the most out of family living. In the primary bedroom, a stylish barn door separates the ensuite, which comes complete with a large walk-in closet, vanity, and water closet w/ full shower & tub. Outside, stone & wood siding and the screened porch & garage door offer a touch of uniqueness to the exterior of the home and lush mature landscaping serves to provide both privacy and curb appeal; While hurricane impact windows bestow extra peace of mind during the stormy season. Located in the sought-after deeded community of Gulf View Estates, with friendly neighbors and reasonable dues, this South Venice home is close to shopping, dining, boat clubs, spring training venues, and some of the area’s best public schools; And, it's only a short day trip to explore Tampa/St. Pete, Sarasota/Siesta Key, Boca Grande, Ft. Myers, Sanibel/Captiva, and everywhere in between!

16. 2021-12-02
    listed $359,000 Active 1713-char remark

    Show marketing remark (1713 chars)

    Come live your life on the doorstep of paradise in this beautifully maintained 3 bedroom/2 bath ranch home that is just minutes from the pristine beaches of Manasota Key. The home's split floor plan boasts an open concept kitchen featuring granite countertops, a subway tile backsplash, new microwave & dishwasher, plenty of cabinetry, and a pass-through window with bar top seating. Flooring has been recently been replaced throughout the home with tasteful wood plank vinyl & carpeting and vaulted ceilings open up the living space to live larger than its 1513 sq ft. What's more, the completely enclosed Florida room adds another 300+ sq ft of prime living space, that can easily be kept to temperature by opening the 3 sets of sliding doors, producing an ideal spot for those looking to entertain or get the most out of family living. In the primary bedroom, a stylish barn door separates the ensuite, which comes complete with a large walk-in closet, vanity, and water closet w/ full shower & tub. Outside, stone & wood siding and the screened porch & garage door offer a touch of uniqueness to the exterior of the home and lush mature landscaping serves to provide both privacy and curb appeal; While hurricane impact windows bestow extra peace of mind during the stormy season. Located in the sought-after deeded community of Gulf View Estates, with friendly neighbors and reasonable dues, this South Venice home is close to shopping, dining, boat clubs, spring training venues, and some of the area’s best public schools; And, it's only a short day trip to explore Tampa/St. Pete, Sarasota/Siesta Key, Boca Grande, Ft. Myers, Sanibel/Captiva, and everywhere in between!

17. 2018-01-26
    soldstatus $210,000 Sold
18. 2018-01-26
    soldstatus $210,000
19. 2017-12-09
    status Pending
20. 2017-11-22
    price $214,700
21. 2017-11-10
    listed $219,900 Active
22. 1999-03-16
    soldstatus $98,000
23. 1984-12-01
    soldstatus $87,000

ⓘ 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: $3,870 · $323/mo
• Projected year-2 tax: $3,870 · $323/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 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,675
• − Mortgage interest: −$17,365
• − Property taxes: −$3,870
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − HOA: −$348
• − Depreciation: −$9,018
• Taxable loss: −$6,384
• Est. tax savings @ 24.0%: +$1,532
• After-tax cash flow: $489/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 — South Venice

• Score: 67/100
• State rank: #549
• US rank: #10377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarasota County · 448,376 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 50,278
• Household income: $90,038
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 548.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 3%
• Foreign-born: 9% · Canada, China, Dominican Republic
• Languages at home: 90% English-only · Spanish 3% Russian/Polish/Slavic 2% French/Haitian/Cajun 1%

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: ▼ -355.64%
• Current HPI: 270.5242
• Rent YoY: ▲ 0.70%
• 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

+256.3% since first listed

23 events — show timeline

• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $365,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $379,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-14 Listed $400,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-29 Price Changed $435,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-06 Price Changed $417,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-15 Price Changed $439,900 Stellar MLS as Distributed by MLS Grid
• 2023-10-23 Listed $459,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-19 Sold (Public Records) $359,000 Public Records
• 2022-01-12 Sold (MLS) $359,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-02 Listed $359,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-26 Sold (Public Records) $210,000 Public Records
• 2018-01-26 Sold (MLS) $210,000 Stellar MLS as Distributed by MLS Grid
• 2017-12-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-11-22 Price Changed $214,700 Stellar MLS as Distributed by MLS Grid
• 2017-11-10 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 1999-03-16 Sold (Public Records) $98,000 Public Records
• 1984-12-01 Sold (Public Records) $87,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $3,870 · -7.3% YoY. Source: county tax records.