3233 Beneva Rd #104 · Southgate, FL 34232

$110,000

1 bd · 1.0 ba · 714 sqft · Condo public records · 67 Days on market

Built 1978 $436/mo HOA · 25% of rent

---

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 +21.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home without the homework is yours with this condo/home. You'll love the beautifully groomed grounds in this community. You can live affordably. Look at what the maintenance fee includes!!! All the neighbors have been so nice and helpful. Picturesque view from your lanai overlooking a picnic area and pond. .. or. .. you can bask in the sunshine poolside. Minutes to Siesta Key which has one of the best beaches in the world. Under 10 minutes to I-75 which leads to international airport SRQ.

Key facts

• Picturesque view
• Groomed grounds
• Picnic area

Tags

• GROOMED GROUNDS
• PICTURESQUE VIEW
• PICNIC AREA
• POND
• SUNSHINE POOLSIDE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#397 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety 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.
• Market conditions: Rents falling (-3.5%/yr); 267 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 $761 of loan paydown is wiped out by about $3k 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 67 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask is 530% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.60% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 5.2

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: -11.2%
• Equity multiple: 0.61×
• Total profit: $-11,993
• Equity at exit: $16,401

10-year hold

• IRR: -10.3%
• Equity multiple: 0.50×
• Total profit: $-15,338
• Equity at exit: $9,511

Cash invested: $30,800 (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 34232

• Rents YoY: -3.5%
• Active inventory: 267
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,756 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$161 /mo · $1,932/yr
• Insurance: −$46
• HOA: −$436
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $168

Break-even live

Break-even rent $1,544

Max offer price $110,000

Occupancy floor 85%

Sensitivity live

Price	-10% $230	-5% $199	+0% $168	+5% $136	+10% $105
Rent	-10% $29	-5% $98	+0% $168	+5% $237	+10% $306
Rate	-1.0pp $223	-0.5pp $195	base $168	+0.5pp $139	+1.0pp $110

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $436 · $5,232/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   days on market $110,000 Active 67 DOM
2. 2026-06-18
   days on market $110,000 Active 64 DOM
3. 2026-06-18
   price $110,000 Active 63 DOM
4. 2026-06-17
   days on market $119,900 Active 63 DOM
5. 2026-06-16
   days on market $119,900 Active 62 DOM
6. 2026-06-15
   days on market $119,900 Active 61 DOM
7. 2026-06-13
   days on market $119,900 Active 59 DOM
8. 2026-06-13
   days on market $119,900 Active 58 DOM
9. 2026-06-10
   days on market $119,900 Active 56 DOM
10. 2026-06-09
    days on market $119,900 Active 55 DOM
11. 2026-06-08
    days on market $119,900 Active 54 DOM
12. 2026-06-08
    remarks 541-char remark
13. 2026-06-08
    days on market $119,900 Active 53 DOM
14. 2026-06-05
    days on market $119,900 Active 50 DOM
15. 2026-06-03
    days on market $119,900 Active 49 DOM
16. 2026-06-02
    days on market $119,900 Active 48 DOM
17. 2026-06-01
    days on market $119,900 Active 47 DOM
18. 2026-05-31
    days on market $119,900 Active 46 DOM
19. 2026-04-16
    price $127,450 495-char remark

    Show marketing remark (495 chars)

    Home without the homework is yours with this condo/home. You'll love the beautifully groomed grounds in this community. You can live affordably. Look at what the maintenance fee includes!!! All the neighbors have been so nice and helpful. Picturesque view from your lanai overlooking a picnic area and pond. .. or. .. you can bask in the sunshine poolside. Minutes to Siesta Key which has one of the best beaches in the world. Under 10 minutes to I-75 which leads to international airport SRQ.

20. 2026-04-15
    listed $17,450 Active 495-char remark

    Show marketing remark (495 chars)

    Home without the homework is yours with this condo/home. You'll love the beautifully groomed grounds in this community. You can live affordably. Look at what the maintenance fee includes!!! All the neighbors have been so nice and helpful. Picturesque view from your lanai overlooking a picnic area and pond. .. or. .. you can bask in the sunshine poolside. Minutes to Siesta Key which has one of the best beaches in the world. Under 10 minutes to I-75 which leads to international airport SRQ.

21. 2024-04-03
    soldstatus $194,000 Closed 564-char remark

    Show marketing remark (564 chars)

    Very nice and crystal clean, maintenance free first floor condominium in the quiet VILLAGE BROOK neighborhood. This 1 Bed/ 1 bath condominium is move in ready and features a nice kitchen, dining area and living room with views of the gazebo and beautifully manicured landscaping. Community features include a fully renovated clubhouse, 2 swimming pools, tennis courts, pickleball and shuffleboard. There are laundry facilities for each building and seperate storage for each condominium unit. Village Brook is ideally located close to shopping, dining and beaches!

22. 2024-04-03
    soldstatus $194,000

    Show marketing remark (564 chars)

    Very nice and crystal clean, maintenance free first floor condominium in the quiet VILLAGE BROOK neighborhood. This 1 Bed/ 1 bath condominium is move in ready and features a nice kitchen, dining area and living room with views of the gazebo and beautifully manicured landscaping. Community features include a fully renovated clubhouse, 2 swimming pools, tennis courts, pickleball and shuffleboard. There are laundry facilities for each building and seperate storage for each condominium unit. Village Brook is ideally located close to shopping, dining and beaches!

23. 2024-03-10
    status Pending 564-char remark

    Show marketing remark (564 chars)

    Very nice and crystal clean, maintenance free first floor condominium in the quiet VILLAGE BROOK neighborhood. This 1 Bed/ 1 bath condominium is move in ready and features a nice kitchen, dining area and living room with views of the gazebo and beautifully manicured landscaping. Community features include a fully renovated clubhouse, 2 swimming pools, tennis courts, pickleball and shuffleboard. There are laundry facilities for each building and seperate storage for each condominium unit. Village Brook is ideally located close to shopping, dining and beaches!

24. 2024-02-23
    price $194,900 564-char remark

    Show marketing remark (564 chars)

    Very nice and crystal clean, maintenance free first floor condominium in the quiet VILLAGE BROOK neighborhood. This 1 Bed/ 1 bath condominium is move in ready and features a nice kitchen, dining area and living room with views of the gazebo and beautifully manicured landscaping. Community features include a fully renovated clubhouse, 2 swimming pools, tennis courts, pickleball and shuffleboard. There are laundry facilities for each building and seperate storage for each condominium unit. Village Brook is ideally located close to shopping, dining and beaches!

25. 2024-01-29
    price $198,000 564-char remark

    Show marketing remark (564 chars)

    Very nice and crystal clean, maintenance free first floor condominium in the quiet VILLAGE BROOK neighborhood. This 1 Bed/ 1 bath condominium is move in ready and features a nice kitchen, dining area and living room with views of the gazebo and beautifully manicured landscaping. Community features include a fully renovated clubhouse, 2 swimming pools, tennis courts, pickleball and shuffleboard. There are laundry facilities for each building and seperate storage for each condominium unit. Village Brook is ideally located close to shopping, dining and beaches!

26. 2023-11-17
    price $199,000 564-char remark

    Show marketing remark (564 chars)

    Very nice and crystal clean, maintenance free first floor condominium in the quiet VILLAGE BROOK neighborhood. This 1 Bed/ 1 bath condominium is move in ready and features a nice kitchen, dining area and living room with views of the gazebo and beautifully manicured landscaping. Community features include a fully renovated clubhouse, 2 swimming pools, tennis courts, pickleball and shuffleboard. There are laundry facilities for each building and seperate storage for each condominium unit. Village Brook is ideally located close to shopping, dining and beaches!

27. 2023-08-14
    price $214,900 564-char remark

    Show marketing remark (564 chars)

    Very nice and crystal clean, maintenance free first floor condominium in the quiet VILLAGE BROOK neighborhood. This 1 Bed/ 1 bath condominium is move in ready and features a nice kitchen, dining area and living room with views of the gazebo and beautifully manicured landscaping. Community features include a fully renovated clubhouse, 2 swimming pools, tennis courts, pickleball and shuffleboard. There are laundry facilities for each building and seperate storage for each condominium unit. Village Brook is ideally located close to shopping, dining and beaches!

28. 2023-04-24
    price $219,900 564-char remark

    Show marketing remark (564 chars)

    Very nice and crystal clean, maintenance free first floor condominium in the quiet VILLAGE BROOK neighborhood. This 1 Bed/ 1 bath condominium is move in ready and features a nice kitchen, dining area and living room with views of the gazebo and beautifully manicured landscaping. Community features include a fully renovated clubhouse, 2 swimming pools, tennis courts, pickleball and shuffleboard. There are laundry facilities for each building and seperate storage for each condominium unit. Village Brook is ideally located close to shopping, dining and beaches!

29. 2023-02-22
    price $224,900 564-char remark

    Show marketing remark (564 chars)

    Very nice and crystal clean, maintenance free first floor condominium in the quiet VILLAGE BROOK neighborhood. This 1 Bed/ 1 bath condominium is move in ready and features a nice kitchen, dining area and living room with views of the gazebo and beautifully manicured landscaping. Community features include a fully renovated clubhouse, 2 swimming pools, tennis courts, pickleball and shuffleboard. There are laundry facilities for each building and seperate storage for each condominium unit. Village Brook is ideally located close to shopping, dining and beaches!

30. 2023-02-01
    listed $229,000 Active 564-char remark

    Show marketing remark (564 chars)

    Very nice and crystal clean, maintenance free first floor condominium in the quiet VILLAGE BROOK neighborhood. This 1 Bed/ 1 bath condominium is move in ready and features a nice kitchen, dining area and living room with views of the gazebo and beautifully manicured landscaping. Community features include a fully renovated clubhouse, 2 swimming pools, tennis courts, pickleball and shuffleboard. There are laundry facilities for each building and seperate storage for each condominium unit. Village Brook is ideally located close to shopping, dining and beaches!

31. 1994-08-16
    soldstatus $39,000
32. 1989-10-25
    soldstatus $44,500

ⓘ 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: $1,932 · $161/mo
• Projected year-2 tax: $1,932 · $161/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 1/10 Low
• 🌡 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: $21,072
• − Mortgage interest: −$6,162
• − Property taxes: −$1,932
• − Insurance: −$550
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − HOA: −$5,232
• − Depreciation: −$3,200
• Taxable income: $624
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $1,860/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 — Southgate

• Score: 71/100
• State rank: #397
• US rank: #7021

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment C- 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
• City population: 14,795
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 34,013
• Household income: $80,795
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1676.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 8% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 10% German/W. Germanic 2% Other Indo-European 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: ▼ -426.24%
• Current HPI: 337.9799
• Rent YoY: ▼ -3.45%
• 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

+186.4% since first listed

14 events — show timeline

• 2026-04-16 Price Changed $127,450 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listed $17,450 Stellar MLS as Distributed by MLS Grid
• 2024-04-03 Sold (Public Records) $194,000 Public Records
• 2024-04-03 Sold (MLS) $194,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-23 Price Changed $194,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-29 Price Changed $198,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-17 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-14 Price Changed $214,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-24 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2023-02-22 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2023-02-01 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 1994-08-16 Sold (Public Records) $39,000 Public Records
• 1989-10-25 Sold (Public Records) $44,500 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,932 · +5.2% YoY. Source: county tax records.