3217 Beneva Rd #102 · Southgate, FL 34232

$154,000

1 bd · 1.0 ba · 714 sqft · Condo public records · 3 Days on market

Built 1978 $438/mo HOA · 25% 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 +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy Florida living in this stunning decorator 1st floor condo tastefully updated and move in ready! Nestled amongst lush landscaping and an abundance of shade trees this is the perfect place for a local resident or snowbird. The kitchen features beautiful granite counters and white cabinets with stainless appliances and breakfast bar. The spacious living room features vinyl plank floors and a screened lanai to relax and unwind. Retire to your master bedroom /bath with ample closet space. The interior was recently painted and newer AC as well as a storage closet for your convenience and washer/dryer nearby. This resort like community has so many amenities including 2 pools, 2 tennis courts, shuffleboard, pickleball and a clubhouse! The clubhouse has gone through a complete renovation and has a full kitchen that's available for private or community functions This condo is situated in a premium location within the complex, one of two pools and the fitness center are just steps away . Village Brooke has on-site management and full-time maintenance as well as LOW HOA fees! If you're looking for a well maintained and quiet community that is conveniently located to shopping, restaurants, beaches, hospital and medical facilities and Sarasota's vibrant downtown then look no further. ! Enjoy total peace and relaxation in Village Brooke!

Key facts

• First-floor condo
• Refreshed bathroom
• Updated kitchen

Tags

• FIRST-FLOOR CONDO
• VILLAGE BROOKE COMMUNITY
• UPDATED KITCHEN
• PRIVATE SCREENED LANAI
• REFRESHED BATHROOM
• EXTERIOR LOCKED STORAGE

Property features AI

Finance

• Other: Association: Village Brooke Condo Assoc.; Unfurnished
• Financial info: Total monthly fees $438; Total annual fees $5,256; Lease restrictions apply
• HOA & community: Monthly condo fee $438 (includes water, sewer, trash, cable TV); Association requires approval; Buyer approval required; Deed restrictions; Fitness center; Pool; Park; No truck/RV/motorcycle parking; Tennis courts; Pets not allowed

Exterior

• Utilities: Public sewer; Cable connected; Electricity connected; Sewer connected; Public utilities; No listed water source
• Home design: Condominium; One story; Faces north; Entry on first floor
• Construction: Block construction; Membrane and tile roof; Slab foundation; Built as part of Building 7
• Exterior features: Sliding doors; Storage; Tennis courts

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Electric water heater
• Bedrooms: 1 bedroom (first floor)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Solid surface counters; Solid wood cabinets; Window treatments
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $154k.

Deal economics

• At list price, monthly cash flow is $-78 ($-940/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (9.0% below list).
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $140k (9.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#397 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety 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.
• Market conditions: Rents falling (-3.5%/yr); 265 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.
• 5 sale attempts since 9y 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

• Watch-outs: HOA is 25% 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 $140,157 (9.0% 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 1978 — 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. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 7.3

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: -24.5%
• Equity multiple: 0.19×
• Total profit: $-34,818
• Equity at exit: $22,962

10-year hold

• IRR: -40.9%
• Equity multiple: -0.29×
• Total profit: $-55,524
• Equity at exit: $13,315

Cash invested: $43,120 (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 34232

• Rents YoY: -3.5%
• Active inventory: 265
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,756 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$156 /mo · $1,870/yr
• Insurance: −$64
• HOA: −$438
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-78

Break-even live

Break-even rent $1,855

Max offer price $140,157

Occupancy floor 99%

Sensitivity live

Price	-10% $9	-5% $-35	+0% $-78	+5% $-122	+10% $-166
Rent	-10% $-217	-5% $-148	+0% $-78	+5% $-9	+10% $60
Rate	-1.0pp $-1	-0.5pp $-39	base $-78	+0.5pp $-118	+1.0pp $-159

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $438 · $5,256/yr
• Likely covers: landscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-01
   days on market $154,000 Active 3 DOM
2. 2026-05-31
   days on market $154,000 Active 2 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: $1,870 · $156/mo
• Projected year-2 tax: $1,870 · $156/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 · 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: $21,072
• − Mortgage interest: −$8,626
• − Property taxes: −$1,870
• − Insurance: −$770
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − HOA: −$5,256
• − Depreciation: −$4,480
• Taxable loss: −$3,302
• Est. tax savings @ 24.0%: +$792
• After-tax cash flow: $-148/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 — Southgate

• Score: 71/100
• State rank: #397
• US rank: #7021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 261,896
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 34,013
• Household income: $80,795
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1676.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 8% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 10% German/W. Germanic 2% Other Indo-European 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: ▼ -426.24%
• Current HPI: 337.9799
• Rent YoY: ▼ -3.45%
• 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

+452.0% since first listed

25 events — show timeline

• 2026-05-29 Listed $154,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Sold (Public Records) $150,000 Public Records
• 2025-03-31 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-27 Price Changed $163,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-08 Price Changed $165,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-09 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-25 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2023-06-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-12-09 Price Changed $222,022 Stellar MLS as Distributed by MLS Grid
• 2022-12-09 Listed $2,222,022 Stellar MLS as Distributed by MLS Grid
• 2019-04-29 Sold (Public Records) $107,000 Public Records
• 2019-04-29 Sold (MLS) $107,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-03-12 Price Changed $117,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-13 Price Changed $117,500 Stellar MLS as Distributed by MLS Grid
• 2019-01-13 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2019-01-01 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2017-12-19 Sold (Public Records) $94,900 Public Records
• 2017-10-23 Sold (Public Records) $68,000 Public Records
• 2017-10-20 Sold (MLS) $68,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-08-09 Listed $72,000 Stellar MLS as Distributed by MLS Grid
• 1990-04-19 Sold (Public Records) $37,000 Public Records
• 1978-06-01 Sold (Public Records) $27,900 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,870 · -0.7% YoY. Source: county tax records.