17630 Opal Sand Dr #404 · North Port, FL 34293

$276,998

2 bd · 2.0 ba · 1,120 sqft · Townhouse · 16 Days on market

Built 2026 Good condition

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• DSCR +2.9/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

This home comes with a bundled social membership to the club - an exceptional value woven right into your purchase. From the moment you arrive, you're not just a resident; you're a member. This inviting 1,120-square-foot condo offers a smart split floorplan designed for comfortable living and effortless entertaining. Step inside to discover an open kitchen, dining, and living area featuring durable quartz countertops with a 4-inch backsplash, stainless steel appliances, and designer cabinetry that perfectly blend style and function. Sliding doors extend the living space to the lanai, ideal for relaxing or hosting outdoor gatherings. The luxurious owner's suite provides a private retreat wit

Key facts

• Covered parking
• Split floorplan
• Luxe owner's suite

Tags

• SPLIT FLOORPLAN
• OPEN LAYOUT
• SLIDING DOORS
• LUXE OWNER'S SUITE
• COVERED PARKING

Property features AI

Finance

• Financial info: List price $276,998

Exterior

• Home design: Spec inventory new construction — Plan name: Arbor
• Construction: Condominium/unit at 17630 Opal Sand Dr #404, Venice FL 34293

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,120

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $277k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (19.5% below list).
• Recommended offer: $223k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.6% in North Port — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#252 in FL, #3,975 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 16 days — a 2% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,987 (19.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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?
5. 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.
6. 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.
7. 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: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 10.4

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: -22.8%
• Equity multiple: 0.23×
• Total profit: $-59,621
• Equity at exit: $41,301

10-year hold

• IRR: -24.5%
• Equity multiple: -0.08×
• Total profit: $-84,068
• Equity at exit: $23,950

Cash invested: $77,559 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,230 medium
• Mortgage (P&I): −$1,453
• Tax est. 1.5%: −$346 /mo · $4,155/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-153

Break-even live

Break-even rent $2,423

Max offer price $254,906

Occupancy floor —

Sensitivity live

Price	-10% $39	-5% $-57	+0% $-153	+5% $-248	+10% $-344
Rent	-10% $-329	-5% $-241	+0% $-153	+5% $-65	+10% $23
Rate	-1.0pp $-13	-0.5pp $-82	base $-153	+0.5pp $-224	+1.0pp $-297

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: $69,250
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $276,998 Active 16 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-17
   days on market $276,998 Active 15 DOM
4. 2026-06-15
   days on market $276,998 Active 13 DOM
5. 2026-06-13
   days on market $276,998 Active 11 DOM
6. 2026-06-13
   days on market $276,998 Active 10 DOM
7. 2026-06-10
   days on market $276,998 Active 8 DOM
8. 2026-06-09
   days on market $276,998 Active 7 DOM
9. 2026-06-08
   days on market $276,998 Active 5 DOM
10. 2026-06-05
    days on market $276,998 Active 2 DOM
11. 2026-06-02
    remarks 380-char remark
12. 2026-06-02
    listed $276,998 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $26,758
• − Mortgage interest: −$15,516
• − Property taxes: −$4,155
• − Insurance: −$1,385
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$8,058
• Taxable loss: −$6,637
• Est. tax savings @ 24.0%: +$1,593
• After-tax cash flow: $-239/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained and updated townhouse is move-in ready with a good condition score and minimal repairs needed. It offers a good ROI with potential for further value increases through landscaping and interior upgrades.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior walls — Fresh paint can make the home look more appealing and increase its value.
• Both Upgrading window treatments — Modern window treatments can improve the home's curb appeal and increase its value.
• Both Adding smart home features — Smart home features can increase the home's appeal and value for both resale and rental.
• Both Upgrading appliances — Modern appliances can make the home more appealing and increase its value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior walls — Fresh paint can make the home look more appealing and increase its value. ↑
• Both Upgrading window treatments — Modern window treatments can improve the home's curb appeal and increase its value. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value for both resale and rental. ↑
• Both Upgrading appliances — Modern appliances can make the home more appealing and increase its value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — North Port

• Score: 75/100
• State rank: #252
• US rank: #3975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Port, FL
• County: Sarasota County · 448,376 people
• City population: 75,324
• 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