140 Circlewood Dr Unit C1-4 · South Venice, FL 34293

$225,000

2 bd · 2.0 ba · 1,121 sqft · Condo public records · 40 Days on market

Built 1982 $420/mo HOA · 19% 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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +4.9/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Appealing two bedroom, two bath villa in desirable Circle Woods of Venice. The home features a split bedroom floor plan with a walk-in closet in each bedroom. Large Living Room as well as a large Family Room. Inside Laundry Room. Newer roof and updated electric box. Circle Woods is a maintenance free community that offers 2 community pools, a spa, fitness room, clubhouse and shuffleboard courts. It is in a great location and within minutes to the Gulf of Mexico and beach. Come see this great buy today!

Key facts

• $420 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Monthly condo/HOA fee: $420; Total annual HOA fees: $5,040
• HOA & community: Circle Woods HOA (monthly fee $420); Condo fee includes cable TV and pool; Association approval required; Community clubhouse, fitness center and pool; Cats and dogs allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public sewer; Water connected; Electricity connected; Cable available; Water source: None listed
• Home design: Condominium; Single-story (one level); Faces east
• Construction: Block construction; Tile roof; Slab foundation; Built as part of a multi-unit building
• Exterior features: Hurricane shutters; Rain gutters; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Window treatments (blinds)
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-47 ($-562/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (0.9% below list).
• Recommended offer: $217k (3.7% below list) — sets the bar for cash-flow.

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: Taylor Ranch Elementary School (math 68% / reading 66%, grade B+, #450 of 2,144 statewide, top 22%, 901 students, 39% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 40 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $225k implies a 60% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,728 (3.7% 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 40 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 8.4

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-44,297
• Equity at exit: $33,548

10-year hold

• IRR: -21.4%
• Equity multiple: 0.03×
• Total profit: $-61,412
• Equity at exit: $19,454

Cash invested: $63,000 (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 34293

• Rents YoY: 0.7%
• Active inventory: 1255
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,230 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$94
• HOA: −$420
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-47

Break-even live

Break-even rent $2,289

Max offer price $216,728

Occupancy floor 97%

Sensitivity live

Price	-10% $81	-5% $17	+0% $-47	+5% $-111	+10% $-174
Rent	-10% $-223	-5% $-135	+0% $-47	+5% $41	+10% $129
Rate	-1.0pp $66	-0.5pp $10	base $-47	+0.5pp $-105	+1.0pp $-164

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 22 events

1. 2026-06-15
   statusdays on market $225,000 Pending 40 DOM
2. 2026-06-13
   days on market $225,000 Active 39 DOM
3. 2026-06-13
   days on market $225,000 Active 38 DOM
4. 2026-06-10
   days on market $225,000 Active 36 DOM
5. 2026-06-09
   days on market $225,000 Active 35 DOM
6. 2026-06-08
   days on market $225,000 Active 34 DOM
7. 2026-06-08
   days on market $225,000 Active 33 DOM
8. 2026-06-05
   pricedays on market $225,000 Active 30 DOM
9. 2026-06-03
   days on market $240,000 Active 29 DOM
10. 2026-06-02
    days on market $240,000 Active 28 DOM
11. 2026-06-01
    days on market $240,000 Active 27 DOM
12. 2026-05-31
    days on market $240,000 Active 26 DOM
13. 2026-05-05
    listed $240,000 Active 1071-char remark
14. 2018-02-08
    soldstatus $140,500
15. 2018-02-07
    soldstatus $140,500 Sold 507-char remark

    Show marketing remark (507 chars)

    Appealing two bedroom, two bath villa in desirable Circle Woods of Venice. The home features a split bedroom floor plan with a walk-in closet in each bedroom. Large Living Room as well as a large Family Room. Inside Laundry Room. Newer roof and updated electric box. Circle Woods is a maintenance free community that offers 2 community pools, a spa, fitness room, clubhouse and shuffleboard courts. It is in a great location and within minutes to the Gulf of Mexico and beach. Come see this great buy today!

16. 2018-01-14
    status Pending 507-char remark

    Show marketing remark (507 chars)

    Appealing two bedroom, two bath villa in desirable Circle Woods of Venice. The home features a split bedroom floor plan with a walk-in closet in each bedroom. Large Living Room as well as a large Family Room. Inside Laundry Room. Newer roof and updated electric box. Circle Woods is a maintenance free community that offers 2 community pools, a spa, fitness room, clubhouse and shuffleboard courts. It is in a great location and within minutes to the Gulf of Mexico and beach. Come see this great buy today!

17. 2017-12-10
    listed $149,000 Active 507-char remark

    Show marketing remark (507 chars)

    Appealing two bedroom, two bath villa in desirable Circle Woods of Venice. The home features a split bedroom floor plan with a walk-in closet in each bedroom. Large Living Room as well as a large Family Room. Inside Laundry Room. Newer roof and updated electric box. Circle Woods is a maintenance free community that offers 2 community pools, a spa, fitness room, clubhouse and shuffleboard courts. It is in a great location and within minutes to the Gulf of Mexico and beach. Come see this great buy today!

18. 2017-12-05
    historical
19. 2017-10-19
    price $154,900
20. 2017-08-06
    price $159,900
21. 2017-06-05
    listed $167,500 Active
22. 1983-01-01
    soldstatus $61,900

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$491/yr (+$41/mo · 35.6%)

ⓘ 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 · 29 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: $26,758
• − Mortgage interest: −$12,603
• − Property taxes: −$1,377
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − HOA: −$5,040
• − Depreciation: −$6,545
• Taxable loss: −$4,214
• Est. tax savings @ 24.0%: +$1,011
• After-tax cash flow: $449/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

+263.5% since first listed

12 events — show timeline

• 2026-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-04 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-08 Sold (Public Records) $140,500 Public Records
• 2018-02-07 Sold (MLS) $140,500 Stellar MLS as Distributed by MLS Grid
• 2018-01-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-12-10 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2017-12-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-10-19 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2017-08-06 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2017-06-05 Listed $167,500 Stellar MLS as Distributed by MLS Grid
• 1983-01-01 Sold (Public Records) $61,900 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,377 · +4.7% YoY. Source: county tax records.