1016 Kimball Rd · South Venice, FL 34293

$274,900

3 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 6 Days on market

Built 1987 10,000 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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +5.4/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED! Cute, clean, treed, quarter-acre corner property. 3/2 w/ a 1 car garage. While the walls go back to 1987, virturally all of the insides are new including but not limited to the appliances. The community offers a boat ramp as well as a ferry tothe community's beach. Truly a very "neat" investment, excellent value for the money. NEW roof, NEW kitchen & both bathrooms, NEW tile & carpet, NEW AC & ducts, NEW well, NEW paint inside & out, NEW sod. -

Key facts

• Club house
• Pool home
• No hoa

Tags

• POOL HOME
• SOLID CONSTRUCTION HOME
• NO HOA
• BOAT RAMP
• CLUB HOUSE

Property features AI

Finance

• Other: Property type: Residential, single family; Zoning: RSF3; Furnished (yes); Living area reported as 1,272 sq ft (public records); total building area reported as 2,450 sq ft (owner)
• Financial info: No lease restrictions indicated
• HOA & community: No association fees; Pets allowed

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Electricity connected; Public utilities available; Water connected
• Home design: Single family residence; One story; Fixer condition; Faces northwest
• Construction: Block construction; Shingle roof; Block foundation; Built on lot of approximately 0.23 acres
• Exterior features: Sliding doors; Private in-ground pool; Concrete road/driveway

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Split bedroom layout; Thermostat; Walk-in closets; Attic (additional room)
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/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 $248k (9.6% below list).
• Recommended offer: $248k (9.6% 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: schools F, 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.
• 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 33% 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 $8k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $150k; list at $275k implies a 83% 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 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,405 (9.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 9.2

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: -11.2%
• Equity multiple: 0.60×
• Total profit: $-30,551
• Equity at exit: $40,988

10-year hold

• IRR: -5.2%
• Equity multiple: 0.69×
• Total profit: $-23,686
• Equity at exit: $23,768

Cash invested: $76,972 (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 34293

• Rents YoY: 0.7%
• Active inventory: 1247
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,484 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$96 /mo · $1,158/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $310

Break-even live

Break-even rent $2,092

Max offer price $274,900

Occupancy floor 83%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-18
   listed $274,900 Active
2. 2008-05-16
   soldstatus $150,000 491-char remark

   Show marketing remark (491 chars)

   REDUCED! Cute, clean, treed, quarter-acre corner property. 3/2 w/ a 1 car garage. While the walls go back to 1987, virturally all of the insides are new including but not limited to the appliances. The community offers a boat ramp as well as a ferry tothe community's beach. Truly a very "neat" investment, excellent value for the money. NEW roof, NEW kitchen & both bathrooms, NEW tile & carpet, NEW AC & ducts, NEW well, NEW paint inside & out, NEW sod. -

3. 2008-05-09
   soldstatus $150,000 492-char remark

   Show marketing remark (492 chars)

   REDUCED! A cute, clean, treed, quarter-acre (mol) corner property. 3/2 with a one-car garage. While the walls go back to 1987, virtually all of the insides are new including but not limited to the ap pliances. The community offers a boat ramp as well asa ferry to the community's beach. Truly a very "neat" investment, excellent value for the money. NEW roof, new kitchen and both bathrooms, NEW ti le & carpet, NEW AC and ducts, NEW well, NEW paint, inside and out, NEW sod.

4. 2008-05-09
   soldstatus $1,000

   Show marketing remark (492 chars)

   REDUCED! A cute, clean, treed, quarter-acre (mol) corner property. 3/2 with a one-car garage. While the walls go back to 1987, virtually all of the insides are new including but not limited to the ap pliances. The community offers a boat ramp as well asa ferry to the community's beach. Truly a very "neat" investment, excellent value for the money. NEW roof, new kitchen and both bathrooms, NEW ti le & carpet, NEW AC and ducts, NEW well, NEW paint, inside and out, NEW sod.

5. 2008-03-05
   listed $169,900
6. 2007-10-16
   listed $169,900 491-char remark

   Show marketing remark (491 chars)

   REDUCED! Cute, clean, treed, quarter-acre corner property. 3/2 w/ a 1 car garage. While the walls go back to 1987, virturally all of the insides are new including but not limited to the appliances. The community offers a boat ramp as well as a ferry tothe community's beach. Truly a very "neat" investment, excellent value for the money. NEW roof, NEW kitchen & both bathrooms, NEW tile & carpet, NEW AC & ducts, NEW well, NEW paint inside & out, NEW sod. -

7. 2007-10-08
   listed $169,900 492-char remark

   Show marketing remark (492 chars)

   REDUCED! A cute, clean, treed, quarter-acre (mol) corner property. 3/2 with a one-car garage. While the walls go back to 1987, virtually all of the insides are new including but not limited to the ap pliances. The community offers a boat ramp as well asa ferry to the community's beach. Truly a very "neat" investment, excellent value for the money. NEW roof, new kitchen and both bathrooms, NEW ti le & carpet, NEW AC and ducts, NEW well, NEW paint, inside and out, NEW sod.

8. 1987-09-01
   soldstatus $75,000

ⓘ 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: $1,158 · $96/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,124/yr (+$94/mo · 97.0%)

ⓘ 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 · 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: $29,809
• − Mortgage interest: −$15,399
• − Property taxes: −$1,158
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,385
• − Management: −$2,385
• − Depreciation: −$7,997
• Taxable loss: −$889
• Est. tax savings @ 24.0%: +$213
• After-tax cash flow: $3,930/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

• Census place: South Venice, FL
• 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

+266.5% since first listed

8 events — show timeline

• 2026-05-18 Listed $274,900 Stellar MLS as Distributed by MLS Grid
• 2008-05-16 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2008-05-09 Sold (MLS) $1,000 Stellar MLS as Distributed by MLS Grid
• 2008-05-09 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2008-03-05 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2007-10-16 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2007-10-08 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 1987-09-01 Sold (Public Records) $75,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,158 · +4.7% YoY. Source: county tax records.