Acadia Plan · Venice, FL 34241

$360,000

4 bd · 2.0 ba · 1,607 sqft · SingleFamily · 289 Days on market

Good condition ↓ 14% since listing

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Why this score? — see what drove the C- 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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +5.4/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

Key facts

• Walk-in closet
• Primary suite
• Dining area

Tags

• OPEN KITCHEN
• DINING AREA
• GREAT ROOM
• PRIMARY SUITE
• WALK-IN CLOSET
• SPACIOUS SHOWER

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $317k (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: Laurel Nokomis School (math 78% / reading 73%, grade A, #211 of 2,144 statewide, top 10%, 1,411 students, 35% 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 soft (-0.1%/yr); 566 active listings in the ZIP; high-income renter base; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 37% of the median local income ($116k/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 $11k 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 289 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $72k (17%) 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $316,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.56×
• Total profit: $-44,689
• Equity at exit: $53,677

10-year hold

• IRR: -9.0%
• Equity multiple: 0.52×
• Total profit: $-48,610
• Equity at exit: $31,126

Cash invested: $100,800 (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 34241

• Rents YoY: -0.1%
• Active inventory: 566
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,631 medium
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$762
• Net cashflow: $380

Break-even live

Break-even rent $3,149

Max offer price $360,000

Occupancy floor 85%

Sensitivity live

Price	-10% $629	-5% $505	+0% $380	+5% $256	+10% $132
Rent	-10% $94	-5% $237	+0% $380	+5% $524	+10% $667
Rate	-1.0pp $562	-0.5pp $472	base $380	+0.5pp $287	+1.0pp $192

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   pricedays on market $360,000 Active 289 DOM
2. 2026-06-18
   days on market $374,870 Active 286 DOM
3. 2026-06-17
   pricedays on market $374,870 Active 285 DOM
4. 2026-06-15
   days on market $370,870 Active 283 DOM
5. 2026-06-13
   days on market $370,870 Active 281 DOM
6. 2026-06-13
   days on market $370,870 Active 280 DOM
7. 2026-06-10
   days on market $370,870 Active 278 DOM
8. 2026-06-09
   days on market $370,870 Active 277 DOM
9. 2026-06-08
   days on market $370,870 Active 275 DOM
10. 2026-06-05
    days on market $370,870 Active 272 DOM
11. 2026-06-03
    days on market $370,870 Active 271 DOM
12. 2026-06-02
    days on market $370,870 Active 270 DOM
13. 2026-06-01
    days on market $370,870 Active 269 DOM
14. 2026-05-31
    days on market $370,870 Active 268 DOM
15. 2026-04-29
    price $370,340 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

16. 2026-04-11
    price $375,340 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

17. 2026-03-20
    price $374,130 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

18. 2026-02-07
    price $379,130 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

19. 2026-02-04
    price $384,130 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

20. 2025-11-10
    status Active 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

21. 2025-11-06
    historical 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

22. 2025-10-31
    price $373,990 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

23. 2025-10-30
    price $371,000 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

24. 2025-10-30
    price $373,990 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

25. 2025-10-24
    price $371,000 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

26. 2025-10-23
    price $373,990 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

27. 2025-10-23
    price $371,000 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

28. 2025-10-22
    price $373,990 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

29. 2025-10-22
    price $371,000 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

30. 2025-10-22
    price $373,990 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

31. 2025-10-21
    price $371,000 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

32. 2025-10-16
    price $373,990 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

33. 2025-09-24
    price $371,000 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

34. 2025-09-17
    price $355,000 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

35. 2025-09-12
    price $371,000 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

36. 2025-09-01
    listed $431,745 Active 221-char remark

    Show marketing remark (221 chars)

    The Acadia home makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home, offering plenty of privacy and features a spacious walk-in closet and shower.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 30 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,570
• − Mortgage interest: −$20,166
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,486
• − Management: −$3,486
• − Depreciation: −$10,473
• Taxable loss: −$1,240
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $4,863/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.

Condition & rehab AI · 8 photos

Good 80/100 Cosmetic rehab

This single-family home in Venice, FL, is in good condition with a modern kitchen and well-maintained exterior. It's ready for immediate occupancy and minor updates could further enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 16,408
• Household income: $116,412
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 69.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 7% Slovak 3% Scandinavian 2%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -363.72%
• Current HPI: 278.3404
• Rent YoY: ▬ -0.05%
• 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

-14.2% since first listed

22 events — show timeline

• 2026-04-29 Price Changed $370,340 Zillow
• 2026-04-11 Price Changed $375,340 Zillow
• 2026-03-20 Price Changed $374,130 Zillow
• 2026-02-07 Price Changed $379,130 Zillow
• 2026-02-04 Price Changed $384,130 Zillow
• 2025-11-10 Relisted — Zillow
• 2025-11-06 Delisted — Zillow
• 2025-10-31 Price Changed $373,990 Zillow
• 2025-10-30 Price Changed $371,000 Zillow
• 2025-10-30 Price Changed $373,990 Zillow
• 2025-10-24 Price Changed $371,000 Zillow
• 2025-10-23 Price Changed $373,990 Zillow
• 2025-10-23 Price Changed $371,000 Zillow
• 2025-10-22 Price Changed $373,990 Zillow
• 2025-10-22 Price Changed $371,000 Zillow
• 2025-10-22 Price Changed $373,990 Zillow
• 2025-10-21 Price Changed $371,000 Zillow
• 2025-10-16 Price Changed $373,990 Zillow
• 2025-09-24 Price Changed $371,000 Zillow
• 2025-09-17 Price Changed $355,000 Zillow
• 2025-09-12 Price Changed $371,000 Zillow
• 2025-09-01 Listed $431,745 Zillow