909 Kenoma Ave W · Venice, FL 34285

$18,500

2 bd · 2.0 ba · 1,056 sqft · SingleFamily · 166 Days on market

Built 1973 ↓ 26% since listing

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

Listing remarks MLS

Motivated seller! Location is always key and this home is located in a central part of the 55+ resort community of Bay Indies. This 2 bedroom, 2 full bath 1973 home includes a new roof and carpet in 2025, new A/C in 2022, upgraded windows and electrical panel. The home is at the end of a cul-de-sac on a quiet street close to the clubhouse. The home has easy access to the 3-mile walking trail. The front porch is large with plenty of room to sit and enjoy the day. The washer and dryer stays with the home and is located in the storage shed at the end of the driveway. This home comes partially furnished, should the buyer elect to keep the furnishings. A golf cart is also available for purchase.

Key facts

• Quiet street
• New a/c
• Upgraded windows

Tags

• NEW ROOF
• NEW A/C
• UPGRADED WINDOWS
• UPGRADED ELECTRICAL PANEL
• CUL-DE-SAC
• QUIET STREET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $18k).
• Recommended offer: $16k (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 rising fast (+8.8%/yr); 462 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 35% 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 $128 of loan paydown is wiped out by about $555 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($16k) is reasonable based on typical stale-listing flexibility.

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 $16,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 10.84% ✓
• Cap rate: 100.77%
• Cash-on-cash: 337.43%
• DSCR: 16.01
• GRM: 0.8

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: —
• Equity multiple: 20.38×
• Total profit: $100,401
• Equity at exit: $2,758

10-year hold

• IRR: —
• Equity multiple: 50.28×
• Total profit: $255,247
• Equity at exit: $1,600

Cash invested: $5,180 (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: 462
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $2,006 medium
• Mortgage (P&I): −$97
• Tax est. 1.5%: −$23 /mo · $278/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $1,457

Break-even live

Break-even rent $162

Max offer price $18,500

Occupancy floor 22%

Sensitivity live

Price	-10% $1,469	-5% $1,463	+0% $1,457	+5% $1,450	+10% $1,444
Rent	-10% $1,298	-5% $1,377	+0% $1,457	+5% $1,536	+10% $1,615
Rate	-1.0pp $1,466	-0.5pp $1,461	base $1,457	+0.5pp $1,452	+1.0pp $1,447

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: $4,625
• Closing costs: $555
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   days on market $18,500 Active 166 DOM
2. 2026-06-02
   days on market $18,500 Active 165 DOM
3. 2026-06-01
   days on market $18,500 Active 164 DOM
4. 2026-05-31
   days on market $18,500 Active 163 DOM
5. 2026-01-18
   price $18,500 699-char remark

   Show marketing remark (699 chars)

   Motivated seller! Location is always key and this home is located in a central part of the 55+ resort community of Bay Indies. This 2 bedroom, 2 full bath 1973 home includes a new roof and carpet in 2025, new A/C in 2022, upgraded windows and electrical panel. The home is at the end of a cul-de-sac on a quiet street close to the clubhouse. The home has easy access to the 3-mile walking trail. The front porch is large with plenty of room to sit and enjoy the day. The washer and dryer stays with the home and is located in the storage shed at the end of the driveway. This home comes partially furnished, should the buyer elect to keep the furnishings. A golf cart is also available for purchase.

6. 2025-12-19
   listed $25,000 Active 699-char remark

   Show marketing remark (699 chars)

   Motivated seller! Location is always key and this home is located in a central part of the 55+ resort community of Bay Indies. This 2 bedroom, 2 full bath 1973 home includes a new roof and carpet in 2025, new A/C in 2022, upgraded windows and electrical panel. The home is at the end of a cul-de-sac on a quiet street close to the clubhouse. The home has easy access to the 3-mile walking trail. The front porch is large with plenty of room to sit and enjoy the day. The washer and dryer stays with the home and is located in the storage shed at the end of the driveway. This home comes partially furnished, should the buyer elect to keep the furnishings. A golf cart is also available for purchase.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,067
• − Mortgage interest: −$1,036
• − Property taxes: −$278
• − Insurance: −$92
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$538
• Taxable income: $18,272
• Est. tax owed @ 24.0%: −$4,385
• After-tax cash flow: $13,094/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: 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

-26.0% since first listed

2 events — show timeline

• 2026-01-18 Price Changed $18,500 ForSaleByOwner.com
• 2025-12-19 Listed $25,000 ForSaleByOwner.com