525 Manatee Ct #8 · Venice, FL 34285

$159,900

1 bd · 1.0 ba · 587 sqft · Townhouse public records · 159 Days on market

Built 1968 $390/mo HOA · 24% of rent

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.1/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quiet 1 BR apt on Venice Island. 1 floor living. 4 blocks to Venice Beach. 2 blocks walk to town shops, restaurants, banks, post office. Parking at front door. Laundry on site. Great investment property. Renter responsible for electric and cable. 1 parking spot unit off street. No smoking.

Key facts

• 1 br apt
• Laundry on site
• 1 floor living

Tags

• 1 BR APT
• 1 FLOOR LIVING
• 4 BLOCKS TO VENICE BEACH
• 2 BLOCKS WALK TO TOWN SHOPS
• PARKING AT FRONT DOOR
• LAUNDRY ON SITE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (10.7% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% 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: Venice Elementary School (math 80% / reading 77%, grade A, #141 of 2,144 statewide, top 7%, 608 students, 43% 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).
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 159 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $160k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.01% ✓
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 8.3

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: -13.7%
• Equity multiple: 0.48×
• Total profit: $-23,351
• Equity at exit: $23,842

10-year hold

• IRR: 2.8%
• Equity multiple: 1.25×
• Total profit: $11,300
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$76 /mo · $906/yr
• Insurance: −$67
• HOA: −$390
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-97

Break-even live

Break-even rent $1,735

Max offer price $142,839

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-51	+0% $-97	+5% $-142	+10% $-187
Rent	-10% $-224	-5% $-160	+0% $-97	+5% $-33	+10% $31
Rate	-1.0pp $-16	-0.5pp $-56	base $-97	+0.5pp $-138	+1.0pp $-180

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $390 · $4,680/yr
• Likely covers: electriccable

Listing history 36 events

1. 2026-06-21
   days on market $159,900 Active 159 DOM
2. 2026-06-18
   days on market $159,900 Active 156 DOM
3. 2026-06-17
   days on market $159,900 Active 155 DOM
4. 2026-06-16
   days on market $159,900 Active 154 DOM
5. 2026-06-15
   days on market $159,900 Active 153 DOM
6. 2026-06-13
   days on market $159,900 Active 151 DOM
7. 2026-06-13
   days on market $159,900 Active 150 DOM
8. 2026-06-10
   days on market $159,900 Active 148 DOM
9. 2026-06-09
   days on market $159,900 Active 147 DOM
10. 2026-06-08
    days on market $159,900 Active 146 DOM
11. 2026-06-08
    days on market $159,900 Active 145 DOM
12. 2026-06-05
    days on market $159,900 Active 142 DOM
13. 2026-06-03
    days on market $159,900 Active 141 DOM
14. 2026-06-02
    days on market $159,900 Active 140 DOM
15. 2026-06-01
    days on market $159,900 Active 139 DOM
16. 2026-05-31
    days on market $159,900 Active 138 DOM
17. 2026-02-21
    price $169,900 291-char remark

    Show marketing remark (291 chars)

    Quiet 1 BR apt on Venice Island. 1 floor living. 4 blocks to Venice Beach. 2 blocks walk to town shops, restaurants, banks, post office. Parking at front door. Laundry on site. Great investment property. Renter responsible for electric and cable. 1 parking spot unit off street. No smoking.

18. 2026-01-18
    status Active 291-char remark

    Show marketing remark (291 chars)

    Quiet 1 BR apt on Venice Island. 1 floor living. 4 blocks to Venice Beach. 2 blocks walk to town shops, restaurants, banks, post office. Parking at front door. Laundry on site. Great investment property. Renter responsible for electric and cable. 1 parking spot unit off street. No smoking.

19. 2026-01-01
    listed $175,000 Active 291-char remark

    Show marketing remark (291 chars)

    Quiet 1 BR apt on Venice Island. 1 floor living. 4 blocks to Venice Beach. 2 blocks walk to town shops, restaurants, banks, post office. Parking at front door. Laundry on site. Great investment property. Renter responsible for electric and cable. 1 parking spot unit off street. No smoking.

20. 2025-12-22
    listed $175,000 Active 295-char remark

    Show marketing remark (295 chars)

    Quiet 1 BR apt on Venice Island. 1 floor living. 4 blocks to Venice Beach. 2 blocks walk to town shops, restaurants, banks, post office. Parking at front door. Laundry on site. Great investment property. Renter responsible for electric and cable. 1 parking spot per unit off street. No smoking.

21. 2019-05-13
    historical
22. 2018-12-17
    listed $129,900 Active
23. 2015-04-27
    soldstatus $92,500
24. 2015-04-23
    soldstatus $92,500 Sold
25. 2015-04-22
    status Pending
26. 2015-04-06
    historical Contingent - Financing
27. 2015-03-13
    status Pending
28. 2015-03-10
    listed $95,000 Active
29. 2012-02-06
    historical
30. 2011-06-28
    listed $59,000
31. 2008-04-05
    historical
32. 2008-03-08
    listed $115,500
33. 2007-11-07
    historical
34. 2007-11-03
    listed $114,000
35. 1997-12-11
    soldstatus $40,000
36. 1991-12-19
    soldstatus $35,000

ⓘ 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: $906 · $76/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$421/yr (+$35/mo · 46.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 31% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,353
• − Mortgage interest: −$8,957
• − Property taxes: −$906
• − Insurance: −$800
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − HOA: −$4,680
• − Depreciation: −$4,652
• Taxable loss: −$3,737
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $-262/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

+385.4% since first listed

20 events — show timeline

• 2026-02-21 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-22 Listed $175,000 Fizber.com
• 2019-05-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-12-17 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2015-04-27 Sold (Public Records) $92,500 Public Records
• 2015-04-23 Sold (MLS) $92,500 Stellar MLS as Distributed by MLS Grid
• 2015-04-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-04-06 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-03-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-03-10 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2012-02-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-06-28 Listed $59,000 Stellar MLS as Distributed by MLS Grid
• 2008-04-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-03-08 Listed $115,500 Stellar MLS as Distributed by MLS Grid
• 2007-11-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-11-03 Listed $114,000 Stellar MLS as Distributed by MLS Grid
• 1997-12-11 Sold (Public Records) $40,000 Public Records
• 1991-12-19 Sold (Public Records) $35,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $906 · +3.6% YoY. Source: county tax records.