2094 Gondola Dr #145 · Vamo, FL 34238

$129,900

2 bd · 2.0 ba · 887 sqft · SingleFamily · 384 Days on market

Built 1977 Good condition 3,290 sqft lot $175/mo HOA · 10% of rent

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Why this score? — see what drove the B 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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Appreciation +4.7/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +0.5/5.0

Listing remarks MLS

Welcome back to the market! This charming fully furnished double-wide manufactured home boasts a beautiful, fresh coastal update. The bright kitchen features a new refrigerator and is equipped to meet all your needs for stylish living. The master bedroom comfortably accommodates a king-size bed. Situated in the desirable Venetian Park Estates, this property offers access to a vibrant over-55 community. Residents can enjoy a large, heated community pool and spa, shuffleboard courts, weekly and annual events, engaging game nights, and other amenities. The property includes a newly constructed carport and lanai. This home is move-in ready!

Key facts

• Annual events
• Community spa
• Game nights

Tags

• DOUBLE WIDE MANUFACTURED HOME
• COMMUNITY HEATED POOL
• COMMUNITY SPA
• SHUFFLEBOARD
• ANNUAL EVENTS
• GAME NIGHTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#260 in FL, #4,147 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety 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 falling (-8.2%/yr); 489 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

• In year one you build about $173 of equity ($898 loan paydown + $-725 appreciation (-0.6% local appreciation)).
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.6% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 384 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 384 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 1977 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.41% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.56% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.31×
• Total profit: $11,188
• Equity at exit: $34,134

10-year hold

• IRR: 10.0%
• Equity multiple: 1.92×
• Total profit: $33,293
• Equity at exit: $38,268

Cash invested: $36,372 (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 34238

• Home prices YoY: -0.2%
• Rents YoY: -8.2%
• Active inventory: 489
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$175
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $370

Break-even live

Break-even rent $1,358

Max offer price $129,900

Occupancy floor 75%

Sensitivity live

Price	-10% $460	-5% $415	+0% $370	+5% $325	+10% $280
Rent	-10% $226	-5% $298	+0% $370	+5% $442	+10% $514
Rate	-1.0pp $436	-0.5pp $403	base $370	+0.5pp $337	+1.0pp $302

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-13
   statusdays on market $129,900 Pending 384 DOM
2. 2026-06-10
   days on market $129,900 Active 383 DOM
3. 2026-06-09
   days on market $129,900 Active 382 DOM
4. 2026-06-08
   days on market $129,900 Active 380 DOM
5. 2026-06-05
   days on market $129,900 Active 377 DOM
6. 2026-06-03
   days on market $129,900 Active 376 DOM
7. 2026-06-02
   days on market $129,900 Active 375 DOM
8. 2026-06-01
   days on market $129,900 Active 374 DOM
9. 2026-05-31
   days on market $129,900 Active 373 DOM
10. 2026-03-10
    status Active 644-char remark

    Show marketing remark (644 chars)

    Welcome back to the market! This charming fully furnished double-wide manufactured home boasts a beautiful, fresh coastal update. The bright kitchen features a new refrigerator and is equipped to meet all your needs for stylish living. The master bedroom comfortably accommodates a king-size bed. Situated in the desirable Venetian Park Estates, this property offers access to a vibrant over-55 community. Residents can enjoy a large, heated community pool and spa, shuffleboard courts, weekly and annual events, engaging game nights, and other amenities. The property includes a newly constructed carport and lanai. This home is move-in ready!

11. 2026-03-10
    historical

    Show marketing remark (644 chars)

    Welcome back to the market! This charming fully furnished double-wide manufactured home boasts a beautiful, fresh coastal update. The bright kitchen features a new refrigerator and is equipped to meet all your needs for stylish living. The master bedroom comfortably accommodates a king-size bed. Situated in the desirable Venetian Park Estates, this property offers access to a vibrant over-55 community. Residents can enjoy a large, heated community pool and spa, shuffleboard courts, weekly and annual events, engaging game nights, and other amenities. The property includes a newly constructed carport and lanai. This home is move-in ready!

12. 2026-03-09
    listed $129,900 Active
13. 2026-02-28
    historical 644-char remark

    Show marketing remark (644 chars)

    Welcome back to the market! This charming fully furnished double-wide manufactured home boasts a beautiful, fresh coastal update. The bright kitchen features a new refrigerator and is equipped to meet all your needs for stylish living. The master bedroom comfortably accommodates a king-size bed. Situated in the desirable Venetian Park Estates, this property offers access to a vibrant over-55 community. Residents can enjoy a large, heated community pool and spa, shuffleboard courts, weekly and annual events, engaging game nights, and other amenities. The property includes a newly constructed carport and lanai. This home is move-in ready!

14. 2026-02-03
    status Active 644-char remark

    Show marketing remark (644 chars)

    Welcome back to the market! This charming fully furnished double-wide manufactured home boasts a beautiful, fresh coastal update. The bright kitchen features a new refrigerator and is equipped to meet all your needs for stylish living. The master bedroom comfortably accommodates a king-size bed. Situated in the desirable Venetian Park Estates, this property offers access to a vibrant over-55 community. Residents can enjoy a large, heated community pool and spa, shuffleboard courts, weekly and annual events, engaging game nights, and other amenities. The property includes a newly constructed carport and lanai. This home is move-in ready!

15. 2025-02-08
    listed $129,900 Active 644-char remark

    Show marketing remark (644 chars)

    Welcome back to the market! This charming fully furnished double-wide manufactured home boasts a beautiful, fresh coastal update. The bright kitchen features a new refrigerator and is equipped to meet all your needs for stylish living. The master bedroom comfortably accommodates a king-size bed. Situated in the desirable Venetian Park Estates, this property offers access to a vibrant over-55 community. Residents can enjoy a large, heated community pool and spa, shuffleboard courts, weekly and annual events, engaging game nights, and other amenities. The property includes a newly constructed carport and lanai. This home is move-in ready!

ⓘ 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 6/10 Major FEMA zone X (shaded) · 55% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $21,917
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − HOA: −$2,100
• − Depreciation: −$3,779
• Taxable income: $2,657
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $3,804/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 · 11 photos

Good 75/100 Cosmetic rehab

This charming fully furnished double-wide manufactured home is move-in ready with a fresh coastal update. It offers a bright kitchen, master bedroom with king-size bed, and access to a vibrant over-55 community with amenities like a heated pool and shuffleboard courts.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor kitchen countertops — slight wear
• Minor kitchen appliances — slight wear

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace kitchen countertops — new countertops improve functionality and aesthetics
• Both update kitchen cabinets — new cabinets modernize the space and improve functionality
• Both update bathroom fixtures — new fixtures modernize the space and improve functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
kitchen countertops · slight wear	Minor	$500–3,000
kitchen appliances · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace kitchen countertops — new countertops improve functionality and aesthetics ↑
• Both update kitchen cabinets — new cabinets modernize the space and improve functionality ↑
• Both update bathroom fixtures — new fixtures modernize the space and improve functionality ↑

ⓘ 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 — Vamo

• Score: 75/100
• State rank: #260
• US rank: #4147

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment B- 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
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 23,821
• Household income: $97,926
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 841.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 5% Black 3% Asian 3%
• Hispanic origin (detail): Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 86% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -0.56%
• Current HPI: 232.3872
• Rent YoY: ▼ -8.18%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-03-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-08 Listed $129,900 Stellar MLS as Distributed by MLS Grid