690 Circlewood Dr Unit W8 · South Venice, FL 34293

$189,000

2 bd · 2.0 ba · 1,231 sqft · Condo public records · 57 Days on market

Built 1973 $420/mo HOA · 18% 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 +16.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +5.4/10.0
• DSCR +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the ease of Florida living in this beautifully maintained end-unit villa located in the sought-after Circle Woods community in Venice. Offering 2 spacious bedrooms, 2 updated bathrooms, and 1,231 sq ft, this residence combines comfort, style, and exceptional location. Step inside to discover a light-filled interior enhanced by neutral tones and an inviting, open feel. The updated white kitchen is both timeless and elegant, featuring granite countertops and stainless steel appliances, perfectly suited for everyday living and entertaining. Natural light pours in through the end-unit positioning, creating a bright and welcoming ambiance throughout. Enjoy outdoor living on your priva

Key facts

• Mansard shingle roof
• Updated kitchen
• Granite countertops

Tags

• PRIVATE BACKYARD PATIO
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• MANSARD SHINGLE ROOF
• GAF SOLAR POWERED VENTS
• STEPS FROM CLUBHOUSE

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total annual fees $5,040; Monthly fees $420
• HOA & community: Monthly condo fee $420 (includes cable TV, common area taxes, pool, insurance, grounds maintenance, pest control, private road, recreational facilities, trash); Association amenities: clubhouse, fitness center, pool, recreation facilities, shuffleboard court, spa/hot tub, vehicle restrictions, fence restrictions; Buyer/association approval required; On-site property manager; Senior community; Pets allowed: cats and dogs; Community features: clubhouse, community mailbox, deed restrictions, golf carts OK, special community restrictions, association recreation-owned

Exterior

• Parking: Driveway parking; Ground-level parking; Carport with 1 space
• Security: Gated community (directions reference entering through gates)
• Utilities: Public sewer; Water connected; Electricity connected; Cable connected; Water source: None listed
• Home design: Residential condominium; Completed condition; One story; Faces east; Entry on first floor
• Construction: Stucco construction; Shingle roof; Block and slab foundation; Building/Unit identifier: #W-8
• Exterior features: Front porch; Rear porch; Sliding doors; Chlorine-free pool; Mature landscaping with oak trees; Cleared, corner lot in a cul-de-sac; Private, paved lot with private maintained road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range hood; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Crown molding; Kitchen/family room combo; Open floorplan; Solid surface counters; Solid wood cabinets; Stone counters; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer (in unit); Laundry features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $183k (3.0% 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: amenities F, commute F, health & safety 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: Venice Elementary School (math 80% / reading 77%, grade A, #141 of 2,144 statewide, top 7%, 608 students, 43% FRL); Venice Middle School (math 71% / reading 58%, grade A-, #100 of 571 statewide, top 18%, 761 students, 37% 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; 1255 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 $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

• It's been on market 57 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $189k implies a 355% 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 $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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 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: 1.21% ✓
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• 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: -15.4%
• Equity multiple: 0.47×
• Total profit: $-28,203
• Equity at exit: $28,181

10-year hold

• IRR: -12.6%
• Equity multiple: 0.35×
• Total profit: $-34,308
• Equity at exit: $16,341

Cash invested: $52,920 (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: 1255
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,289 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$204 /mo · $2,442/yr
• Insurance: −$79
• HOA: −$420
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $115

Break-even live

Break-even rent $2,144

Max offer price $189,000

Occupancy floor 90%

Sensitivity live

Price	-10% $222	-5% $169	+0% $115	+5% $62	+10% $8
Rent	-10% $-66	-5% $25	+0% $115	+5% $206	+10% $296
Rate	-1.0pp $210	-0.5pp $163	base $115	+0.5pp $66	+1.0pp $16

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $189,000 Active 57 DOM
2. 2026-06-18
   days on market $189,000 Active 54 DOM
3. 2026-06-17
   days on market $189,000 Active 53 DOM
4. 2026-06-16
   pricedays on market $189,000 Active 52 DOM
5. 2026-06-15
   days on market $199,000 Active 51 DOM
6. 2026-06-13
   days on market $199,000 Active 49 DOM
7. 2026-06-13
   days on market $199,000 Active 48 DOM
8. 2026-06-10
   days on market $199,000 Active 46 DOM
9. 2026-06-09
   days on market $199,000 Active 45 DOM
10. 2026-06-08
    days on market $199,000 Active 44 DOM
11. 2026-06-08
    days on market $199,000 Active 43 DOM
12. 2026-06-05
    days on market $199,000 Active 40 DOM
13. 2026-06-03
    days on market $199,000 Active 39 DOM
14. 2026-06-02
    days on market $199,000 Active 38 DOM
15. 2026-06-01
    days on market $199,000 Active 37 DOM
16. 2026-05-31
    days on market $199,000 Active 36 DOM
17. 2026-05-09
    price $199,000 1571-char remark
18. 2026-04-25
    listed $250,000 Active 1571-char remark
19. 1984-01-01
    soldstatus $41,500

ⓘ 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: $2,442 · $204/mo
• Projected year-2 tax: $2,442 · $204/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: $27,471
• − Mortgage interest: −$10,587
• − Property taxes: −$2,442
• − Insurance: −$945
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − HOA: −$5,040
• − Depreciation: −$5,498
• Taxable loss: −$1,437
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $1,726/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

+355.4% since first listed

4 events — show timeline

• 2026-06-16 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 1984-01-01 Sold (Public Records) $41,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,442 · -3.2% YoY. Source: county tax records.