3636 Village Green Dr #304 · Southgate, FL 34239

$199,900

2 bd · 2.0 ba · 1,239 sqft · Condo public records · 18 Days on market

Built 1967 $275/mo HOA · 11% of rent

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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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Almost brand new from the walls to the floors, this charming villa features a lovely blending of soft sea greens, blues, and creams in the new paint, floor coverings, carpet and blinds. The present o wners took a sow's ear and turned it into a silk purse. All measurements are approx. & should be confirmed by buyers. Square footage includes 350 sq ft glass enclosed lanai.

Key facts

• Large driveway
• Laundry room
• Florida room

Tags

• FLORIDA ROOM
• OVERLOOKS THE COMMUNITY POOL
• CLEAN KITCHEN
• CLOSET PANTRY
• LARGE DRIVEWAY
• LAUNDRY ROOM

Property features AI

Finance

• Other: Unfurnished; Living area reported as 1,589 sq ft (public records); Building area total reported as 2,149 sq ft; Universal property ID US-12115-N-0059153004-S-304; Directions: Beneva Rd to West on Bee Ridge Rd to Right on Village Green Drive to 3636
• Financial info: Monthly condo fee $275 (total monthly fees listed as $275; total annual fees listed as $3,300)
• HOA & community: Has HOA (monthly fee $275); Community pool; Senior community; Pets not allowed; Association contact: Jeff Mullen, President

Exterior

• Parking: Driveway; 1-car carport
• Utilities: Public water; Public sewer; Cable available; Electricity connected
• Home design: Residential villa; Single-story (one level); Faces northeast; Homesteaded
• Construction: Block and stucco construction; Tile roof; Slab foundation; Built as part of building number 3636
• Exterior features: Sliding doors; Storage; Mature landscaping; Asphalt road surface

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Open floorplan; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Laundry room (outside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#397 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: employment C-, 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.
• Zoned schools: Wilkinson Elementary School (math 43% / reading 43%, grade F, #1,366 of 2,144 statewide, top 64%, 460 students, 77% FRL); Sarasota High School (math 53% / reading 59%, grade C, #131 of 667 statewide, top 20%, 2,528 students, 43% FRL) — zoned schools average 60% FRL vs 42% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 63% district-wide (-14 pts) — the specific schools serving this property underperform the Sarasota average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.6%/yr); 292 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 36% of the median local income ($81k/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 $1k of loan paydown is wiped out by about $6k 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 18 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $150k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.22% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-6,100
• Equity at exit: $29,806

10-year hold

• IRR: 6.4%
• Equity multiple: 1.47×
• Total profit: $26,263
• Equity at exit: $17,284

Cash invested: $55,972 (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 34239

• Rents YoY: 2.6%
• Active inventory: 292
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,438 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$93 /mo · $1,121/yr
• Insurance: −$83
• HOA: −$275
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $426

Break-even live

Break-even rent $1,899

Max offer price $199,900

Occupancy floor 78%

Sensitivity live

Price	-10% $539	-5% $482	+0% $426	+5% $369	+10% $313
Rent	-10% $233	-5% $329	+0% $426	+5% $522	+10% $618
Rate	-1.0pp $526	-0.5pp $477	base $426	+0.5pp $374	+1.0pp $321

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-21
   days on market $199,900 Active 18 DOM
2. 2026-06-18
   days on market $199,900 Active 15 DOM
3. 2026-06-17
   days on market $199,900 Active 14 DOM
4. 2026-06-16
   days on market $199,900 Active 13 DOM
5. 2026-06-15
   days on market $199,900 Active 12 DOM
6. 2026-06-13
   days on market $199,900 Active 10 DOM
7. 2026-06-13
   days on market $199,900 Active 9 DOM
8. 2026-06-10
   days on market $199,900 Active 7 DOM
9. 2026-06-09
   days on market $199,900 Active 6 DOM
10. 2026-06-08
    days on market $199,900 Active 5 DOM
11. 2026-06-07
    days on market $199,900 Active 4 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    listed $199,900 Active 1 DOM

ⓘ 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: $1,121 · $93/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$538/yr (+$45/mo · 48.0%)

ⓘ 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 · 29 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: $29,250
• − Mortgage interest: −$11,198
• − Property taxes: −$1,121
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,340
• − Management: −$2,340
• − HOA: −$3,300
• − Depreciation: −$5,815
• Taxable income: $2,137
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $4,595/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 — Southgate

• Score: 71/100
• State rank: #397
• US rank: #7021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southgate, FL
• County: Sarasota County · 448,376 people
• City population: 14,795
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 14,635
• Household income: $80,923
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 444.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 12% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, Jamaica, Dominican Republic
• Languages at home: 85% English-only · Spanish 11% German/W. Germanic 1% Other Indo-European 1%

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: ▼ -623.50%
• Current HPI: 377.4184
• Rent YoY: ▲ 2.62%
• 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

+66.6% since first listed

5 events — show timeline

• 2026-06-03 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2004-07-01 Sold (Public Records) $149,900 Public Records
• 2004-06-30 Sold (MLS) $149,900 Stellar MLS as Distributed by MLS Grid
• 2004-05-04 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2004-03-03 Sold (Public Records) $120,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,121 · +5.5% YoY. Source: county tax records.