891 Grado Dr #891 · Venice, FL 34285

$179,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 28 Days on market

Built 1980 4,298 sqft lot $412/mo HOA · 21% of rent

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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 +9.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +5.4/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCTION Close now and be in this winter. 2 Club houses, 2 pools, shuffleboard, partial furnished. 2 bedroom, 2 bath plus florida room. PVC plumbing, lanai windows 3 years old, metal roov-over ! Private pest control contract.

Key facts

• Screen room
• New tpo roof
• New kitchen

Tags

• NEW KITCHEN
• QUARTZ COUNTER TOP
• NEW APPLIANCES
• NEW TPO ROOF
• CARPORT
• SCREEN ROOM

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees about $412.67 (total annual fees $4,952)
• HOA & community: Has HOA (Venice Sil) — association approval required; Monthly condo/HOA fee about $206 (quarterly fees $619); Association fee includes pool; Senior community; Cats allowed; Association recreation (owned)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Electricity available and connected; Phone available
• Home design: Residential condominium; Single wide body type; One story; North-facing
• Construction: Block, brick, concrete, vinyl siding and frame construction; Membrane roof; Crawlspace foundation; Completed condition; Estimated building area ~1,224 sq ft
• Exterior features: Covered front porch; Patio; Porch; Screened porch; Private, paved lot; 12 x 30 pool

Interior

• Kitchen: Convection oven; Range; Range hood; Microwave; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Thermostat; Family room; Florida room; Covered front porch and screened patio
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (9.6% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $162k (9.6% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Garden Elementary School (math 71% / reading 69%, grade A-, #345 of 2,144 statewide, top 17%, 513 students, 52% 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) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising fast (+8.8%/yr); 468 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $5k 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 28 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $85k; list at $179k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: moderate flood risk; 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 $161,781 (9.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.08% ✓
• Cap rate: 5.50%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 7.7

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: -13.6%
• Equity multiple: 0.48×
• Total profit: $-26,067
• Equity at exit: $26,689

10-year hold

• IRR: 3.3%
• Equity multiple: 1.30×
• Total profit: $15,275
• Equity at exit: $15,477

Cash invested: $50,120 (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: 468
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,937 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$412
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-119

Break-even live

Break-even rent $2,087

Max offer price $161,781

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-57	+0% $-119	+5% $-181	+10% $-243
Rent	-10% $-272	-5% $-195	+0% $-119	+5% $-42	+10% $34
Rate	-1.0pp $-29	-0.5pp $-73	base $-119	+0.5pp $-165	+1.0pp $-213

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $412 · $4,944/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-18
   days on market $179,000 Active 28 DOM
2. 2026-06-17
   days on market $179,000 Active 27 DOM
3. 2026-06-16
   days on market $179,000 Active 26 DOM
4. 2026-06-15
   days on market $179,000 Active 25 DOM
5. 2026-06-13
   days on market $179,000 Active 23 DOM
6. 2026-06-13
   days on market $179,000 Active 22 DOM
7. 2026-06-10
   days on market $179,000 Active 20 DOM
8. 2026-06-09
   days on market $179,000 Active 19 DOM
9. 2026-06-08
   days on market $179,000 Active 18 DOM
10. 2026-06-08
    days on market $179,000 Active 17 DOM
11. 2026-06-05
    days on market $179,000 Active 14 DOM
12. 2026-06-03
    days on market $179,000 Active 13 DOM
13. 2026-06-02
    days on market $179,000 Active 12 DOM
14. 2026-06-01
    days on market $179,000 Active 11 DOM
15. 2026-06-01
    remarks 663-char remark
16. 2026-05-31
    days on market $179,000 Active 10 DOM
17. 2026-05-21
    listed $179,000 Active
18. 2006-02-13
    soldstatus $85,000 232-char remark

    Show marketing remark (232 chars)

    Best priced doublewide in Venice Isles, 2 club houses, 2 pools, shuffleboard, partial furnished. 2 Bedroom, 2 bath plus Florida room. PVC plumbing, lanai windows, 3 years old, metal roof over 11 years. Private pest control contract.

19. 2006-02-13
    soldstatus $85,000 232-char remark

    Show marketing remark (232 chars)

    Best priced doublewide in Venice Isles, 2 club houses, 2 pools, shuffleboard, partial furnished. 2 Bedroom, 2 bath plus Florida room. PVC plumbing, lanai windows, 3 years old, metal roof over 11 years. Private pest control contract.

20. 2005-12-05
    listed $94,500 232-char remark

    Show marketing remark (232 chars)

    Best priced doublewide in Venice Isles, 2 club houses, 2 pools, shuffleboard, partial furnished. 2 Bedroom, 2 bath plus Florida room. PVC plumbing, lanai windows, 3 years old, metal roof over 11 years. Private pest control contract.

21. 2005-12-05
    listed $94,500 232-char remark

    Show marketing remark (232 chars)

    Best priced doublewide in Venice Isles, 2 club houses, 2 pools, shuffleboard, partial furnished. 2 Bedroom, 2 bath plus Florida room. PVC plumbing, lanai windows, 3 years old, metal roof over 11 years. Private pest control contract.

ⓘ 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 (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $23,241
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − HOA: −$4,944
• − Depreciation: −$5,207
• Taxable loss: −$4,236
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $-411/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

• County: Sarasota County · 448,376 people
• City population: 86,541
• 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

+89.4% since first listed

6 events — show timeline

• 2026-06-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-13 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-13 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2005-12-05 Listed $94,500 Stellar MLS as Distributed by MLS Grid
• 2005-12-05 Listed $94,500 Stellar MLS as Distributed by MLS Grid