245 Center Rd #109 · Venice Gardens, FL 34285

$115,900

1 bd · 2.0 ba · 834 sqft · Condo public records · 92 Days on market

Built 1979 $320/mo HOA · 19% 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 +24.5/30.0
• 1% rule +9.9/10.0
• DSCR +7.9/10.0
• 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

SPACIOUS ONE BEDROOM ONE BATH CONDO IN VERY CONVENIENT LOCATION, SCREENED IN LANAI FOR YOUR OUTDOOR RELAXATION. GROUND FLOOR UNIT SO NO STAIRST TO CLIMB. THIS UNIT IS A SHORT DRIVE TO DOWNTOWN VENICE AND TO SEVERAL BEACHES. GRANITE LOOK COUNTERS IN KITCHEN AND PASS THROUGH TO LIVING AREA. NEW TILE AROUND TUB IN BATHROOM AS WELL AS NEW VANITY AND COUNTERTOP. NEW HOT WATER HEATER. ROOMS ARE LARGER BECAUSE THIS UNIT IS ON THE CURVE. `

Key facts

• New tile around tub
• Ground floor unit
• New vanity

Tags

• SCREENED IN LANAI
• GROUND FLOOR UNIT
• GRANITE COUNTERS
• NEW TILE AROUND TUB
• NEW VANITY
• NEW HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $116k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $105k (9.0% 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); 462 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 30% 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 $801 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $116k implies a 170% 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 $105,469 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.49% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 5.6

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: 4.3%
• Equity multiple: 1.18×
• Total profit: $5,746
• Equity at exit: $17,281

10-year hold

• IRR: 19.0%
• Equity multiple: 3.06×
• Total profit: $67,005
• Equity at exit: $10,021

Cash invested: $32,452 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,727 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$48
• HOA: −$320
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $238

Break-even live

Break-even rent $1,426

Max offer price $115,900

Occupancy floor 81%

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-02
   days on market $115,900 Active 92 DOM
2. 2026-06-01
   days on market $115,900 Active 91 DOM
3. 2026-05-31
   days on market $115,900 Active 90 DOM
4. 2026-05-16
   price $115,900 435-char remark

   Show marketing remark (435 chars)

   SPACIOUS ONE BEDROOM ONE BATH CONDO IN VERY CONVENIENT LOCATION, SCREENED IN LANAI FOR YOUR OUTDOOR RELAXATION. GROUND FLOOR UNIT SO NO STAIRST TO CLIMB. THIS UNIT IS A SHORT DRIVE TO DOWNTOWN VENICE AND TO SEVERAL BEACHES. GRANITE LOOK COUNTERS IN KITCHEN AND PASS THROUGH TO LIVING AREA. NEW TILE AROUND TUB IN BATHROOM AS WELL AS NEW VANITY AND COUNTERTOP. NEW HOT WATER HEATER. ROOMS ARE LARGER BECAUSE THIS UNIT IS ON THE CURVE. `

5. 2026-05-16
   price $115,800 435-char remark

   Show marketing remark (435 chars)

   SPACIOUS ONE BEDROOM ONE BATH CONDO IN VERY CONVENIENT LOCATION, SCREENED IN LANAI FOR YOUR OUTDOOR RELAXATION. GROUND FLOOR UNIT SO NO STAIRST TO CLIMB. THIS UNIT IS A SHORT DRIVE TO DOWNTOWN VENICE AND TO SEVERAL BEACHES. GRANITE LOOK COUNTERS IN KITCHEN AND PASS THROUGH TO LIVING AREA. NEW TILE AROUND TUB IN BATHROOM AS WELL AS NEW VANITY AND COUNTERTOP. NEW HOT WATER HEATER. ROOMS ARE LARGER BECAUSE THIS UNIT IS ON THE CURVE. `

6. 2026-04-30
   price $115,900 435-char remark

   Show marketing remark (435 chars)

   SPACIOUS ONE BEDROOM ONE BATH CONDO IN VERY CONVENIENT LOCATION, SCREENED IN LANAI FOR YOUR OUTDOOR RELAXATION. GROUND FLOOR UNIT SO NO STAIRST TO CLIMB. THIS UNIT IS A SHORT DRIVE TO DOWNTOWN VENICE AND TO SEVERAL BEACHES. GRANITE LOOK COUNTERS IN KITCHEN AND PASS THROUGH TO LIVING AREA. NEW TILE AROUND TUB IN BATHROOM AS WELL AS NEW VANITY AND COUNTERTOP. NEW HOT WATER HEATER. ROOMS ARE LARGER BECAUSE THIS UNIT IS ON THE CURVE. `

7. 2026-04-11
   price $124,900 435-char remark

   Show marketing remark (435 chars)

   SPACIOUS ONE BEDROOM ONE BATH CONDO IN VERY CONVENIENT LOCATION, SCREENED IN LANAI FOR YOUR OUTDOOR RELAXATION. GROUND FLOOR UNIT SO NO STAIRST TO CLIMB. THIS UNIT IS A SHORT DRIVE TO DOWNTOWN VENICE AND TO SEVERAL BEACHES. GRANITE LOOK COUNTERS IN KITCHEN AND PASS THROUGH TO LIVING AREA. NEW TILE AROUND TUB IN BATHROOM AS WELL AS NEW VANITY AND COUNTERTOP. NEW HOT WATER HEATER. ROOMS ARE LARGER BECAUSE THIS UNIT IS ON THE CURVE. `

8. 2026-03-02
   listed $125,300 Active 435-char remark

   Show marketing remark (435 chars)

   SPACIOUS ONE BEDROOM ONE BATH CONDO IN VERY CONVENIENT LOCATION, SCREENED IN LANAI FOR YOUR OUTDOOR RELAXATION. GROUND FLOOR UNIT SO NO STAIRST TO CLIMB. THIS UNIT IS A SHORT DRIVE TO DOWNTOWN VENICE AND TO SEVERAL BEACHES. GRANITE LOOK COUNTERS IN KITCHEN AND PASS THROUGH TO LIVING AREA. NEW TILE AROUND TUB IN BATHROOM AS WELL AS NEW VANITY AND COUNTERTOP. NEW HOT WATER HEATER. ROOMS ARE LARGER BECAUSE THIS UNIT IS ON THE CURVE. `

9. 2026-02-02
   historical
10. 2026-01-06
    price $143,900
11. 2025-09-18
    listed $149,900 Active
12. 2013-07-31
    soldstatus $43,000
13. 2013-03-19
    listed $49,900
14. 2013-01-08
    historical
15. 2012-06-05
    listed $65,000
16. 2007-08-08
    soldstatus $94,700
17. 2007-07-31
    soldstatus $94,700
18. 2007-06-12
    listed $99,500
19. 1987-10-01
    soldstatus $39,500

ⓘ 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: $1,803 · $150/mo
• Projected year-2 tax: $1,803 · $150/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: $20,728
• − Mortgage interest: −$6,492
• − Property taxes: −$1,803
• − Insurance: −$580
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − HOA: −$3,840
• − Depreciation: −$3,372
• Taxable income: $1,325
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,541/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

+193.4% since first listed

16 events — show timeline

• 2026-05-16 Price Changed $115,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Price Changed $115,800 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $115,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Listed $125,300 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $143,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-18 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2013-07-31 Sold (MLS) $43,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-19 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2013-01-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-06-05 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2007-08-08 Sold (Public Records) $94,700 Public Records
• 2007-07-31 Sold (MLS) $94,700 Stellar MLS as Distributed by MLS Grid
• 2007-06-12 Listed $99,500 Stellar MLS as Distributed by MLS Grid
• 1987-10-01 Sold (Public Records) $39,500 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,803 · +2.4% YoY. Source: county tax records.