239 Inner Dr E · Venice, FL 34285

$75,000

2 bd · 1.0 ba · 624 sqft · Manufactured public records · 184 Days on market

Built 1965 3,862 sqft lot $195/mo HOA · 11% of rent ↓ 17% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home located in the desirable 55+ Colonial Manor community within the City of Venice. Residents enjoy a low, affordable HOA with access to a variety of recreational amenities, including a billiard room, horseshoe pits, shuffleboard courts, and a tranquil memorial garden. Perfectly positioned just 5 minutes from historic downtown Venice and only 10 minutes from the stunning Gulf beaches, this home offers easy access to shopping, dining, entertainment, and the best of coastal living. A wonderful opportunity to enjoy an active yet relaxed lifestyle in a prime location. Schedule your showing today!

Key facts

• Shuffleboard courts
• Memorial garden
• Billiard room

Tags

• COLONIAL MANOR COMMUNITY
• RECREATIONAL AMENITIES
• BILLIARD ROOM
• HORSESHOE PITS
• SHUFFLEBOARD COURTS
• MEMORIAL GARDEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $762 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#129 in FL, #1,925 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D-, 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 rising fast (+8.8%/yr); 462 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 32% of the median local income ($68k/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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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 1965 — 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 A-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?
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: 2.46% ✓
• Cap rate: 18.48%
• Cash-on-cash: 43.53%
• DSCR: 2.94
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 46.8%
• Equity multiple: 3.20×
• Total profit: $46,240
• Equity at exit: $11,183

10-year hold

• IRR: 54.9%
• Equity multiple: 8.03×
• Total profit: $147,613
• Equity at exit: $6,485

Cash invested: $21,000 (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 34285

• Rents YoY: 8.8%
• Active inventory: 462
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,843 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$31
• HOA: −$195
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $762

Break-even live

Break-even rent $878

Max offer price $75,000

Occupancy floor 54%

Sensitivity live

Price	-10% $804	-5% $783	+0% $762	+5% $741	+10% $719
Rent	-10% $616	-5% $689	+0% $762	+5% $835	+10% $907
Rate	-1.0pp $800	-0.5pp $781	base $762	+0.5pp $742	+1.0pp $723

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $195 · $2,340/yr

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 184 DOM
2. 2026-06-17
   days on market $75,000 Active 183 DOM
3. 2026-06-16
   days on market $75,000 Active 182 DOM
4. 2026-06-15
   days on market $75,000 Active 181 DOM
5. 2026-06-13
   days on market $75,000 Active 179 DOM
6. 2026-06-13
   days on market $75,000 Active 178 DOM
7. 2026-06-10
   days on market $75,000 Active 176 DOM
8. 2026-06-09
   days on market $75,000 Active 175 DOM
9. 2026-06-08
   days on market $75,000 Active 173 DOM
10. 2026-06-05
    days on market $75,000 Active 170 DOM
11. 2026-06-03
    days on market $75,000 Active 169 DOM
12. 2026-06-02
    days on market $75,000 Active 168 DOM
13. 2026-06-01
    days on market $75,000 Active 167 DOM
14. 2026-05-31
    days on market $75,000 Active 166 DOM
15. 2026-03-05
    price $75,000 626-char remark

    Show marketing remark (626 chars)

    Welcome to this charming home located in the desirable 55+ Colonial Manor community within the City of Venice. Residents enjoy a low, affordable HOA with access to a variety of recreational amenities, including a billiard room, horseshoe pits, shuffleboard courts, and a tranquil memorial garden. Perfectly positioned just 5 minutes from historic downtown Venice and only 10 minutes from the stunning Gulf beaches, this home offers easy access to shopping, dining, entertainment, and the best of coastal living. A wonderful opportunity to enjoy an active yet relaxed lifestyle in a prime location. Schedule your showing today!

16. 2025-12-16
    listed $90,000 Active 626-char remark

    Show marketing remark (626 chars)

    Welcome to this charming home located in the desirable 55+ Colonial Manor community within the City of Venice. Residents enjoy a low, affordable HOA with access to a variety of recreational amenities, including a billiard room, horseshoe pits, shuffleboard courts, and a tranquil memorial garden. Perfectly positioned just 5 minutes from historic downtown Venice and only 10 minutes from the stunning Gulf beaches, this home offers easy access to shopping, dining, entertainment, and the best of coastal living. A wonderful opportunity to enjoy an active yet relaxed lifestyle in a prime location. Schedule your showing today!

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $891 · $74/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $22,111
• − Mortgage interest: −$4,201
• − Property taxes: −$891
• − Insurance: −$375
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − HOA: −$2,340
• − Depreciation: −$2,182
• Taxable income: $8,584
• Est. tax owed @ 24.0%: −$2,060
• After-tax cash flow: $7,082/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 — Venice

• Score: 80/100
• State rank: #129
• US rank: #1925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Venice, FL
• County: Sarasota County · 448,376 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 18,677
• Household income: $68,301
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 747.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 5% Italian 3%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% German/W. Germanic 2%

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: ▼ -329.42%
• Current HPI: 264.6389
• Rent YoY: ▲ 8.78%
• 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

-16.7% since first listed

2 events — show timeline

• 2026-03-05 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Listed $90,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.3%/yr

Latest (2025): $891 · -0.0% YoY. Source: county tax records.