400 Base #225 · Venice, FL 34293

$129,000

2 bd · 2.0 ba · 811 sqft · Condo public records · 316 Days on market

Built 1973 $500/mo HOA · 25% of rent

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Why this score? — see what drove the C+ 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 +22.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Can be sold furnished or unfurnished. MOTIVATED SELLER! "Swim in the Sea, Live at the Beach — Island of Venice Condo Just 5/10 Mile from the Gulf! Furnishings are included, so you can move right in or start renting immediately! Whether you're seeking a smart investment, a cozy winter retreat, or a full-time coastal residence, this ideally located 2-bedroom, 2-bath condo on the Island of Venice is the perfect opportunity to embrace the island lifestyle. Just seven blocks from Service Club Park and Beach, and a short stroll to Sharky’s at the Pier, Venice Fishing Pier, and the historic downtown Venice, you’ll love the convenience of being right where you want to be — near beaches, dining, golfing, shopping, and even the Venice Airport. Step inside to find waterproof luxury plank flooring, a stainless steel refrigerator, and double-pane, tempered glass windows in the bedrooms for added noise mitigation and peace of mind. The primary suite features a walk-in closet and a private en suite bath with shower, while a separate storage room is perfect for your beach gear, bikes, or golf clubs. Enjoy morning bike rides to the café, sunsets on the beach, and the laid-back island lifestyle you’ve been dreaming of. Don’t miss this opportunity to own a piece of paradise on Venice Island — walk to the beach every day!

Key facts

• Near beaches
• Venice fishing pier
• Walk in closet

Tags

• ISLAND OF VENICE CONDO
• VENICE FISHING PIER
• HISTORIC DOWNTOWN VENICE
• NEAR BEACHES
• STAINLESS STEEL REFRIGERATOR
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (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 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 $892 of loan paydown is wiped out by about $4k 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 316 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $36k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 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 1973 — 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. 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 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?
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: 1.57% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 5.3

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: -8.5%
• Equity multiple: 0.70×
• Total profit: $-10,949
• Equity at exit: $19,234

10-year hold

• IRR: -3.8%
• Equity multiple: 0.78×
• Total profit: $-7,879
• Equity at exit: $11,154

Cash invested: $36,120 (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 34293

• Rents YoY: 0.7%
• Active inventory: 1255
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,030 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$54
• HOA: −$500
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $223

Break-even live

Break-even rent $1,748

Max offer price $129,000

Occupancy floor 84%

Sensitivity live

Price	-10% $296	-5% $260	+0% $223	+5% $187	+10% $150
Rent	-10% $63	-5% $143	+0% $223	+5% $303	+10% $384
Rate	-1.0pp $288	-0.5pp $256	base $223	+0.5pp $190	+1.0pp $156

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $129,000 Active 316 DOM
2. 2026-06-18
   days on market $129,000 Active 313 DOM
3. 2026-06-17
   days on market $129,000 Active 312 DOM
4. 2026-06-15
   days on market $129,000 Active 310 DOM
5. 2026-06-13
   days on market $129,000 Active 308 DOM
6. 2026-06-13
   days on market $129,000 Active 307 DOM
7. 2026-06-10
   days on market $129,000 Active 305 DOM
8. 2026-06-09
   days on market $129,000 Active 304 DOM
9. 2026-06-08
   days on market $129,000 Active 302 DOM
10. 2026-06-05
    days on market $129,000 Active 299 DOM
11. 2026-06-03
    days on market $129,000 Active 298 DOM
12. 2026-06-02
    days on market $129,000 Active 297 DOM
13. 2026-06-01
    days on market $129,000 Active 296 DOM
14. 2026-05-31
    days on market $129,000 Active 295 DOM
15. 2025-11-22
    price $135,000 1377-char remark

    Show marketing remark (1377 chars)

    Can be sold furnished or unfurnished. MOTIVATED SELLER! "Swim in the Sea, Live at the Beach — Island of Venice Condo Just 5/10 Mile from the Gulf! Furnishings are included, so you can move right in or start renting immediately! Whether you're seeking a smart investment, a cozy winter retreat, or a full-time coastal residence, this ideally located 2-bedroom, 2-bath condo on the Island of Venice is the perfect opportunity to embrace the island lifestyle. Just seven blocks from Service Club Park and Beach, and a short stroll to Sharky’s at the Pier, Venice Fishing Pier, and the historic downtown Venice, you’ll love the convenience of being right where you want to be — near beaches, dining, golfing, shopping, and even the Venice Airport. Step inside to find waterproof luxury plank flooring, a stainless steel refrigerator, and double-pane, tempered glass windows in the bedrooms for added noise mitigation and peace of mind. The primary suite features a walk-in closet and a private en suite bath with shower, while a separate storage room is perfect for your beach gear, bikes, or golf clubs. Enjoy morning bike rides to the café, sunsets on the beach, and the laid-back island lifestyle you’ve been dreaming of. Don’t miss this opportunity to own a piece of paradise on Venice Island — walk to the beach every day!

16. 2025-08-19
    price $155,000 1377-char remark

    Show marketing remark (1377 chars)

    Can be sold furnished or unfurnished. MOTIVATED SELLER! "Swim in the Sea, Live at the Beach — Island of Venice Condo Just 5/10 Mile from the Gulf! Furnishings are included, so you can move right in or start renting immediately! Whether you're seeking a smart investment, a cozy winter retreat, or a full-time coastal residence, this ideally located 2-bedroom, 2-bath condo on the Island of Venice is the perfect opportunity to embrace the island lifestyle. Just seven blocks from Service Club Park and Beach, and a short stroll to Sharky’s at the Pier, Venice Fishing Pier, and the historic downtown Venice, you’ll love the convenience of being right where you want to be — near beaches, dining, golfing, shopping, and even the Venice Airport. Step inside to find waterproof luxury plank flooring, a stainless steel refrigerator, and double-pane, tempered glass windows in the bedrooms for added noise mitigation and peace of mind. The primary suite features a walk-in closet and a private en suite bath with shower, while a separate storage room is perfect for your beach gear, bikes, or golf clubs. Enjoy morning bike rides to the café, sunsets on the beach, and the laid-back island lifestyle you’ve been dreaming of. Don’t miss this opportunity to own a piece of paradise on Venice Island — walk to the beach every day!

17. 2025-08-09
    listed $165,000 Active 1377-char remark

    Show marketing remark (1377 chars)

    Can be sold furnished or unfurnished. MOTIVATED SELLER! "Swim in the Sea, Live at the Beach — Island of Venice Condo Just 5/10 Mile from the Gulf! Furnishings are included, so you can move right in or start renting immediately! Whether you're seeking a smart investment, a cozy winter retreat, or a full-time coastal residence, this ideally located 2-bedroom, 2-bath condo on the Island of Venice is the perfect opportunity to embrace the island lifestyle. Just seven blocks from Service Club Park and Beach, and a short stroll to Sharky’s at the Pier, Venice Fishing Pier, and the historic downtown Venice, you’ll love the convenience of being right where you want to be — near beaches, dining, golfing, shopping, and even the Venice Airport. Step inside to find waterproof luxury plank flooring, a stainless steel refrigerator, and double-pane, tempered glass windows in the bedrooms for added noise mitigation and peace of mind. The primary suite features a walk-in closet and a private en suite bath with shower, while a separate storage room is perfect for your beach gear, bikes, or golf clubs. Enjoy morning bike rides to the café, sunsets on the beach, and the laid-back island lifestyle you’ve been dreaming of. Don’t miss this opportunity to own a piece of paradise on Venice Island — walk to the beach every day!

18. 2025-07-07
    historical
19. 2025-06-03
    price $169,000
20. 2025-02-03
    listed $175,000 Active
21. 2022-05-25
    price $1,800
22. 2021-03-02
    soldstatus $116,000
23. 2021-02-24
    soldstatus $116,000 Sold
24. 2021-01-22
    status Pending
25. 2020-11-19
    listed $118,000 Active
26. 2013-01-18
    soldstatus $55,000
27. 2012-10-22
    listed $66,500
28. 2008-09-24
    listed $114,900
29. 2006-01-27
    listed $169,900
30. 2003-12-31
    soldstatus $81,900
31. 1993-04-16
    soldstatus $37,500

ⓘ 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: $1,803 · $150/mo
• Projected year-2 tax: $1,803 · $150/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 30 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: $24,361
• − Mortgage interest: −$7,226
• − Property taxes: −$1,803
• − Insurance: −$645
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − HOA: −$6,000
• − Depreciation: −$3,753
• Taxable income: $1,036
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $2,430/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
• 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

+260.0% since first listed

17 events — show timeline

• 2025-11-22 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-09 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-03 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-03 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-25 Price Changed $1,800 RENT.
• 2021-03-02 Sold (Public Records) $116,000 Public Records
• 2021-02-24 Sold (MLS) $116,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-11-19 Listed $118,000 Stellar MLS as Distributed by MLS Grid
• 2013-01-18 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2012-10-22 Listed $66,500 Stellar MLS as Distributed by MLS Grid
• 2008-09-24 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-27 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2003-12-31 Sold (Public Records) $81,900 Public Records
• 1993-04-16 Sold (Public Records) $37,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,803 · -22.3% YoY. Source: county tax records.