3269 Beneva Rd #102 · Southgate, FL 34232

$135,000

1 bd · 1.0 ba · 714 sqft · Condo public records · 189 Days on market

Built 1979 $438/mo HOA · 25% 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 +15.8/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you have been searching for a home that offers both comfort and a true feeling of community, this one stands out from the rest. Welcome to this inviting first-floor condo in the well-established community of Village Brooke. The home features an alluring kitchen with stunning counters and a pass-through bar top to the adjacent dining room, durable ceramic tile flooring, a generously sized bedroom with a walk-in closet, an assigned on-site storage unit, and a private, south-facing screened lanai that provides cool shade in the summer and gentle warmth in the winter. In addition to the full-scale updates made by the previous owner, the current owner has recently replaced the air conditioning system and dishwasher. Located just across from the Village Green public golf course, the Village Brooke community is appreciated for its beautifully maintained grounds and friendly atmosphere, and offers an active social calendar for residents, featuring weekly gatherings, seasonal events, and community activities designed to foster connection and engagement within the neighborhood. The association's reasonable monthly fee includes water/sewer, basic cable, trash, pest control, grounds maintenance, and on-site management, making everyday living simple and convenient. In addition, the association's fee also covers the outstanding recreation facilities, which include two heated pools, tennis courts that also accommodate pickleball, shuffleboard, and serene ponds with shaded gazebos outfitted with BBQ grills & picnic areas; As well as a clubhouse that offers billiards, a library, a gathering room, and a kitchen for events. Whether you are buying your first home, planning to downsize, wanting a lock-and-leave seasonal retreat, or adding a reliable long-term rental to your portfolio, this condo offers a carefree lifestyle in a welcoming community just minutes from Sarasota’s best shopping, dining, golf, and the world-famous white sand beaches and warm Gulf waters of Siesta Key. A 1% RATE BUY-DOWN IS AVAILABLE TO QUALIFIED BUYERS WHO WORK WITH THE SELLER'S PREFERRED LENDER.

Key facts

• Pass through bar top
• Replaced dishwasher
• First floor condo

Tags

• FIRST FLOOR CONDO
• PASS THROUGH BAR TOP
• WALK IN CLOSET
• ASSIGNED ON SITE STORAGE UNIT
• SOUTH FACING SCREENED LANAI
• REPLACED DISHWASHER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $61 ($736/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% 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.
• Market conditions: Rents falling (-3.5%/yr); 265 active listings in the ZIP; solid renter incomes; 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 $933 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.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask is 6650% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.30% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 6.4

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: -17.8%
• Equity multiple: 0.40×
• Total profit: $-22,847
• Equity at exit: $20,129

10-year hold

• IRR: -21.3%
• Equity multiple: 0.11×
• Total profit: $-33,664
• Equity at exit: $11,672

Cash invested: $37,800 (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 34232

• Rents YoY: -3.5%
• Active inventory: 265
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,756 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$124 /mo · $1,484/yr
• Insurance: −$56
• HOA: −$438
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $61

Break-even live

Break-even rent $1,678

Max offer price $135,000

Occupancy floor 92%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $438 · $5,256/yr
• Likely covers: watersewertrashcablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $135,000 Active 189 DOM
2. 2026-06-17
   days on market $135,000 Active 188 DOM
3. 2026-06-16
   days on market $135,000 Active 187 DOM
4. 2026-06-15
   days on market $135,000 Active 186 DOM
5. 2026-06-13
   days on market $135,000 Active 184 DOM
6. 2026-06-13
   days on market $135,000 Active 183 DOM
7. 2026-06-10
   days on market $135,000 Active 181 DOM
8. 2026-06-09
   days on market $135,000 Active 180 DOM
9. 2026-06-08
   days on market $135,000 Active 178 DOM
10. 2026-06-05
    days on market $135,000 Active 175 DOM
11. 2026-06-03
    pricedays on market $135,000 Active 174 DOM
12. 2026-06-02
    days on market $155,000 Active 173 DOM
13. 2026-06-01
    days on market $155,000 Active 172 DOM
14. 2026-05-31
    days on market $155,000 Active 171 DOM
15. 2026-04-17
    listed $2,000
16. 2026-02-04
    historical $2,000
17. 2025-12-18
    listed $2,000
18. 2025-12-11
    listed $155,000 Active 2104-char remark

    Show marketing remark (2104 chars)

    If you have been searching for a home that offers both comfort and a true feeling of community, this one stands out from the rest. Welcome to this inviting first-floor condo in the well-established community of Village Brooke. The home features an alluring kitchen with stunning counters and a pass-through bar top to the adjacent dining room, durable ceramic tile flooring, a generously sized bedroom with a walk-in closet, an assigned on-site storage unit, and a private, south-facing screened lanai that provides cool shade in the summer and gentle warmth in the winter. In addition to the full-scale updates made by the previous owner, the current owner has recently replaced the air conditioning system and dishwasher. Located just across from the Village Green public golf course, the Village Brooke community is appreciated for its beautifully maintained grounds and friendly atmosphere, and offers an active social calendar for residents, featuring weekly gatherings, seasonal events, and community activities designed to foster connection and engagement within the neighborhood. The association's reasonable monthly fee includes water/sewer, basic cable, trash, pest control, grounds maintenance, and on-site management, making everyday living simple and convenient. In addition, the association's fee also covers the outstanding recreation facilities, which include two heated pools, tennis courts that also accommodate pickleball, shuffleboard, and serene ponds with shaded gazebos outfitted with BBQ grills & picnic areas; As well as a clubhouse that offers billiards, a library, a gathering room, and a kitchen for events. Whether you are buying your first home, planning to downsize, wanting a lock-and-leave seasonal retreat, or adding a reliable long-term rental to your portfolio, this condo offers a carefree lifestyle in a welcoming community just minutes from Sarasota’s best shopping, dining, golf, and the world-famous white sand beaches and warm Gulf waters of Siesta Key. A 1% RATE BUY-DOWN IS AVAILABLE TO QUALIFIED BUYERS WHO WORK WITH THE SELLER'S PREFERRED LENDER.

19. 2025-11-22
    historical $2,500
20. 2025-07-02
    listed $2,500
21. 2025-07-01
    historical $2,500
22. 2025-06-29
    listed $2,500
23. 2025-06-23
    historical
24. 2025-04-21
    listed $188,000 Active
25. 2023-06-22
    soldstatus $186,000
26. 2023-06-20
    soldstatus $186,000 Closed
27. 2023-05-12
    status Pending
28. 2023-04-25
    price $186,000
29. 2023-04-03
    price $196,000
30. 2023-01-25
    listed $206,000 Active
31. 2004-07-07
    soldstatus $92,000
32. 2002-08-02
    soldstatus $63,000
33. 1995-12-29
    soldstatus $41,500
34. 1985-10-01
    soldstatus $41,000

ⓘ 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: $1,484 · $124/mo
• Projected year-2 tax: $1,484 · $124/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 · 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: $21,072
• − Mortgage interest: −$7,562
• − Property taxes: −$1,484
• − Insurance: −$675
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − HOA: −$5,256
• − Depreciation: −$3,927
• Taxable loss: −$1,204
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $1,025/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

• County: Sarasota County · 448,376 people
• City population: 14,795
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 34,013
• Household income: $80,795
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1676.0

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 8% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 10% German/W. Germanic 2% 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: ▼ -426.24%
• Current HPI: 337.9799
• Rent YoY: ▼ -3.45%
• 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

-95.1% since first listed

20 events — show timeline

• 2026-04-17 Listed for Rent $2,000 STELLARMLS
• 2026-02-04 Rental Removed $2,000 STELLARMLS
• 2025-12-18 Listed for Rent $2,000 STELLARMLS
• 2025-12-11 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-22 Rental Removed $2,500 APPFOLIO
• 2025-07-02 Listed for Rent $2,500 APPFOLIO
• 2025-07-01 Rental Removed $2,500 STELLARMLS
• 2025-06-29 Listed for Rent $2,500 STELLARMLS
• 2025-06-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-21 Listed $188,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-22 Sold (Public Records) $186,000 Public Records
• 2023-06-20 Sold (MLS) $186,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-25 Price Changed $186,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-03 Price Changed $196,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-25 Listed $206,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-07 Sold (Public Records) $92,000 Public Records
• 2002-08-02 Sold (Public Records) $63,000 Public Records
• 1995-12-29 Sold (Public Records) $41,500 Public Records
• 1985-10-01 Sold (Public Records) $41,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $1,484 · -27.8% YoY. Source: county tax records.