737 Gulf Coast Blvd · Venice, FL 34285

$230,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 81 Days on market

Built 1973 9,748 sqft lot

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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 +16.8/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +5.2/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 737 Gulf Coast Blvd, a residence recently updated with fresh interior paint throughout. This property presents a clean, bright atmosphere, providing a prepared environment for daily routines. The updated appearance enhances the overall presentation of the living spaces, contributing to a functional setting. It contains clear walls that complement the existing structure, reflecting a well-maintained condition. Included 100-Day Home Warranty with buyer activation

Key facts

• 9,748 sq ft lot
• Parking
• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/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 $190k (17.6% below list).
• Recommended offer: $190k (17.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#129 in FL, #1,925 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D-, 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 rising fast (+8.8%/yr); 462 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 33% of the median local income ($68k/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 $7k 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 81 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $13k (5%) 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,589 (17.6% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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 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: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.72×
• Total profit: $-18,091
• Equity at exit: $34,294

10-year hold

• IRR: 7.1%
• Equity multiple: 1.64×
• Total profit: $41,317
• Equity at exit: $19,886

Cash invested: $64,400 (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 34285

• Rents YoY: 8.8%
• Active inventory: 462
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $146

Break-even live

Break-even rent $1,712

Max offer price $230,000

Occupancy floor 87%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $230,000 Active 81 DOM
2. 2026-06-17
   days on market $230,000 Active 80 DOM
3. 2026-06-05
   pricedays on market $230,000 Active 79 DOM
4. 2026-06-03
   days on market $235,000 Active 78 DOM
5. 2026-06-02
   days on market $235,000 Active 77 DOM
6. 2026-06-01
   days on market $235,000 Active 76 DOM
7. 2026-05-31
   days on market $235,000 Active 75 DOM
8. 2026-04-30
   price $235,000 476-char remark

   Show marketing remark (476 chars)

   Welcome to 737 Gulf Coast Blvd, a residence recently updated with fresh interior paint throughout. This property presents a clean, bright atmosphere, providing a prepared environment for daily routines. The updated appearance enhances the overall presentation of the living spaces, contributing to a functional setting. It contains clear walls that complement the existing structure, reflecting a well-maintained condition. Included 100-Day Home Warranty with buyer activation

9. 2026-04-02
   price $240,000 476-char remark

   Show marketing remark (476 chars)

   Welcome to 737 Gulf Coast Blvd, a residence recently updated with fresh interior paint throughout. This property presents a clean, bright atmosphere, providing a prepared environment for daily routines. The updated appearance enhances the overall presentation of the living spaces, contributing to a functional setting. It contains clear walls that complement the existing structure, reflecting a well-maintained condition. Included 100-Day Home Warranty with buyer activation

10. 2026-03-17
    listed $243,000 Active 476-char remark

    Show marketing remark (476 chars)

    Welcome to 737 Gulf Coast Blvd, a residence recently updated with fresh interior paint throughout. This property presents a clean, bright atmosphere, providing a prepared environment for daily routines. The updated appearance enhances the overall presentation of the living spaces, contributing to a functional setting. It contains clear walls that complement the existing structure, reflecting a well-maintained condition. Included 100-Day Home Warranty with buyer activation

11. 2026-03-12
    soldstatus $221,100
12. 2008-10-24
    soldstatus $87,000 228-char remark

    Show marketing remark (228 chars)

    This 3 bedroom 1 bath is in move in condition. New roof in August of 2008. Large lot to expand. This home is being sold in AS IS condition with buyers right to inspect. Proof of funds or Mortgage approval to accompny all offers.

13. 2008-08-10
    listed $89,900 228-char remark

    Show marketing remark (228 chars)

    This 3 bedroom 1 bath is in move in condition. New roof in August of 2008. Large lot to expand. This home is being sold in AS IS condition with buyers right to inspect. Proof of funds or Mortgage approval to accompny all offers.

14. 2008-04-21
    historical
15. 2007-11-16
    listed $129,900
16. 2007-11-16
    historical
17. 2006-10-27
    listed $129,900
18. 2005-11-08
    listed $199,000
19. 2004-05-05
    soldstatus $114,900
20. 1997-09-03
    soldstatus $50,000

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$1,307/yr (+$109/mo · 217.4%)

ⓘ 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 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: $22,751
• − Mortgage interest: −$12,884
• − Property taxes: −$602
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$6,691
• Taxable loss: −$2,215
• Est. tax savings @ 24.0%: +$532
• After-tax cash flow: $2,279/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 — Venice

• Score: 80/100
• State rank: #129
• US rank: #1925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Venice, FL
• County: Sarasota County · 448,376 people
• City population: 86,541
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 18,677
• Household income: $68,301
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 747.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 5% Italian 3%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% German/W. Germanic 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: ▼ -329.42%
• Current HPI: 264.6389
• Rent YoY: ▲ 8.78%
• 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

+370.0% since first listed

13 events — show timeline

• 2026-04-30 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listed $243,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Sold (Public Records) $221,100 Public Records
• 2008-10-24 Sold (MLS) $87,000 Stellar MLS as Distributed by MLS Grid
• 2008-08-10 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-11-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-11-16 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2006-10-27 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2005-11-08 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-05 Sold (Public Records) $114,900 Public Records
• 1997-09-03 Sold (Public Records) $50,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $602 · +4.0% YoY. Source: county tax records.