405 Ravenna St S · Nokomis, FL 34275

$259,900

3 bd · 2.0 ba · 1,221 sqft · SingleFamily public records · 12 Days on market

Built 2004 5,642 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 +13.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is accepting back up offers ! This is a very elegant & bright house freshly painted in and out, with all new stainless steel appliances The front porch & foyer area create inviting retreat to an interior with deep level of comfort. Features include cathedral high ceilings, beautiful wood laminate & tile flooring, new upgraded carpet, hurricane shutters. The kitchen is a "foodies" dream come true with its large preparation countertops, breakfast bar and pantry. Stylish french doors will lead you to the covered lanai & very private back yard with enough room for pool. Just a mile to Dona & Roberts Bays, Nokomis Park, 5 min to Nokomis Beach.

Key facts

• Open floor plan
• Cathedral ceilings
• French doors

Tags

• CATHEDRAL CEILINGS
• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• GREAT ROOM
• FRENCH DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-12 ($-150/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (20.6% below list).
• Recommended offer: $206k (20.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#347 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, 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: Laurel Nokomis School (math 78% / reading 73%, grade A, #211 of 2,144 statewide, top 10%, 1,411 students, 35% 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 falling (-4.0%/yr); 751 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 $150k; list at $260k implies a 73% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,353 (20.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 10.5

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-49,020
• Equity at exit: $38,752

10-year hold

• IRR: -20.0%
• Equity multiple: 0.07×
• Total profit: $-67,336
• Equity at exit: $22,471

Cash invested: $72,772 (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 34275

• Rents YoY: -4.0%
• Active inventory: 751
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,064 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-12

Break-even live

Break-even rent $2,079

Max offer price $257,696

Occupancy floor 96%

Sensitivity live

Price	-10% $135	-5% $61	+0% $-12	+5% $-86	+10% $-160
Rent	-10% $-175	-5% $-94	+0% $-12	+5% $69	+10% $151
Rate	-1.0pp $118	-0.5pp $54	base $-12	+0.5pp $-80	+1.0pp $-148

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-27
   status Pending
2. 2026-04-15
   listed $259,900 Active
3. 2026-02-18
   historical
4. 2025-12-28
   price $270,000
5. 2025-11-18
   price $285,000
6. 2025-09-26
   price $290,000
7. 2025-09-04
   price $299,900
8. 2025-08-19
   listed $325,000 Active
9. 2015-11-25
   soldstatus $150,000
10. 2015-11-23
    soldstatus $150,000 Sold 695-char remark

    Show marketing remark (695 chars)

    Seller is accepting back up offers ! This is a very elegant & bright house freshly painted in and out, with all new stainless steel appliances The front porch & foyer area create inviting retreat to an interior with deep level of comfort. Features include cathedral high ceilings, beautiful wood laminate & tile flooring, new upgraded carpet, hurricane shutters. The kitchen is a "foodies" dream come true with its large preparation countertops, breakfast bar and pantry. Stylish french doors will lead you to the covered lanai & very private back yard with enough room for pool. Just a mile to Dona & Roberts Bays, Nokomis Park, 5 min to Nokomis Beach.

11. 2015-10-20
    historical Active with Contract 695-char remark

    Show marketing remark (695 chars)

    Seller is accepting back up offers ! This is a very elegant & bright house freshly painted in and out, with all new stainless steel appliances The front porch & foyer area create inviting retreat to an interior with deep level of comfort. Features include cathedral high ceilings, beautiful wood laminate & tile flooring, new upgraded carpet, hurricane shutters. The kitchen is a "foodies" dream come true with its large preparation countertops, breakfast bar and pantry. Stylish french doors will lead you to the covered lanai & very private back yard with enough room for pool. Just a mile to Dona & Roberts Bays, Nokomis Park, 5 min to Nokomis Beach.

12. 2015-10-06
    status Active 695-char remark

    Show marketing remark (695 chars)

    Seller is accepting back up offers ! This is a very elegant & bright house freshly painted in and out, with all new stainless steel appliances The front porch & foyer area create inviting retreat to an interior with deep level of comfort. Features include cathedral high ceilings, beautiful wood laminate & tile flooring, new upgraded carpet, hurricane shutters. The kitchen is a "foodies" dream come true with its large preparation countertops, breakfast bar and pantry. Stylish french doors will lead you to the covered lanai & very private back yard with enough room for pool. Just a mile to Dona & Roberts Bays, Nokomis Park, 5 min to Nokomis Beach.

13. 2015-09-30
    historical Contingent - Inspections 695-char remark

    Show marketing remark (695 chars)

    Seller is accepting back up offers ! This is a very elegant & bright house freshly painted in and out, with all new stainless steel appliances The front porch & foyer area create inviting retreat to an interior with deep level of comfort. Features include cathedral high ceilings, beautiful wood laminate & tile flooring, new upgraded carpet, hurricane shutters. The kitchen is a "foodies" dream come true with its large preparation countertops, breakfast bar and pantry. Stylish french doors will lead you to the covered lanai & very private back yard with enough room for pool. Just a mile to Dona & Roberts Bays, Nokomis Park, 5 min to Nokomis Beach.

14. 2015-09-28
    listed $158,000 Active 695-char remark

    Show marketing remark (695 chars)

    Seller is accepting back up offers ! This is a very elegant & bright house freshly painted in and out, with all new stainless steel appliances The front porch & foyer area create inviting retreat to an interior with deep level of comfort. Features include cathedral high ceilings, beautiful wood laminate & tile flooring, new upgraded carpet, hurricane shutters. The kitchen is a "foodies" dream come true with its large preparation countertops, breakfast bar and pantry. Stylish french doors will lead you to the covered lanai & very private back yard with enough room for pool. Just a mile to Dona & Roberts Bays, Nokomis Park, 5 min to Nokomis Beach.

15. 2007-03-31
    historical
16. 2006-10-01
    listed $249,700
17. 2004-12-03
    soldstatus $149,900
18. 2003-10-08
    soldstatus $46,500

ⓘ 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: $2,057 · $171/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: +$100/yr (+$8/mo · 4.9%)

ⓘ 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 (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $24,762
• − Mortgage interest: −$14,558
• − Property taxes: −$2,057
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$7,561
• Taxable loss: −$4,675
• Est. tax savings @ 24.0%: +$1,122
• After-tax cash flow: $972/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 — Nokomis

• Score: 72/100
• State rank: #347
• US rank: #6005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nokomis, FL
• County: Sarasota County · 448,376 people
• City population: 22,436
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 22,436
• Household income: $89,369
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 338.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 4% Asian 3% Black 1%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 3% Russian/Polish/Slavic 2% French/Haitian/Cajun 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: ▼ -329.70%
• Current HPI: 268.9918
• Rent YoY: ▼ -3.97%
• 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

+458.9% since first listed

18 events — show timeline

• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-28 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $290,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-04 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2015-11-25 Sold (Public Records) $150,000 Public Records
• 2015-11-23 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2015-10-20 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-10-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-09-30 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-09-28 Listed $158,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-10-01 Listed $249,700 Stellar MLS as Distributed by MLS Grid
• 2004-12-03 Sold (Public Records) $149,900 Public Records
• 2003-10-08 Sold (Public Records) $46,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,057 · +2.5% YoY. Source: county tax records.