467 Boxwood Dr · Venice Gardens, FL 34285

$120,000

2 bd · 2.0 ba · 868 sqft · Manufactured public records · 150 Days on market

Built 1980 0.33 ac lot $177/mo HOA · 9% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Rent growth +4.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your perfect escape from the cold! This well cared for double-wide mobile in Sandalwood Park offers 2 bedrooms and 2 full bathrooms and has been used as a seasonal residence for the last 25+ years. You'll find a brand new carport, the A/C was replaced in 2024, new electrical panel in 2022 and the entire home was re-piped with PVC in 2008. If you're a lover of lush plantings and foliage, you are going to absolutely LOVE what this seller has transformed the mobile's surroundings into! Being sold "turn-key furnished", all you need is your personal belongings to begin enjoying the Florida sunshine and all that Sandalwood Park has to offer! From potluck dinners to exercise classes and seasonal concerts, you'll be as busy as you want to be. Relax in the heated (and cooled) large pool or join a shuffleboard team and show off your skills. Perhaps happy hour on the patio by the pool is more your vibe. Whichever the case, you're bound to make new friends! Your furry family members are also welcome! The location of Sandalwood Park just can't be beat! You'll find shopping, restaurants and medical offices just a short distance away. Venice Beach is only 4 miles away and Sarasota Memorial Hospital (Venice campus) is only 5 miles away. Don't miss this opportunity to begin living the Florida lifestyle you deserve! Make your appointment to see this mobile today and make it yours. . . . before someone else does!

Key facts

• Heated large pool
• Entire home re-piped
• Brand new carport

Tags

• BRAND NEW CARPORT
• NEW ELECTRICAL PANEL
• ENTIRE HOME RE-PIPED
• HEATED LARGE POOL
• LOCATION OF SANDALWOOD PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#537 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A-; Watch: schools D+, 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 rising fast (+8.8%/yr); 468 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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $120k implies a 167% 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.58% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.63%
• DSCR: 1.78
• GRM: 5.3

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: 15.4%
• Equity multiple: 1.66×
• Total profit: $22,158
• Equity at exit: $17,892

10-year hold

• IRR: 27.9%
• Equity multiple: 4.15×
• Total profit: $105,943
• Equity at exit: $10,375

Cash invested: $33,600 (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: 468
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$148 /mo · $1,772/yr
• Insurance: −$50
• HOA: −$177
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $494

Break-even live

Break-even rent $1,271

Max offer price $120,000

Occupancy floor 69%

Sensitivity live

Price	-10% $562	-5% $528	+0% $494	+5% $460	+10% $426
Rent	-10% $344	-5% $419	+0% $494	+5% $569	+10% $644
Rate	-1.0pp $554	-0.5pp $524	base $494	+0.5pp $463	+1.0pp $431

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $177 · $2,124/yr
• Likely covers: electricpool

Listing history 20 events

1. 2026-06-21
   days on market $120,000 Active 150 DOM
2. 2026-06-19
   price $120,000 Active 147 DOM
3. 2026-06-18
   days on market $130,000 Active 147 DOM
4. 2026-06-17
   days on market $130,000 Active 146 DOM
5. 2026-06-16
   days on market $130,000 Active 145 DOM
6. 2026-06-15
   days on market $130,000 Active 144 DOM
7. 2026-06-13
   days on market $130,000 Active 142 DOM
8. 2026-06-13
   days on market $130,000 Active 141 DOM
9. 2026-06-10
   days on market $130,000 Active 139 DOM
10. 2026-06-09
    days on market $130,000 Active 138 DOM
11. 2026-06-08
    days on market $130,000 Active 137 DOM
12. 2026-06-08
    days on market $130,000 Active 136 DOM
13. 2026-06-05
    days on market $130,000 Active 133 DOM
14. 2026-06-03
    days on market $130,000 Active 132 DOM
15. 2026-06-02
    days on market $130,000 Active 131 DOM
16. 2026-06-01
    days on market $130,000 Active 130 DOM
17. 2026-05-31
    days on market $130,000 Active 129 DOM
18. 2026-01-22
    listed $130,000 Active 1435-char remark

    Show marketing remark (1435 chars)

    Your perfect escape from the cold! This well cared for double-wide mobile in Sandalwood Park offers 2 bedrooms and 2 full bathrooms and has been used as a seasonal residence for the last 25+ years. You'll find a brand new carport, the A/C was replaced in 2024, new electrical panel in 2022 and the entire home was re-piped with PVC in 2008. If you're a lover of lush plantings and foliage, you are going to absolutely LOVE what this seller has transformed the mobile's surroundings into! Being sold "turn-key furnished", all you need is your personal belongings to begin enjoying the Florida sunshine and all that Sandalwood Park has to offer! From potluck dinners to exercise classes and seasonal concerts, you'll be as busy as you want to be. Relax in the heated (and cooled) large pool or join a shuffleboard team and show off your skills. Perhaps happy hour on the patio by the pool is more your vibe. Whichever the case, you're bound to make new friends! Your furry family members are also welcome! The location of Sandalwood Park just can't be beat! You'll find shopping, restaurants and medical offices just a short distance away. Venice Beach is only 4 miles away and Sarasota Memorial Hospital (Venice campus) is only 5 miles away. Don't miss this opportunity to begin living the Florida lifestyle you deserve! Make your appointment to see this mobile today and make it yours. . . . before someone else does!

19. 2000-06-19
    soldstatus $45,000
20. 1997-07-11
    soldstatus $20,600

ⓘ 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: $1,772 · $148/mo
• Projected year-2 tax: $1,772 · $148/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 2/10 Low FEMA zone X (unshaded) · 5% 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: −$6,722
• − Property taxes: −$1,772
• − Insurance: −$600
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − HOA: −$2,124
• − Depreciation: −$3,491
• Taxable income: $4,401
• Est. tax owed @ 24.0%: −$1,056
• After-tax cash flow: $4,869/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 Gardens

• Score: 68/100
• State rank: #537
• US rank: #10074

Category grades

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

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): 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

+531.1% since first listed

3 events — show timeline

• 2026-01-22 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2000-06-19 Sold (Public Records) $45,000 Public Records
• 1997-07-11 Sold (Public Records) $20,600 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,772 · -1.3% YoY. Source: county tax records.