2270 Palazza Dr · Palmer Ranch, FL 34238

$164,500

2 bd · 2.0 ba · 1,239 sqft · Manufactured public records · 140 Days on market

Built 1974 3,167 sqft lot $190/mo HOA · 10% of rent

---

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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.9/10.0
• Schools +5.4/10.0
• Appreciation +4.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0

Listing remarks MLS

Fabulous new price for this beautifully decorated, nautical-style, double-wide manufactured home is located in the desirable Venetian Park Estates. The property features two bedrooms, two bathrooms, and a charming four-season renovated lanai. The home is fully furnished down to the last detail, this turnkey-home is perfect for Florida living. Venetian Park Estates is an active, over-55 community offering a heated pool, spa, shuffleboard, and various community events, including Bingo, Trivia, Game Night, Poker, and holiday celebrations. Conveniently situated near shopping, the property is only five miles from the renowned Siesta Key Beach. Must see to appreciate!!

Key facts

• Four-season lanai
• Heated pool
• 3,167 sq ft lot

Tags

• FOUR-SEASON LANAI
• HEATED POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $164k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 (-8.2%/yr); 488 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

• In year one you build about $219 of equity ($1k loan paydown + $-918 appreciation (-0.6% local appreciation)).
• 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 140 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $164k implies a 133% 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 5→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.58%
• DSCR: 1.34
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.56% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.08×
• Total profit: $3,797
• Equity at exit: $43,226

10-year hold

• IRR: 5.3%
• Equity multiple: 1.48×
• Total profit: $22,245
• Equity at exit: $48,462

Cash invested: $46,060 (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 34238

• Home prices YoY: -0.2%
• Rents YoY: -8.2%
• Active inventory: 488
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,961 medium
• Mortgage (P&I): −$863
• Tax from tax record: −$138 /mo · $1,650/yr
• Insurance: −$69
• HOA: −$190
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $291

Break-even live

Break-even rent $1,593

Max offer price $164,500

Occupancy floor 80%

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $190 · $2,280/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-18
   days on market $164,500 Active 140 DOM
2. 2026-06-17
   days on market $164,500 Active 139 DOM
3. 2026-06-16
   days on market $164,500 Active 138 DOM
4. 2026-06-15
   days on market $164,500 Active 137 DOM
5. 2026-06-13
   days on market $164,500 Active 135 DOM
6. 2026-06-13
   days on market $164,500 Active 134 DOM
7. 2026-06-10
   days on market $164,500 Active 132 DOM
8. 2026-06-09
   days on market $164,500 Active 131 DOM
9. 2026-06-08
   days on market $164,500 Active 130 DOM
10. 2026-06-08
    days on market $164,500 Active 129 DOM
11. 2026-06-05
    days on market $164,500 Active 126 DOM
12. 2026-06-03
    days on market $164,500 Active 125 DOM
13. 2026-06-02
    days on market $164,500 Active 124 DOM
14. 2026-06-01
    days on market $164,500 Active 123 DOM
15. 2026-05-31
    days on market $164,500 Active 122 DOM
16. 2026-04-26
    price $164,500 671-char remark

    Show marketing remark (671 chars)

    Fabulous new price for this beautifully decorated, nautical-style, double-wide manufactured home is located in the desirable Venetian Park Estates. The property features two bedrooms, two bathrooms, and a charming four-season renovated lanai. The home is fully furnished down to the last detail, this turnkey-home is perfect for Florida living. Venetian Park Estates is an active, over-55 community offering a heated pool, spa, shuffleboard, and various community events, including Bingo, Trivia, Game Night, Poker, and holiday celebrations. Conveniently situated near shopping, the property is only five miles from the renowned Siesta Key Beach. Must see to appreciate!!

17. 2026-03-10
    price $169,900 671-char remark

    Show marketing remark (671 chars)

    Fabulous new price for this beautifully decorated, nautical-style, double-wide manufactured home is located in the desirable Venetian Park Estates. The property features two bedrooms, two bathrooms, and a charming four-season renovated lanai. The home is fully furnished down to the last detail, this turnkey-home is perfect for Florida living. Venetian Park Estates is an active, over-55 community offering a heated pool, spa, shuffleboard, and various community events, including Bingo, Trivia, Game Night, Poker, and holiday celebrations. Conveniently situated near shopping, the property is only five miles from the renowned Siesta Key Beach. Must see to appreciate!!

18. 2026-02-02
    price $179,900 671-char remark

    Show marketing remark (671 chars)

    Fabulous new price for this beautifully decorated, nautical-style, double-wide manufactured home is located in the desirable Venetian Park Estates. The property features two bedrooms, two bathrooms, and a charming four-season renovated lanai. The home is fully furnished down to the last detail, this turnkey-home is perfect for Florida living. Venetian Park Estates is an active, over-55 community offering a heated pool, spa, shuffleboard, and various community events, including Bingo, Trivia, Game Night, Poker, and holiday celebrations. Conveniently situated near shopping, the property is only five miles from the renowned Siesta Key Beach. Must see to appreciate!!

19. 2026-01-29
    listed $185,500 Active 671-char remark

    Show marketing remark (671 chars)

    Fabulous new price for this beautifully decorated, nautical-style, double-wide manufactured home is located in the desirable Venetian Park Estates. The property features two bedrooms, two bathrooms, and a charming four-season renovated lanai. The home is fully furnished down to the last detail, this turnkey-home is perfect for Florida living. Venetian Park Estates is an active, over-55 community offering a heated pool, spa, shuffleboard, and various community events, including Bingo, Trivia, Game Night, Poker, and holiday celebrations. Conveniently situated near shopping, the property is only five miles from the renowned Siesta Key Beach. Must see to appreciate!!

20. 2014-07-21
    soldstatus $70,500
21. 1995-11-17
    soldstatus $55,000

ⓘ 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: $1,650 · $138/mo
• Projected year-2 tax: $1,650 · $138/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥107°F today · 21 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: $23,537
• − Mortgage interest: −$9,215
• − Property taxes: −$1,650
• − Insurance: −$822
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − HOA: −$2,280
• − Depreciation: −$4,785
• Taxable income: $1,018
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $3,245/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 — Palmer Ranch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 22,808
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 23,821
• Household income: $97,926
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 841.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 5% Black 3% Asian 3%
• Hispanic origin (detail): Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 86% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -0.56%
• Current HPI: 232.3872
• Rent YoY: ▼ -8.18%
• 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

+199.1% since first listed

6 events — show timeline

• 2026-04-26 Price Changed $164,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Listed $185,500 Stellar MLS as Distributed by MLS Grid
• 2014-07-21 Sold (Public Records) $70,500 Public Records
• 1995-11-17 Sold (Public Records) $55,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,650 · -7.0% YoY. Source: county tax records.