2178 Park Rd · South Venice, FL 34293

$215,000

2 bd · 1.0 ba · 775 sqft · SingleFamily public records · 30 Days on market

Built 1980 7,306 sqft lot

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +5.4/10.0
• 1% rule +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEACHOUSE JEWEL!!! ELEGANTLY DESIGNED WITH THE MODERN LOOK. .. COMPLETE NEW KITCHEN, NEW STAINLESS STEAL APPLIANCES, BEAUTIFUL WITHE ORNAMENTAL GRANITE COUNTERTOPS. NEW FLORING. NEW AC. NEW WATER TREATMENT SYSTEM. BIG STORAGE ON THE BACK OF THE HOUSE. SHORT DISTANCE FROM LAGACY BIKE TRAIL AND BEAUTIFUL BEACHES OF VENICE AND MANASOTA KEW. ..

Key facts

• Bay window nook
• Stone pathway
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• BAY WINDOW NOOK
• FULLY FENCED BACKYARD
• MASSIVE BACKYARD SHED
• TROPICAL LANDSCAPING
• STONE PATHWAY

Property features AI

Finance

• Other: Zoning: RSF3
• Financial info: Furnished; Homestead exempt
• HOA & community: No HOA association indicated

Exterior

• Parking: Asphalt road access
• Utilities: Well water; Public sewer (connected)
• Home design: Single-family residence; One story; East-facing
• Construction: Frame construction; Shingle roof; Slab foundation; Completed condition; Built on 0 to less than 1/4 acre lot
• Exterior features: Paved lot; Shed(s)

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (5.7% below list).
• Recommended offer: $203k (5.7% 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: amenities F, commute F, health & safety 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: Taylor Ranch Elementary School (math 68% / reading 66%, grade B+, #450 of 2,144 statewide, top 22%, 901 students, 39% FRL); Venice Middle School (math 71% / reading 58%, grade A-, #100 of 571 statewide, top 18%, 761 students, 37% FRL); Venice Senior High School (math 67% / reading 61%, grade B-, #86 of 667 statewide, top 13%, 2,584 students, 31% FRL).
• Market conditions: Rents flat; 1255 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 $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 30 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask is 11844% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $130k; list at $215k implies a 65% 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 $202,805 (5.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 8.8

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-17,384
• Equity at exit: $32,057

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-5,042
• Equity at exit: $18,589

Cash invested: $60,200 (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: 1255
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,028 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $348

Break-even live

Break-even rent $1,588

Max offer price $215,000

Occupancy floor 78%

Sensitivity live

Price	-10% $470	-5% $409	+0% $348	+5% $42	+10% $-32
Rent	-10% $188	-5% $268	+0% $348	+5% $428	+10% $508
Rate	-1.0pp $456	-0.5pp $403	base $348	+0.5pp $292	+1.0pp $235

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-17
   price $215,000 Active 30 DOM
2. 2026-06-17
   days on market $218,500 Active 30 DOM
3. 2026-06-16
   days on market $218,500 Active 29 DOM
4. 2026-06-15
   days on market $218,500 Active 28 DOM
5. 2026-06-13
   days on market $218,500 Active 26 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   pricedays on market $218,500 Active 25 DOM
8. 2026-06-10
   days on market $223,900 Active 23 DOM
9. 2026-06-09
   days on market $223,900 Active 22 DOM
10. 2026-06-08
    days on market $223,900 Active 21 DOM
11. 2026-06-08
    pricedays on market $223,900 Active 20 DOM
12. 2026-06-05
    days on market $224,900 Active 17 DOM
13. 2026-06-03
    days on market $224,900 Active 16 DOM
14. 2026-06-02
    days on market $224,900 Active 15 DOM
15. 2026-06-01
    days on market $224,900 Active 14 DOM
16. 2026-05-31
    price $224,900 Active 13 DOM
17. 2026-05-31
    days on market $230,000 Active 13 DOM
18. 2026-05-18
    listed $230,000 Active
19. 2018-04-03
    soldstatus $130,000
20. 2018-03-30
    soldstatus $130,000 Sold 342-char remark

    Show marketing remark (342 chars)

    BEACHOUSE JEWEL!!! ELEGANTLY DESIGNED WITH THE MODERN LOOK. .. COMPLETE NEW KITCHEN, NEW STAINLESS STEAL APPLIANCES, BEAUTIFUL WITHE ORNAMENTAL GRANITE COUNTERTOPS. NEW FLORING. NEW AC. NEW WATER TREATMENT SYSTEM. BIG STORAGE ON THE BACK OF THE HOUSE. SHORT DISTANCE FROM LAGACY BIKE TRAIL AND BEAUTIFUL BEACHES OF VENICE AND MANASOTA KEW. ..

21. 2018-03-24
    status Pending 342-char remark

    Show marketing remark (342 chars)

    BEACHOUSE JEWEL!!! ELEGANTLY DESIGNED WITH THE MODERN LOOK. .. COMPLETE NEW KITCHEN, NEW STAINLESS STEAL APPLIANCES, BEAUTIFUL WITHE ORNAMENTAL GRANITE COUNTERTOPS. NEW FLORING. NEW AC. NEW WATER TREATMENT SYSTEM. BIG STORAGE ON THE BACK OF THE HOUSE. SHORT DISTANCE FROM LAGACY BIKE TRAIL AND BEAUTIFUL BEACHES OF VENICE AND MANASOTA KEW. ..

22. 2018-03-22
    status Pending 342-char remark

    Show marketing remark (342 chars)

    BEACHOUSE JEWEL!!! ELEGANTLY DESIGNED WITH THE MODERN LOOK. .. COMPLETE NEW KITCHEN, NEW STAINLESS STEAL APPLIANCES, BEAUTIFUL WITHE ORNAMENTAL GRANITE COUNTERTOPS. NEW FLORING. NEW AC. NEW WATER TREATMENT SYSTEM. BIG STORAGE ON THE BACK OF THE HOUSE. SHORT DISTANCE FROM LAGACY BIKE TRAIL AND BEAUTIFUL BEACHES OF VENICE AND MANASOTA KEW. ..

23. 2018-01-09
    status Pending 342-char remark

    Show marketing remark (342 chars)

    BEACHOUSE JEWEL!!! ELEGANTLY DESIGNED WITH THE MODERN LOOK. .. COMPLETE NEW KITCHEN, NEW STAINLESS STEAL APPLIANCES, BEAUTIFUL WITHE ORNAMENTAL GRANITE COUNTERTOPS. NEW FLORING. NEW AC. NEW WATER TREATMENT SYSTEM. BIG STORAGE ON THE BACK OF THE HOUSE. SHORT DISTANCE FROM LAGACY BIKE TRAIL AND BEAUTIFUL BEACHES OF VENICE AND MANASOTA KEW. ..

24. 2017-12-20
    price $139,900 342-char remark

    Show marketing remark (342 chars)

    BEACHOUSE JEWEL!!! ELEGANTLY DESIGNED WITH THE MODERN LOOK. .. COMPLETE NEW KITCHEN, NEW STAINLESS STEAL APPLIANCES, BEAUTIFUL WITHE ORNAMENTAL GRANITE COUNTERTOPS. NEW FLORING. NEW AC. NEW WATER TREATMENT SYSTEM. BIG STORAGE ON THE BACK OF THE HOUSE. SHORT DISTANCE FROM LAGACY BIKE TRAIL AND BEAUTIFUL BEACHES OF VENICE AND MANASOTA KEW. ..

25. 2017-12-12
    price $144,000 342-char remark

    Show marketing remark (342 chars)

    BEACHOUSE JEWEL!!! ELEGANTLY DESIGNED WITH THE MODERN LOOK. .. COMPLETE NEW KITCHEN, NEW STAINLESS STEAL APPLIANCES, BEAUTIFUL WITHE ORNAMENTAL GRANITE COUNTERTOPS. NEW FLORING. NEW AC. NEW WATER TREATMENT SYSTEM. BIG STORAGE ON THE BACK OF THE HOUSE. SHORT DISTANCE FROM LAGACY BIKE TRAIL AND BEAUTIFUL BEACHES OF VENICE AND MANASOTA KEW. ..

26. 2017-12-05
    price $154,000 342-char remark

    Show marketing remark (342 chars)

    BEACHOUSE JEWEL!!! ELEGANTLY DESIGNED WITH THE MODERN LOOK. .. COMPLETE NEW KITCHEN, NEW STAINLESS STEAL APPLIANCES, BEAUTIFUL WITHE ORNAMENTAL GRANITE COUNTERTOPS. NEW FLORING. NEW AC. NEW WATER TREATMENT SYSTEM. BIG STORAGE ON THE BACK OF THE HOUSE. SHORT DISTANCE FROM LAGACY BIKE TRAIL AND BEAUTIFUL BEACHES OF VENICE AND MANASOTA KEW. ..

27. 2017-11-29
    listed $159,000 Active 342-char remark

    Show marketing remark (342 chars)

    BEACHOUSE JEWEL!!! ELEGANTLY DESIGNED WITH THE MODERN LOOK. .. COMPLETE NEW KITCHEN, NEW STAINLESS STEAL APPLIANCES, BEAUTIFUL WITHE ORNAMENTAL GRANITE COUNTERTOPS. NEW FLORING. NEW AC. NEW WATER TREATMENT SYSTEM. BIG STORAGE ON THE BACK OF THE HOUSE. SHORT DISTANCE FROM LAGACY BIKE TRAIL AND BEAUTIFUL BEACHES OF VENICE AND MANASOTA KEW. ..

28. 1997-06-05
    soldstatus $46,900

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$1,338/yr (+$111/mo · 299.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $24,337
• − Mortgage interest: −$12,043
• − Property taxes: −$447
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$6,255
• Taxable income: $623
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $4,025/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 — 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

• 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

+358.4% since first listed

17 events — show timeline

• 2026-06-17 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-06-17 Listed for Rent $1,800 TURBOTENANT
• 2026-06-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-06-10 Price Changed $218,500 Stellar MLS as Distributed by MLS Grid
• 2026-06-05 Price Changed $223,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-31 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-03 Sold (Public Records) $130,000 Public Records
• 2018-03-30 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-01-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-12-20 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2017-12-12 Price Changed $144,000 Stellar MLS as Distributed by MLS Grid
• 2017-12-05 Price Changed $154,000 Stellar MLS as Distributed by MLS Grid
• 2017-11-29 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 1997-06-05 Sold (Public Records) $46,900 Public Records

Property tax history

-0.1%/yr

Latest (2025): $447 · -73.8% YoY. Source: county tax records.