458 Cerromar Rd #484 · Plantation, FL 34293

$167,000

2 bd · 2.0 ba · 975 sqft · Condo public records · 103 Days on market

Built 1982 $599/mo HOA · 29% 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 +9.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +5.4/10.0
• Livability +4.1/5.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Located in Farmington Vistas within Plantation Golf & Country Club, this light and bright 2/2 condo is attractively priced and incredibly versatile. The HOA Fee includes roof (which is new) water, sewer, cable, exterior maintenance, pool, clubhouse. This home is perfect as a full-time residence, seasonal getaway, or investment property. Why not do both! Enjoy the home at your leisure and rent for additional income when you're not there! Check out the large lanai where you will most likely be spending the majority of your time! Ideally situated near beautiful Gulf beaches, historic downtown Venice with its charming restaurants and vibrant arts scene, and just minutes from Wellen Park and Cool Today Park — you’ll always have activities and entertainment nearby. Prefer to relax? Enjoy the spacious private lanai or unwind by the community pool. Optional membership at The Plantation Golf & Country Club provides access to two golf courses, tennis and pickleball courts, fitness facilities, bocce ball, dining, as well as social events. Come see this wonderful opportunity today and make it your own!

Key facts

• Community pool
• Fitness facilities
• Bocce ball

Tags

• COMMUNITY POOL
• SPACIOUS PRIVATE LANAI
• TWO GOLF COURSES
• TENNIS AND PICKLEBALL COURTS
• FITNESS FACILITIES
• BOCCE BALL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $167k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (12.4% below list).
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $146k (12.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.4% in Plantation — 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 82/100 on livability (#70 in FL, #1,174 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities C-, cost of living D-.
• 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 $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 103 days — a 9% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,318 (12.4% 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 103 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.23% ✓
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 6.7

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: -25.1%
• Equity multiple: 0.17×
• Total profit: $-38,788
• Equity at exit: $24,900

10-year hold

• IRR: -37.1%
• Equity multiple: -0.28×
• Total profit: $-60,054
• Equity at exit: $14,439

Cash invested: $46,760 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,062 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$202 /mo · $2,422/yr
• Insurance: −$70
• HOA: −$599
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-117

Break-even live

Break-even rent $2,210

Max offer price $146,318

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-70	+0% $-117	+5% $-164	+10% $-212
Rent	-10% $-280	-5% $-199	+0% $-117	+5% $-36	+10% $46
Rate	-1.0pp $-33	-0.5pp $-75	base $-117	+0.5pp $-160	+1.0pp $-204

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $599 · $7,188/yr
• Likely covers: watersewercableexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-05
   status $167,000 Pending 103 DOM
2. 2026-06-03
   days on market $167,000 Active 103 DOM
3. 2026-06-02
   days on market $167,000 Active 102 DOM
4. 2026-06-01
   days on market $167,000 Active 101 DOM
5. 2026-05-31
   days on market $167,000 Active 100 DOM
6. 2026-03-19
   price $167,000 1183-char remark

   Show marketing remark (1183 chars)

   One or more photo(s) has been virtually staged. Located in Farmington Vistas within Plantation Golf & Country Club, this light and bright 2/2 condo is attractively priced and incredibly versatile. The HOA Fee includes roof (which is new) water, sewer, cable, exterior maintenance, pool, clubhouse. This home is perfect as a full-time residence, seasonal getaway, or investment property. Why not do both! Enjoy the home at your leisure and rent for additional income when you're not there! Check out the large lanai where you will most likely be spending the majority of your time! Ideally situated near beautiful Gulf beaches, historic downtown Venice with its charming restaurants and vibrant arts scene, and just minutes from Wellen Park and Cool Today Park — you’ll always have activities and entertainment nearby. Prefer to relax? Enjoy the spacious private lanai or unwind by the community pool. Optional membership at The Plantation Golf & Country Club provides access to two golf courses, tennis and pickleball courts, fitness facilities, bocce ball, dining, as well as social events. Come see this wonderful opportunity today and make it your own!

7. 2026-02-20
   listed $174,900 Active 1183-char remark

   Show marketing remark (1183 chars)

   One or more photo(s) has been virtually staged. Located in Farmington Vistas within Plantation Golf & Country Club, this light and bright 2/2 condo is attractively priced and incredibly versatile. The HOA Fee includes roof (which is new) water, sewer, cable, exterior maintenance, pool, clubhouse. This home is perfect as a full-time residence, seasonal getaway, or investment property. Why not do both! Enjoy the home at your leisure and rent for additional income when you're not there! Check out the large lanai where you will most likely be spending the majority of your time! Ideally situated near beautiful Gulf beaches, historic downtown Venice with its charming restaurants and vibrant arts scene, and just minutes from Wellen Park and Cool Today Park — you’ll always have activities and entertainment nearby. Prefer to relax? Enjoy the spacious private lanai or unwind by the community pool. Optional membership at The Plantation Golf & Country Club provides access to two golf courses, tennis and pickleball courts, fitness facilities, bocce ball, dining, as well as social events. Come see this wonderful opportunity today and make it your own!

8. 2019-09-16
   soldstatus $147,500
9. 2019-09-12
   soldstatus $147,500 Sold 621-char remark

   Show marketing remark (621 chars)

   OPPORTUNITY IS KNOCKING! THIS TOTALLY UPDATED CONDO JUST HAD A MAJOR PRICE ADJUSTMENT !! NO CDD FEES AND REASONABLE MONTHLY FEES. ACT NOW!! Updates include new kitchen with granite counters, new tile throughout, new paint, updated baths, and new ceiling fans. New all weather carpeting on the front porch and screened lanai. The split floor plan ensures privacy for you and your guests. Your community pool and clubhouse is a short walk away. Location is convenient to Gulf beaches, downtown Venice, dining, movies, theater and many other cultural venues. Memberships available in the equity owned Club but not required.

10. 2019-08-12
    status Pending 621-char remark

    Show marketing remark (621 chars)

    OPPORTUNITY IS KNOCKING! THIS TOTALLY UPDATED CONDO JUST HAD A MAJOR PRICE ADJUSTMENT !! NO CDD FEES AND REASONABLE MONTHLY FEES. ACT NOW!! Updates include new kitchen with granite counters, new tile throughout, new paint, updated baths, and new ceiling fans. New all weather carpeting on the front porch and screened lanai. The split floor plan ensures privacy for you and your guests. Your community pool and clubhouse is a short walk away. Location is convenient to Gulf beaches, downtown Venice, dining, movies, theater and many other cultural venues. Memberships available in the equity owned Club but not required.

11. 2019-07-23
    price $150,000 621-char remark

    Show marketing remark (621 chars)

    OPPORTUNITY IS KNOCKING! THIS TOTALLY UPDATED CONDO JUST HAD A MAJOR PRICE ADJUSTMENT !! NO CDD FEES AND REASONABLE MONTHLY FEES. ACT NOW!! Updates include new kitchen with granite counters, new tile throughout, new paint, updated baths, and new ceiling fans. New all weather carpeting on the front porch and screened lanai. The split floor plan ensures privacy for you and your guests. Your community pool and clubhouse is a short walk away. Location is convenient to Gulf beaches, downtown Venice, dining, movies, theater and many other cultural venues. Memberships available in the equity owned Club but not required.

12. 2019-04-13
    price $168,000 621-char remark

    Show marketing remark (621 chars)

    OPPORTUNITY IS KNOCKING! THIS TOTALLY UPDATED CONDO JUST HAD A MAJOR PRICE ADJUSTMENT !! NO CDD FEES AND REASONABLE MONTHLY FEES. ACT NOW!! Updates include new kitchen with granite counters, new tile throughout, new paint, updated baths, and new ceiling fans. New all weather carpeting on the front porch and screened lanai. The split floor plan ensures privacy for you and your guests. Your community pool and clubhouse is a short walk away. Location is convenient to Gulf beaches, downtown Venice, dining, movies, theater and many other cultural venues. Memberships available in the equity owned Club but not required.

13. 2019-03-06
    price $178,500 621-char remark

    Show marketing remark (621 chars)

    OPPORTUNITY IS KNOCKING! THIS TOTALLY UPDATED CONDO JUST HAD A MAJOR PRICE ADJUSTMENT !! NO CDD FEES AND REASONABLE MONTHLY FEES. ACT NOW!! Updates include new kitchen with granite counters, new tile throughout, new paint, updated baths, and new ceiling fans. New all weather carpeting on the front porch and screened lanai. The split floor plan ensures privacy for you and your guests. Your community pool and clubhouse is a short walk away. Location is convenient to Gulf beaches, downtown Venice, dining, movies, theater and many other cultural venues. Memberships available in the equity owned Club but not required.

14. 2019-01-30
    listed $186,900 Active 621-char remark

    Show marketing remark (621 chars)

    OPPORTUNITY IS KNOCKING! THIS TOTALLY UPDATED CONDO JUST HAD A MAJOR PRICE ADJUSTMENT !! NO CDD FEES AND REASONABLE MONTHLY FEES. ACT NOW!! Updates include new kitchen with granite counters, new tile throughout, new paint, updated baths, and new ceiling fans. New all weather carpeting on the front porch and screened lanai. The split floor plan ensures privacy for you and your guests. Your community pool and clubhouse is a short walk away. Location is convenient to Gulf beaches, downtown Venice, dining, movies, theater and many other cultural venues. Memberships available in the equity owned Club but not required.

15. 2011-01-07
    listed $95,000
16. 2002-05-13
    soldstatus $95,000
17. 1988-12-30
    soldstatus $72,000
18. 1982-03-01
    soldstatus $67,500

ⓘ 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: $2,422 · $202/mo
• Projected year-2 tax: $2,422 · $202/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $24,746
• − Mortgage interest: −$9,355
• − Property taxes: −$2,422
• − Insurance: −$835
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − HOA: −$7,188
• − Depreciation: −$4,858
• Taxable loss: −$3,871
• Est. tax savings @ 24.0%: +$929
• After-tax cash flow: $-476/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 — Plantation

• Score: 82/100
• State rank: #70
• US rank: #1174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plantation, 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

Price history

+147.4% since first listed

13 events — show timeline

• 2026-03-19 Price Changed $167,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2019-09-16 Sold (Public Records) $147,500 Public Records
• 2019-09-12 Sold (MLS) $147,500 Stellar MLS as Distributed by MLS Grid
• 2019-08-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-07-23 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-13 Price Changed $168,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-06 Price Changed $178,500 Stellar MLS as Distributed by MLS Grid
• 2019-01-30 Listed $186,900 Stellar MLS as Distributed by MLS Grid
• 2011-01-07 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2002-05-13 Sold (Public Records) $95,000 Public Records
• 1988-12-30 Sold (Public Records) $72,000 Public Records
• 1982-03-01 Sold (Public Records) $67,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,422 · -6.4% YoY. Source: county tax records.