17630 Opal Sand Dr #102 · North Port, FL 34293

$273,997

2 bd · 2.0 ba · 1,154 sqft · Townhouse · 42 Days on market

Built 2026 Good condition

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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 +10.9/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

This home comes with a bundled social membership to the club - an exceptional value woven right into your purchase. From the moment you arrive, you're not just a resident; you're a member. This inviting 1,154-square-foot single-level condominium offers a bright open kitchen, dining and living area that flows seamlessly to a screened lanai, perfect for relaxing or entertaining outdoors. The kitchen is a chef's dream with durable quartz countertops, a center island, stainless steel appliances and designer cabinetry. Just off the foyer, the spacious owner's suite features a walk-in shower with clear glass enclosure and quartz-topped vanity, while a cozy second bedroom provides flexible space f

Key facts

• Luxe owner's suite
• Living room
• Dining room

Tags

• OPEN KITCHEN
• DINING ROOM
• LIVING ROOM
• LANAI ACCESS
• LUXE OWNER'S SUITE
• COMFORTABLE SPARE BEDROOM

Property features AI

Finance

• Financial info: List price $273,997

Exterior

• Home design: Condominium (unit #102); Birkdale floor plan; Spec new construction
• Construction: Located at 17630 Opal Sand Dr #102, Venice, FL 34293
• Exterior features: Living area of 1,154 (listed)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Active status (Spec new construction, Birkdale plan)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $274k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (18.1% below list).
• Recommended offer: $224k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.6% in North Port — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#252 in FL, #3,975 nationally) — 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.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 42 days — a 3% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,356 (18.1% 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 42 days. Have you received any prior offers? Is the seller open to a 18% 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 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. 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: 0.82% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 10.2

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: -22.0%
• Equity multiple: 0.26×
• Total profit: $-57,155
• Equity at exit: $40,854

10-year hold

• IRR: -22.8%
• Equity multiple: -0.04×
• Total profit: $-79,454
• Equity at exit: $23,690

Cash invested: $76,719 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,244 medium
• Mortgage (P&I): −$1,437
• Tax est. 1.5%: −$342 /mo · $4,110/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-121

Break-even live

Break-even rent $2,397

Max offer price $256,471

Occupancy floor —

Sensitivity live

Price	-10% $68	-5% $-26	+0% $-121	+5% $-216	+10% $-310
Rent	-10% $-298	-5% $-210	+0% $-121	+5% $-32	+10% $56
Rate	-1.0pp $17	-0.5pp $-51	base $-121	+0.5pp $-192	+1.0pp $-264

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: $68,499
• Closing costs: $8,220
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $273,997 Active 42 DOM
2. 2026-06-18
   days on market $273,997 Active 39 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-17
   days on market $273,997 Active 38 DOM
5. 2026-06-15
   days on market $273,997 Active 36 DOM
6. 2026-06-13
   days on market $273,997 Active 34 DOM
7. 2026-06-13
   days on market $273,997 Active 33 DOM
8. 2026-06-10
   days on market $273,997 Active 31 DOM
9. 2026-06-09
   days on market $273,997 Active 30 DOM
10. 2026-06-08
    days on market $273,997 Active 28 DOM
11. 2026-06-05
    days on market $273,997 Active 25 DOM
12. 2026-06-03
    days on market $273,997 Active 24 DOM
13. 2026-06-02
    days on market $273,997 Active 23 DOM
14. 2026-06-01
    days on market $273,997 Active 22 DOM
15. 2026-05-31
    days on market $273,997 Active 21 DOM
16. 2026-05-10
    listed $273,997 Active 236-char remark

ⓘ 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 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $26,923
• − Mortgage interest: −$15,348
• − Property taxes: −$4,110
• − Insurance: −$1,370
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − Depreciation: −$7,971
• Taxable loss: −$6,184
• Est. tax savings @ 24.0%: +$1,484
• After-tax cash flow: $31/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 · 1 photo

Good 80/100 None rehab

This single-level condominium is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New countertops and backsplash in kitchen — Enhances functionality and aesthetics
• Both New lighting fixtures throughout — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New countertops and backsplash in kitchen — Enhances functionality and aesthetics ↑
• Both New lighting fixtures throughout — Enhances functionality and aesthetics ↑

ⓘ 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 — North Port

• Score: 75/100
• State rank: #252
• US rank: #3975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Port, FL
• County: Sarasota County · 448,376 people
• City population: 75,324
• 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