4001 Beneva Rd #401 · South Gate Ridge, FL 34233

$195,000

4 bd · 2.5 ba · 1,630 sqft · Townhouse public records · 4 Days on market

Built 1975 $618/mo HOA · 23% 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 +19.7/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You MUST see this spacious, updated, TRUE 4BR/2.5 bath townhouse with a private fenced patio area. The kitchen has been updated with stainless steel appliances and gorgeous concrete overlay countertops. Easy care, gleaming laminate floors throughout, except in kitchen and bathrooms. The combination living/dining room leads to a nice fenced courtyard where you can enjoy the beautiful weather or a meal outside. There is a separate utility room for your washer & dryer off the kitchen. The 1/2 bathroom downstairs is surprisingly roomy, and contains a storage closet as well. The master bedroom upstairs has 2 closets and an attached bathroom that also has access from the hallway. This pet friendly community features lots of amenities that include a swimming pool, tennis court, and basketball. In addition to the assigned parking, there is plenty of guest parking. The complex is conveniently located close to shopping and schools just south of Bee Ridge Rd. Excellent schools. Come see it today!

Key facts

• Updated kitchen
• Granite counter tops
• $618 HOA

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTER TOPS
• PRIVATE FENCED COURTYARD
• SEPARATE UTILITY ROOM
• COMMUNITY SWIMMING POOL

Property features AI

Finance

• Other: Directions: South on Beneva past Bee Ridge - turn left into Beneva Ridge. Go far left to the end and then all the way to the back - unit on right.
• Financial info: Total annual fees $7,416; Unfurnished
• HOA & community: Monthly condo fee of $618 (includes pool, insurance, maintenance of structure and grounds, escrow reserves, recreational facilities and other); Association approval required; Community clubhouse, pool, basketball and tennis courts; Pets allowed (dogs and cats), max pet weight 25 lbs

Exterior

• Parking: No designated parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential townhouse; Two levels; Faces east; Unit on first floor
• Construction: Block and stucco construction; Built-up roof; Slab foundation; Building identified as 4001
• Exterior features: Deck; Patio; Porch; Sliding doors; Storage; Near public transit; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room and dining room combo; Open floorplan; Walk-in closets; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).

Location & tenants

• Location reads 71/100 on livability (#394 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A-; Watch: 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); Riverview High School (math 61% / reading 65%, grade B-, #89 of 667 statewide, top 14%, 2,597 students, 35% FRL).
• Market conditions: Rents soft (-1.4%/yr); 159 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 44% of the median local income ($75k/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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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 $100k; list at $195k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $195,000

Questions for the listing agent

1. Built in 1975 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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: 1.40% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 5.9

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: -13.1%
• Equity multiple: 0.55×
• Total profit: $-24,758
• Equity at exit: $29,075

10-year hold

• IRR: -12.3%
• Equity multiple: 0.41×
• Total profit: $-32,320
• Equity at exit: $16,860

Cash invested: $54,600 (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 34233

• Rents YoY: -1.4%
• Active inventory: 159
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,740 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$215 /mo · $2,584/yr
• Insurance: −$81
• HOA: −$618
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $227

Break-even live

Break-even rent $2,452

Max offer price $195,000

Occupancy floor 87%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $618 · $7,416/yr
• Likely covers: poolparking

Listing history 5 events

1. 2026-06-07
   statusdays on market $195,000 Pending 4 DOM
2. 2026-06-05
   days on market $195,000 Active 3 DOM
3. 2026-06-03
   days on market $195,000 Active 2 DOM
4. 2026-06-01
   remarks 693-char remark
5. 2026-06-01
   listed $195,000 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: $2,584 · $215/mo
• Projected year-2 tax: $2,584 · $215/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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,875
• − Mortgage interest: −$10,923
• − Property taxes: −$2,584
• − Insurance: −$975
• − Repairs & maintenance: −$2,630
• − Management: −$2,630
• − HOA: −$7,416
• − Depreciation: −$5,673
• Taxable income: $45
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $2,715/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 Gate Ridge

• Score: 71/100
• State rank: #394
• US rank: #6987

Category grades

Amenities F Commute F Cost of living B- 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: South Gate Ridge, FL
• County: Sarasota County · 448,376 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 19,123
• Household income: $75,394
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 653.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 6% Asian 4% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 2% 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: ▼ -281.79%
• Current HPI: 258.6836
• Rent YoY: ▼ -1.35%
• 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

+401.3% since first listed

26 events — show timeline

• 2026-06-01 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2016-10-31 Sold (Public Records) $100,000 Public Records
• 2016-10-28 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-08-31 Listed $109,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-05 Price Changed $99,500 Stellar MLS as Distributed by MLS Grid
• 2013-11-01 Listed $109,999 Stellar MLS as Distributed by MLS Grid
• 2009-04-27 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2009-02-27 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2009-01-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-11-14 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-12-15 Listed $99,500 Stellar MLS as Distributed by MLS Grid
• 2006-03-03 Sold (Public Records) $220,000 Public Records
• 2006-02-28 Sold (MLS) $220,000 Stellar MLS as Distributed by MLS Grid
• 2006-01-03 Listed $224,000 Stellar MLS as Distributed by MLS Grid
• 2004-09-13 Sold (Public Records) $139,000 Public Records
• 2004-09-09 Sold (MLS) $139,000 Stellar MLS as Distributed by MLS Grid
• 2004-09-09 Sold (MLS) $139,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-07 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2004-07-06 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2002-02-06 Sold (Public Records) $99,900 Public Records
• 2000-09-07 Sold (Public Records) $62,000 Public Records
• 1987-04-01 Sold (Public Records) $49,900 Public Records
• 1978-03-01 Sold (Public Records) $38,900 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,584 · +6.3% YoY. Source: county tax records.