680 Circlewood Dr Unit W3 · South Venice, FL 34293

$169,900

2 bd · 2.0 ba · 1,095 sqft · Townhouse public records · 228 Days on market

Built 1973 1,910 sqft lot $410/mo HOA · 19% of rent

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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 +19.2/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +5.4/10.0
• 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

Relaunched with seller incentive. Welcome to easy, low-maintenance living in the desirable Circlewood community in Venice. This well-maintained two-bedroom, two-bath condominium offers a comfortable layout with separate living and dining areas, ideal for everyday living and entertaining. Recent updates include fresh interior paint, updated lighting and ceiling fans, a 2023 flat roof, brand-new hot water heater, and new landscaping. The enclosed Florida room provides additional usable space, perfect for relaxing, reading, or enjoying your morning coffee. Residents of Circlewood enjoy a variety of amenities including two heated pools, clubhouse, pickleball and shuffleboard courts, and a library. The association also provides exterior maintenance, cable, and on-site support, making this an excellent option for seasonal or year-round living. Conveniently located just minutes from Venice Beach and Manasota Beach, as well as shopping, dining, and golf. Seller is offering an incentive of three months of HOA fees with an acceptable offer. Buyer to verify all condominium association rules, regulations, and restrictions.

Key facts

• Heated pools
• Shuffleboard courts
• Clubhouse

Tags

• ENCLOSED FLORIDA ROOM
• AMENITY RICH COMMUNITY
• CLUBHOUSE
• HEATED POOLS
• PICKLEBALL COURTS
• SHUFFLEBOARD COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

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: 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 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 $1k of loan paydown is wiped out by about $5k 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 228 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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 1973 — 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. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.66%
• DSCR: 1.21
• GRM: 6.5

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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-20,445
• Equity at exit: $25,333

10-year hold

• IRR: -8.0%
• Equity multiple: 0.56×
• Total profit: $-20,960
• Equity at exit: $14,690

Cash invested: $47,572 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,184 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$169 /mo · $2,023/yr
• Insurance: −$71
• HOA: −$410
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $185

Break-even live

Break-even rent $1,950

Max offer price $169,900

Occupancy floor 87%

Sensitivity live

Price	-10% $281	-5% $233	+0% $185	+5% $137	+10% $89
Rent	-10% $12	-5% $99	+0% $185	+5% $271	+10% $357
Rate	-1.0pp $270	-0.5pp $228	base $185	+0.5pp $141	+1.0pp $96

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $410 · $4,920/yr
• Likely covers: watercablelandscapingexterior maint.pool

Listing history 49 events

1. 2026-06-21
   days on market $169,900 Active 228 DOM
2. 2026-06-18
   days on market $169,900 Active 225 DOM
3. 2026-06-17
   days on market $169,900 Active 224 DOM
4. 2026-06-16
   days on market $169,900 Active 223 DOM
5. 2026-06-15
   days on market $169,900 Active 222 DOM
6. 2026-06-13
   days on market $169,900 Active 220 DOM
7. 2026-06-13
   days on market $169,900 Active 219 DOM
8. 2026-06-10
   days on market $169,900 Active 217 DOM
9. 2026-06-09
   days on market $169,900 Active 216 DOM
10. 2026-06-08
    days on market $169,900 Active 214 DOM
11. 2026-06-05
    days on market $169,900 Active 211 DOM
12. 2026-06-03
    days on market $169,900 Active 210 DOM
13. 2026-06-02
    days on market $169,900 Active 209 DOM
14. 2026-05-31
    days on market $169,900 Active 208 DOM
15. 2026-05-07
    status Active 1128-char remark

    Show marketing remark (1128 chars)

    Relaunched with seller incentive. Welcome to easy, low-maintenance living in the desirable Circlewood community in Venice. This well-maintained two-bedroom, two-bath condominium offers a comfortable layout with separate living and dining areas, ideal for everyday living and entertaining. Recent updates include fresh interior paint, updated lighting and ceiling fans, a 2023 flat roof, brand-new hot water heater, and new landscaping. The enclosed Florida room provides additional usable space, perfect for relaxing, reading, or enjoying your morning coffee. Residents of Circlewood enjoy a variety of amenities including two heated pools, clubhouse, pickleball and shuffleboard courts, and a library. The association also provides exterior maintenance, cable, and on-site support, making this an excellent option for seasonal or year-round living. Conveniently located just minutes from Venice Beach and Manasota Beach, as well as shopping, dining, and golf. Seller is offering an incentive of three months of HOA fees with an acceptable offer. Buyer to verify all condominium association rules, regulations, and restrictions.

16. 2026-03-27
    price $169,900 1128-char remark

    Show marketing remark (1128 chars)

    Relaunched with seller incentive. Welcome to easy, low-maintenance living in the desirable Circlewood community in Venice. This well-maintained two-bedroom, two-bath condominium offers a comfortable layout with separate living and dining areas, ideal for everyday living and entertaining. Recent updates include fresh interior paint, updated lighting and ceiling fans, a 2023 flat roof, brand-new hot water heater, and new landscaping. The enclosed Florida room provides additional usable space, perfect for relaxing, reading, or enjoying your morning coffee. Residents of Circlewood enjoy a variety of amenities including two heated pools, clubhouse, pickleball and shuffleboard courts, and a library. The association also provides exterior maintenance, cable, and on-site support, making this an excellent option for seasonal or year-round living. Conveniently located just minutes from Venice Beach and Manasota Beach, as well as shopping, dining, and golf. Seller is offering an incentive of three months of HOA fees with an acceptable offer. Buyer to verify all condominium association rules, regulations, and restrictions.

17. 2026-02-18
    price $172,500 1128-char remark

    Show marketing remark (1128 chars)

    Relaunched with seller incentive. Welcome to easy, low-maintenance living in the desirable Circlewood community in Venice. This well-maintained two-bedroom, two-bath condominium offers a comfortable layout with separate living and dining areas, ideal for everyday living and entertaining. Recent updates include fresh interior paint, updated lighting and ceiling fans, a 2023 flat roof, brand-new hot water heater, and new landscaping. The enclosed Florida room provides additional usable space, perfect for relaxing, reading, or enjoying your morning coffee. Residents of Circlewood enjoy a variety of amenities including two heated pools, clubhouse, pickleball and shuffleboard courts, and a library. The association also provides exterior maintenance, cable, and on-site support, making this an excellent option for seasonal or year-round living. Conveniently located just minutes from Venice Beach and Manasota Beach, as well as shopping, dining, and golf. Seller is offering an incentive of three months of HOA fees with an acceptable offer. Buyer to verify all condominium association rules, regulations, and restrictions.

18. 2026-01-05
    price $174,900 1128-char remark

    Show marketing remark (1128 chars)

    Relaunched with seller incentive. Welcome to easy, low-maintenance living in the desirable Circlewood community in Venice. This well-maintained two-bedroom, two-bath condominium offers a comfortable layout with separate living and dining areas, ideal for everyday living and entertaining. Recent updates include fresh interior paint, updated lighting and ceiling fans, a 2023 flat roof, brand-new hot water heater, and new landscaping. The enclosed Florida room provides additional usable space, perfect for relaxing, reading, or enjoying your morning coffee. Residents of Circlewood enjoy a variety of amenities including two heated pools, clubhouse, pickleball and shuffleboard courts, and a library. The association also provides exterior maintenance, cable, and on-site support, making this an excellent option for seasonal or year-round living. Conveniently located just minutes from Venice Beach and Manasota Beach, as well as shopping, dining, and golf. Seller is offering an incentive of three months of HOA fees with an acceptable offer. Buyer to verify all condominium association rules, regulations, and restrictions.

19. 2025-11-23
    price $175,000 1128-char remark

    Show marketing remark (1128 chars)

    Relaunched with seller incentive. Welcome to easy, low-maintenance living in the desirable Circlewood community in Venice. This well-maintained two-bedroom, two-bath condominium offers a comfortable layout with separate living and dining areas, ideal for everyday living and entertaining. Recent updates include fresh interior paint, updated lighting and ceiling fans, a 2023 flat roof, brand-new hot water heater, and new landscaping. The enclosed Florida room provides additional usable space, perfect for relaxing, reading, or enjoying your morning coffee. Residents of Circlewood enjoy a variety of amenities including two heated pools, clubhouse, pickleball and shuffleboard courts, and a library. The association also provides exterior maintenance, cable, and on-site support, making this an excellent option for seasonal or year-round living. Conveniently located just minutes from Venice Beach and Manasota Beach, as well as shopping, dining, and golf. Seller is offering an incentive of three months of HOA fees with an acceptable offer. Buyer to verify all condominium association rules, regulations, and restrictions.

20. 2025-11-12
    price $180,000 1128-char remark

    Show marketing remark (1128 chars)

    Relaunched with seller incentive. Welcome to easy, low-maintenance living in the desirable Circlewood community in Venice. This well-maintained two-bedroom, two-bath condominium offers a comfortable layout with separate living and dining areas, ideal for everyday living and entertaining. Recent updates include fresh interior paint, updated lighting and ceiling fans, a 2023 flat roof, brand-new hot water heater, and new landscaping. The enclosed Florida room provides additional usable space, perfect for relaxing, reading, or enjoying your morning coffee. Residents of Circlewood enjoy a variety of amenities including two heated pools, clubhouse, pickleball and shuffleboard courts, and a library. The association also provides exterior maintenance, cable, and on-site support, making this an excellent option for seasonal or year-round living. Conveniently located just minutes from Venice Beach and Manasota Beach, as well as shopping, dining, and golf. Seller is offering an incentive of three months of HOA fees with an acceptable offer. Buyer to verify all condominium association rules, regulations, and restrictions.

21. 2025-11-03
    listed $185,000 Active 1128-char remark

    Show marketing remark (1128 chars)

    Relaunched with seller incentive. Welcome to easy, low-maintenance living in the desirable Circlewood community in Venice. This well-maintained two-bedroom, two-bath condominium offers a comfortable layout with separate living and dining areas, ideal for everyday living and entertaining. Recent updates include fresh interior paint, updated lighting and ceiling fans, a 2023 flat roof, brand-new hot water heater, and new landscaping. The enclosed Florida room provides additional usable space, perfect for relaxing, reading, or enjoying your morning coffee. Residents of Circlewood enjoy a variety of amenities including two heated pools, clubhouse, pickleball and shuffleboard courts, and a library. The association also provides exterior maintenance, cable, and on-site support, making this an excellent option for seasonal or year-round living. Conveniently located just minutes from Venice Beach and Manasota Beach, as well as shopping, dining, and golf. Seller is offering an incentive of three months of HOA fees with an acceptable offer. Buyer to verify all condominium association rules, regulations, and restrictions.

22. 2025-10-09
    status Active
23. 2025-10-09
    historical
24. 2025-10-08
    historical
25. 2025-04-15
    price $189,000
26. 2025-04-10
    listed $199,000 Active
27. 2025-04-07
    soldstatus $189,000 Closed
28. 2025-03-18
    soldstatus $189,000
29. 2025-02-21
    status Pending
30. 2025-01-27
    price $195,000
31. 2025-01-03
    listed $200,000 Active
32. 2024-08-31
    historical
33. 2024-08-24
    price $209,900
34. 2024-07-31
    listed $225,000 Active
35. 2023-03-13
    soldstatus $187,500
36. 2023-03-10
    soldstatus $187,500 Closed
37. 2023-03-02
    status Pending
38. 2023-03-01
    status Active
39. 2023-02-28
    status Pending
40. 2022-11-11
    price $225,000
41. 2022-09-10
    listed $250,000 Active
42. 2018-07-23
    soldstatus $127,500
43. 2018-07-20
    soldstatus $127,500 Sold
44. 2018-06-05
    status Pending
45. 2018-05-03
    price $127,500
46. 2018-03-29
    price $129,000
47. 2018-03-19
    price $134,900
48. 2018-02-13
    listed $139,000 Active
49. 1998-06-03
    soldstatus $48,500

ⓘ 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: $2,023 · $169/mo
• Projected year-2 tax: $2,023 · $169/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 4/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,205
• − Mortgage interest: −$9,517
• − Property taxes: −$2,023
• − Insurance: −$850
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$4,920
• − Depreciation: −$4,943
• Taxable loss: −$240
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $2,275/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

+250.3% since first listed

35 events — show timeline

• 2026-05-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $172,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-23 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-15 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-10 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-07 Sold (MLS) $189,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-18 Sold (Public Records) $189,000 Public Records
• 2025-02-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-27 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-03 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-24 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-31 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-13 Sold (Public Records) $187,500 Public Records
• 2023-03-10 Sold (MLS) $187,500 Stellar MLS as Distributed by MLS Grid
• 2023-03-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-02-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-11-11 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-10 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-23 Sold (Public Records) $127,500 Public Records
• 2018-07-20 Sold (MLS) $127,500 Stellar MLS as Distributed by MLS Grid
• 2018-06-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-05-03 Price Changed $127,500 Stellar MLS as Distributed by MLS Grid
• 2018-03-29 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-19 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2018-02-13 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 1998-06-03 Sold (Public Records) $48,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,023 · +9.3% YoY. Source: county tax records.