102 Sandhurst Dr · Plantation, FL 34293

$190,000

2 bd · 2.0 ba · 1,193 sqft · SingleFamily public records · 4 Days on market

Built 1979 0.35 ac 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +5.4/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home close to all Venice has to offer, this 2 Bedroom 2 Bath 1 car garage has been systematically maintained including a A/C in 2009, Roof in 2002, Newer Windows, Painted and Newer Carpet. It has an Open floor plan, the bedrooms have walk in closets with private bathrooms and separated from each other for privacy. Sitting on a Large Pie Shaped Lot (149x112x149x90) with a private backyard you can enjoy your screened lanai plus a Dog Run with Doggie Doors for your best friend to come and go as they please. City Water and Sewer means no septic tank/well hassles. Bring your golf clubs because it just a short walk to Venice East Golf Course. This home qualifies for USDA financing which allows 100% financing. MAKE SURE YOU WATCH THE VIRTUAL TOUR TO SEE THE HD VIDEO TOUR OF THIS HOME!

Key facts

• Large linen closet
• Private bathrooms
• Walk-in closets

Tags

• VENICE EAST GOLF COURSE
• WALK-IN CLOSETS
• PRIVATE BATHROOMS
• SCREENED LANAI
• LARGE LINEN CLOSET
• TUB AND SHOWER COMBINATION

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Single family residence; One story; Faces northwest
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Enclosed patio; Screened patio; Oversized lot; Paved lot/driveway; Public maintained road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Split bedroom floor plan; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 9.2% vs local median 3.4% in Plantation — 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 82/100 on livability (#70 in FL, #1,174 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities C-, cost of living D-.
• 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 Senior High School (math 67% / reading 61%, grade B-, #86 of 667 statewide, top 13%, 2,584 students, 31% FRL).
• Market conditions: Rents flat; 1247 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 30% of the median local income ($90k/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.
• 4 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 $115k; list at $190k 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 6.9

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-6,263
• Equity at exit: $28,330

10-year hold

• IRR: 3.7%
• Equity multiple: 1.24×
• Total profit: $12,688
• Equity at exit: $16,428

Cash invested: $53,200 (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: 1247
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,281 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$261 /mo · $3,131/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $465

Break-even live

Break-even rent $1,692

Max offer price $190,000

Occupancy floor 75%

Sensitivity live

Price	-10% $573	-5% $519	+0% $465	+5% $412	+10% $358
Rent	-10% $285	-5% $375	+0% $465	+5% $555	+10% $646
Rate	-1.0pp $561	-0.5pp $514	base $465	+0.5pp $416	+1.0pp $366

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-04
   status Pending
2. 2026-04-30
   listed $190,000 Active
3. 2013-03-15
   soldstatus $115,000
4. 2013-03-06
   soldstatus $115,000 808-char remark

   Show marketing remark (808 chars)

   Charming home close to all Venice has to offer, this 2 Bedroom 2 Bath 1 car garage has been systematically maintained including a A/C in 2009, Roof in 2002, Newer Windows, Painted and Newer Carpet. It has an Open floor plan, the bedrooms have walk in closets with private bathrooms and separated from each other for privacy. Sitting on a Large Pie Shaped Lot (149x112x149x90) with a private backyard you can enjoy your screened lanai plus a Dog Run with Doggie Doors for your best friend to come and go as they please. City Water and Sewer means no septic tank/well hassles. Bring your golf clubs because it just a short walk to Venice East Golf Course. This home qualifies for USDA financing which allows 100% financing. MAKE SURE YOU WATCH THE VIRTUAL TOUR TO SEE THE HD VIDEO TOUR OF THIS HOME!

5. 2012-10-31
   listed $115,000 808-char remark

   Show marketing remark (808 chars)

   Charming home close to all Venice has to offer, this 2 Bedroom 2 Bath 1 car garage has been systematically maintained including a A/C in 2009, Roof in 2002, Newer Windows, Painted and Newer Carpet. It has an Open floor plan, the bedrooms have walk in closets with private bathrooms and separated from each other for privacy. Sitting on a Large Pie Shaped Lot (149x112x149x90) with a private backyard you can enjoy your screened lanai plus a Dog Run with Doggie Doors for your best friend to come and go as they please. City Water and Sewer means no septic tank/well hassles. Bring your golf clubs because it just a short walk to Venice East Golf Course. This home qualifies for USDA financing which allows 100% financing. MAKE SURE YOU WATCH THE VIRTUAL TOUR TO SEE THE HD VIDEO TOUR OF THIS HOME!

6. 2006-06-14
   listed $149,900
7. 2006-02-03
   listed $252,500
8. 2000-05-31
   soldstatus $91,300
9. 1999-08-24
   soldstatus $77,000
10. 1979-06-01
    soldstatus $9,000

ⓘ 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: $3,131 · $261/mo
• Projected year-2 tax: $3,131 · $261/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $27,369
• − Mortgage interest: −$10,643
• − Property taxes: −$3,131
• − Insurance: −$950
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − Depreciation: −$5,527
• Taxable income: $2,739
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $4,927/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 — Plantation

• Score: 82/100
• State rank: #70
• US rank: #1174

Category grades

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

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

+2011.1% since first listed

10 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-15 Sold (Public Records) $115,000 Public Records
• 2013-03-06 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2012-10-31 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-14 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2006-02-03 Listed $252,500 Stellar MLS as Distributed by MLS Grid
• 2000-05-31 Sold (Public Records) $91,300 Public Records
• 1999-08-24 Sold (Public Records) $77,000 Public Records
• 1979-06-01 Sold (Public Records) $9,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,131 · +276.7% YoY. Source: county tax records.