2760 Shamrock Dr · South Venice, FL 34293

$315,000

3 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 58 Days on market

Built 1987 9,456 sqft lot

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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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

What a cute house to call as your new home! Cool South Venice location with private access to beach via ferry and boat launch. This adorable three bedroom, two bath home has been updated throughout! New kitchen, new baths, new flooring, fresh paint inside and out. New electrical panel! New well pump! Wonderful kitchen with new appliances, has plenty of counter space and a sunny breakfast nook for your morning coffee. Modern light fixtures throughout. This home is located near many amenities including shopping and dining and a hop, skip and a jump to quaint downtown Venice on the Island.

Key facts

• 9,456 sq ft lot
• Garage
• Built 1987

Property features AI

Finance

• HOA & community: Community park nearby

Exterior

• Parking: Attached 1-car garage (14 x 12) with driveway
• Utilities: Well water; Septic tank; Electricity connected; Public utilities available; Broadband/high-speed internet available; Water connected
• Home design: Single family residence; One story; Faces east
• Construction: Frame construction with wood siding; Shingle roof; Crawlspace foundation; Built on lot of about 0.22 acres
• Exterior features: Private mailbox; Sliding doors; Beach access (deeded)

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric, Heat Pump); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Eat-in kitchen; Living/dining room combo; Solid wood cabinets; Split bedroom floor plan; Stone countertops; Walk-in closet(s)
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-52 ($-627/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (20.0% below list).
• Recommended offer: $252k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#549 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living A-; Watch: schools F, 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 flat; 1254 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 34% of the median local income ($90k/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 $9k 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 58 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $139k; list at $315k implies a 127% 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 $252,121 (20.0% 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 58 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.32×
• Total profit: $-60,118
• Equity at exit: $46,968

10-year hold

• IRR: -18.4%
• Equity multiple: 0.10×
• Total profit: $-79,162
• Equity at exit: $27,235

Cash invested: $88,200 (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 34293

• Rents YoY: 0.7%
• Active inventory: 1254
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,521 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$261 /mo · $3,130/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-52

Break-even live

Break-even rent $2,587

Max offer price $305,771

Occupancy floor 97%

Sensitivity live

Price	-10% $126	-5% $37	+0% $-52	+5% $-141	+10% $-231
Rent	-10% $-251	-5% $-152	+0% $-52	+5% $47	+10% $147
Rate	-1.0pp $106	-0.5pp $28	base $-52	+0.5pp $-134	+1.0pp $-217

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $315,000 Active 58 DOM
2. 2026-06-18
   days on market $315,000 Active 55 DOM
3. 2026-06-17
   days on market $315,000 Active 54 DOM
4. 2026-06-16
   days on market $315,000 Active 53 DOM
5. 2026-06-15
   price $315,000 Active 52 DOM
6. 2026-06-15
   days on market $325,000 Active 52 DOM
7. 2026-06-13
   days on market $325,000 Active 50 DOM
8. 2026-06-13
   days on market $325,000 Active 49 DOM
9. 2026-06-10
   days on market $325,000 Active 47 DOM
10. 2026-06-09
    days on market $325,000 Active 46 DOM
11. 2026-06-08
    days on market $325,000 Active 45 DOM
12. 2026-06-08
    days on market $325,000 Active 44 DOM
13. 2026-06-05
    days on market $325,000 Active 41 DOM
14. 2026-06-03
    days on market $325,000 Active 40 DOM
15. 2026-06-02
    days on market $325,000 Active 39 DOM
16. 2026-06-01
    days on market $325,000 Active 38 DOM
17. 2026-05-31
    days on market $325,000 Active 37 DOM
18. 2026-05-18
    price $325,000 594-char remark
19. 2026-05-01
    price $329,000 594-char remark
20. 2026-04-24
    listed $339,000 Active 594-char remark
21. 2003-12-17
    soldstatus $139,000
22. 2003-09-04
    soldstatus $105,000
23. 1986-06-01
    soldstatus $10,000

ⓘ 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: $3,130 · $261/mo
• Projected year-2 tax: $3,130 · $261/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 3/10 Moderate
• 🌡 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: $30,255
• − Mortgage interest: −$17,645
• − Property taxes: −$3,130
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − Depreciation: −$9,164
• Taxable loss: −$6,100
• Est. tax savings @ 24.0%: +$1,464
• After-tax cash flow: $837/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 — South Venice

• Score: 67/100
• State rank: #549
• US rank: #10377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Venice, FL
• County: Sarasota County · 448,376 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 50,278
• Household income: $90,038
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 548.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 3%
• Foreign-born: 9% · Canada, China, Dominican Republic
• Languages at home: 90% English-only · Spanish 3% Russian/Polish/Slavic 2% French/Haitian/Cajun 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: ▼ -355.64%
• Current HPI: 270.5242
• Rent YoY: ▲ 0.70%
• 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

+3050.0% since first listed

7 events — show timeline

• 2026-06-15 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $329,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listed $339,000 Stellar MLS as Distributed by MLS Grid
• 2003-12-17 Sold (Public Records) $139,000 Public Records
• 2003-09-04 Sold (Public Records) $105,000 Public Records
• 1986-06-01 Sold (Public Records) $10,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,130 · +1.0% YoY. Source: county tax records.