958 Cortina Blvd · Venice, FL 34285

$140,000

2 bd · 2.0 ba · 1,128 sqft · Manufactured public records · 115 Days on market

Built 1980 5,516 sqft lot $229/mo HOA · 11% 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New carport, AC in 2022, repiped supply plumbing, Laminate flooring in the home and ceramic tile in the Florida room, , Flat aluminum AMS roof over in 2025, quaint large Kitchen with built in breakfast booth, newer surround in the master and guest bath tub and shower, this home is available for occupancy in May. Just around the corner to the larger Clubhouse #2 for easy access to the pool, Nice renters are easy to show. Venice Isle is the premier resident owned over 55 Mobile home Park in Venice. There are close to 1000 homes with the most active residents. There is always something going on for you to do. We have many Park gatherings and first rate shows on site. The Park has every amenity you can imagine. Come take a walk through both of our 2 clubhouses and make yourself at home. The Park has 2 tennis courts, a fitness center, 2 heated pools, 2 hot tubs, saunas, putting greens, shuffleboard, Bocce ball, miniature golf, art rooms, pool room, TV lounges, card rooms, library, horseshoes, ceramic kilns, 2 huge ballrooms, Sunday services and much more!

Key facts

• Laminate flooring
• New carport
• Flat aluminum roof

Tags

• NEW CARPORT
• AC IN 2022
• RE-PIPED SUPPLY PLUMBING
• LAMINATE FLOORING
• FLAT ALUMINUM ROOF
• NEWER SURROUND IN MASTER BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Garden Elementary School (math 71% / reading 69%, grade A-, #345 of 2,144 statewide, top 17%, 513 students, 52% FRL); Venice Middle School (math 71% / reading 58%, grade A-, #100 of 571 statewide, top 18%, 761 students, 37% FRL); Venice Senior High School (math 67% / reading 61%, grade B-, #86 of 667 statewide, top 13%, 2,584 students, 31% FRL) — zoned schools at 40% FRL track the district average.
• 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 36% 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 $968 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $140k implies a 115% 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 $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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 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. 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: 1.46% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.39%
• DSCR: 1.64
• GRM: 5.7

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: 11.0%
• Equity multiple: 1.46×
• Total profit: $18,185
• Equity at exit: $20,874

10-year hold

• IRR: 24.1%
• Equity multiple: 3.65×
• Total profit: $104,058
• Equity at exit: $12,105

Cash invested: $39,200 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,041 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$58
• HOA: −$229
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $470

Break-even live

Break-even rent $1,446

Max offer price $140,000

Occupancy floor 72%

Sensitivity live

Price	-10% $549	-5% $510	+0% $470	+5% $431	+10% $391
Rent	-10% $309	-5% $390	+0% $470	+5% $551	+10% $631
Rate	-1.0pp $541	-0.5pp $506	base $470	+0.5pp $434	+1.0pp $397

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $229 · $2,748/yr
• Likely covers: poolgym

Listing history 23 events

1. 2026-06-21
   days on market $140,000 Active 115 DOM
2. 2026-06-18
   days on market $140,000 Active 112 DOM
3. 2026-06-17
   pricedays on market $140,000 Active 111 DOM
4. 2026-06-16
   days on market $150,000 Active 110 DOM
5. 2026-06-15
   days on market $150,000 Active 109 DOM
6. 2026-06-13
   days on market $150,000 Active 107 DOM
7. 2026-06-13
   days on market $150,000 Active 106 DOM
8. 2026-06-10
   days on market $150,000 Active 104 DOM
9. 2026-06-09
   days on market $150,000 Active 103 DOM
10. 2026-06-08
    days on market $150,000 Active 102 DOM
11. 2026-06-08
    days on market $150,000 Active 101 DOM
12. 2026-06-05
    days on market $150,000 Active 98 DOM
13. 2026-06-03
    days on market $150,000 Active 97 DOM
14. 2026-06-02
    days on market $150,000 Active 96 DOM
15. 2026-06-01
    days on market $150,000 Active 95 DOM
16. 2026-05-31
    days on market $150,000 Active 94 DOM
17. 2026-04-15
    price $150,000 1066-char remark

    Show marketing remark (1066 chars)

    New carport, AC in 2022, repiped supply plumbing, Laminate flooring in the home and ceramic tile in the Florida room, , Flat aluminum AMS roof over in 2025, quaint large Kitchen with built in breakfast booth, newer surround in the master and guest bath tub and shower, this home is available for occupancy in May. Just around the corner to the larger Clubhouse #2 for easy access to the pool, Nice renters are easy to show. Venice Isle is the premier resident owned over 55 Mobile home Park in Venice. There are close to 1000 homes with the most active residents. There is always something going on for you to do. We have many Park gatherings and first rate shows on site. The Park has every amenity you can imagine. Come take a walk through both of our 2 clubhouses and make yourself at home. The Park has 2 tennis courts, a fitness center, 2 heated pools, 2 hot tubs, saunas, putting greens, shuffleboard, Bocce ball, miniature golf, art rooms, pool room, TV lounges, card rooms, library, horseshoes, ceramic kilns, 2 huge ballrooms, Sunday services and much more!

18. 2026-02-26
    listed $160,000 Active 1066-char remark

    Show marketing remark (1066 chars)

    New carport, AC in 2022, repiped supply plumbing, Laminate flooring in the home and ceramic tile in the Florida room, , Flat aluminum AMS roof over in 2025, quaint large Kitchen with built in breakfast booth, newer surround in the master and guest bath tub and shower, this home is available for occupancy in May. Just around the corner to the larger Clubhouse #2 for easy access to the pool, Nice renters are easy to show. Venice Isle is the premier resident owned over 55 Mobile home Park in Venice. There are close to 1000 homes with the most active residents. There is always something going on for you to do. We have many Park gatherings and first rate shows on site. The Park has every amenity you can imagine. Come take a walk through both of our 2 clubhouses and make yourself at home. The Park has 2 tennis courts, a fitness center, 2 heated pools, 2 hot tubs, saunas, putting greens, shuffleboard, Bocce ball, miniature golf, art rooms, pool room, TV lounges, card rooms, library, horseshoes, ceramic kilns, 2 huge ballrooms, Sunday services and much more!

19. 2016-07-13
    soldstatus $65,000 Sold 595-char remark

    Show marketing remark (595 chars)

    Opportunity to own your own Mobile home in Venice Isle, resident owned over 55 Mobile home Park in Venice. Very active community. Park offers numerous amenities. There are 2 clubhouses, 2 heated pools and hot tubs, 2 tennis courts, saunas, putting greens, shuffleboard, Bocce ball, TV lounges, library, 2 large ballrooms and more! Home needs your updating and tlc. Very spacious floorplan. Has enclosed Florida room for added space. Open and bright. Sold as-is. Come see today. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. * Multiple Offers *

20. 2016-06-14
    status Pending 595-char remark

    Show marketing remark (595 chars)

    Opportunity to own your own Mobile home in Venice Isle, resident owned over 55 Mobile home Park in Venice. Very active community. Park offers numerous amenities. There are 2 clubhouses, 2 heated pools and hot tubs, 2 tennis courts, saunas, putting greens, shuffleboard, Bocce ball, TV lounges, library, 2 large ballrooms and more! Home needs your updating and tlc. Very spacious floorplan. Has enclosed Florida room for added space. Open and bright. Sold as-is. Come see today. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. * Multiple Offers *

21. 2016-06-03
    status Active 595-char remark

    Show marketing remark (595 chars)

    Opportunity to own your own Mobile home in Venice Isle, resident owned over 55 Mobile home Park in Venice. Very active community. Park offers numerous amenities. There are 2 clubhouses, 2 heated pools and hot tubs, 2 tennis courts, saunas, putting greens, shuffleboard, Bocce ball, TV lounges, library, 2 large ballrooms and more! Home needs your updating and tlc. Very spacious floorplan. Has enclosed Florida room for added space. Open and bright. Sold as-is. Come see today. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. * Multiple Offers *

22. 2016-05-12
    status Pending 595-char remark

    Show marketing remark (595 chars)

    Opportunity to own your own Mobile home in Venice Isle, resident owned over 55 Mobile home Park in Venice. Very active community. Park offers numerous amenities. There are 2 clubhouses, 2 heated pools and hot tubs, 2 tennis courts, saunas, putting greens, shuffleboard, Bocce ball, TV lounges, library, 2 large ballrooms and more! Home needs your updating and tlc. Very spacious floorplan. Has enclosed Florida room for added space. Open and bright. Sold as-is. Come see today. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. * Multiple Offers *

23. 2016-04-25
    listed $69,900 Active 595-char remark

    Show marketing remark (595 chars)

    Opportunity to own your own Mobile home in Venice Isle, resident owned over 55 Mobile home Park in Venice. Very active community. Park offers numerous amenities. There are 2 clubhouses, 2 heated pools and hot tubs, 2 tennis courts, saunas, putting greens, shuffleboard, Bocce ball, TV lounges, library, 2 large ballrooms and more! Home needs your updating and tlc. Very spacious floorplan. Has enclosed Florida room for added space. Open and bright. Sold as-is. Come see today. See attachment for PAS requirements and WFHM offer submittal information in MLS document section. * Multiple Offers *

ⓘ 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: $1,452 · $121/mo
• Projected year-2 tax: $1,452 · $121/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $24,497
• − Mortgage interest: −$7,842
• − Property taxes: −$1,452
• − Insurance: −$700
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − HOA: −$2,748
• − Depreciation: −$4,073
• Taxable income: $3,762
• Est. tax owed @ 24.0%: −$903
• After-tax cash flow: $4,739/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

• 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

+114.6% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-13 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2016-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-06-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-25 Listed $69,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $1,452 · -1.0% YoY. Source: county tax records.