2209 Woodmere Rd · South Venice, FL 34293

$290,000

2 bd · 1.0 ba · 1,367 sqft · SingleFamily public records · 41 Days on market

Built 1980 0.28 ac 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 +12.7/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 possible 3 bedroom pool home. Very spacious home has back lanai and den for extra space. Newer kitchen with granite, and nice cabinets. Home has tile through out, new water system and A/C. Carport has workshop and three separate closets for more storage space. Home has inside laundry room. Large private lot with nice pool.

Key facts

• Florida room
• Granite countertops
• Updated bathroom

Tags

• UPDATED BATHROOM
• GRANITE COUNTERTOPS
• LIGHTED SHELVING
• UNDER CABINET LIGHTING
• FLORIDA ROOM
• PRIVATE BACKYARD OASIS

Property features AI

Finance

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

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank; Water connected
• Home design: Single-family residence; One story; Faces west; Homesteaded
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Built with living area recorded at 1,367 (per public records)
• Exterior features: Rain gutters; Private heated gunite pool (11 x 23)

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Solid surface counters; Thermostat
• Laundry & utility: Inside laundry room; Washer; Dryer; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-31 ($-373/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (19.3% below list).
• Recommended offer: $234k (19.3% below list) — sets the bar for 1% rule.

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; 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 31% 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 $2k of loan paydown is wiped out by about $9k 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 41 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $114k; list at $290k implies a 154% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,133 (19.3% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 10.3

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: -19.5%
• Equity multiple: 0.33×
• Total profit: $-54,307
• Equity at exit: $43,240

10-year hold

• IRR: -17.6%
• Equity multiple: 0.13×
• Total profit: $-70,756
• Equity at exit: $25,074

Cash invested: $81,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,341 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$239 /mo · $2,869/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-31

Break-even live

Break-even rent $2,381

Max offer price $284,516

Occupancy floor 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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $290,000 Active 41 DOM
2. 2026-06-17
   days on market $290,000 Active 40 DOM
3. 2026-06-16
   days on market $290,000 Active 39 DOM
4. 2026-06-15
   days on market $290,000 Active 38 DOM
5. 2026-06-13
   days on market $290,000 Active 36 DOM
6. 2026-06-13
   days on market $290,000 Active 35 DOM
7. 2026-06-10
   days on market $290,000 Active 33 DOM
8. 2026-06-09
   days on market $290,000 Active 32 DOM
9. 2026-06-08
   days on market $290,000 Active 31 DOM
10. 2026-06-08
    days on market $290,000 Active 30 DOM
11. 2026-06-05
    days on market $290,000 Active 27 DOM
12. 2026-06-03
    days on market $290,000 Active 26 DOM
13. 2026-06-02
    days on market $290,000 Active 25 DOM
14. 2026-06-01
    days on market $290,000 Active 24 DOM
15. 2026-05-31
    days on market $290,000 Active 23 DOM
16. 2026-05-18
    status Pending 963-char remark
17. 2026-04-27
    listed $290,000 Active 963-char remark
18. 2025-08-01
    status Active
19. 2025-04-28
    price $315,000
20. 2025-04-15
    status Active
21. 2025-04-08
    status Pending
22. 2025-04-01
    price $299,000
23. 2025-03-27
    price $309,000
24. 2025-03-22
    price $319,000
25. 2025-03-15
    listed $339,000 Active
26. 2014-02-28
    soldstatus $114,000
27. 2014-02-21
    soldstatus $114,000

    Show marketing remark (331 chars)

    Cute 2 possible 3 bedroom pool home. Very spacious home has back lanai and den for extra space. Newer kitchen with granite, and nice cabinets. Home has tile through out, new water system and A/C. Carport has workshop and three separate closets for more storage space. Home has inside laundry room. Large private lot with nice pool.

28. 2014-01-08
    listed $119,500

    Show marketing remark (331 chars)

    Cute 2 possible 3 bedroom pool home. Very spacious home has back lanai and den for extra space. Newer kitchen with granite, and nice cabinets. Home has tile through out, new water system and A/C. Carport has workshop and three separate closets for more storage space. Home has inside laundry room. Large private lot with nice pool.

29. 2013-11-26
    soldstatus $67,500
30. 2013-09-10
    listed $70,000

ⓘ 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: $2,869 · $239/mo
• Projected year-2 tax: $2,869 · $239/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,096
• − Mortgage interest: −$16,245
• − Property taxes: −$2,869
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$8,436
• Taxable loss: −$5,399
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $923/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

+314.3% since first listed

16 events — show timeline

• 2026-05-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Listed $290,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-28 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-01 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-27 Price Changed $309,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-22 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-15 Listed $339,000 Stellar MLS as Distributed by MLS Grid
• 2014-02-28 Sold (Public Records) $114,000 Public Records
• 2014-02-21 Sold (MLS) $114,000 Stellar MLS as Distributed by MLS Grid
• 2014-01-08 Listed $119,500 Stellar MLS as Distributed by MLS Grid
• 2013-11-26 Sold (MLS) $67,500 Stellar MLS as Distributed by MLS Grid
• 2013-09-10 Listed $70,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $2,869 · -5.5% YoY. Source: county tax records.