519 Albee Farm Rd #110 · Venice, FL 34285

$90,000

1 bd · 1.0 ba · 703 sqft · Condo public records · 34 Days on market

Built 1974 $386/mo HOA · 23% of rent

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 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

Location, location, location, close to everything on Albee Farm Rd. ,, ,This one/one apartment is a great place to hang your hat for very little money. Great looking interior with almost new appliances. LOW TAXES, LOW MAINTENANCE FEE. Walk to shopping, minutes from downtown, beaches, Legacy bike trail. Enjoy a great on-site pool and recreation center. 55 and older Real Estate for less than $100K !!!!!!!!! Look at this price. .. .. .. .How inexpensive can it be to enjoy living in beautiful Venice, Florida full time or part time? This is your chance !

Key facts

• Clubhouse
• Community pool
• Lending library

Tags

• COMMUNITY POOL
• CLUBHOUSE
• LENDING LIBRARY
• COMMUNITY KITCHEN
• ASSIGNED PARKING SPOT
• ADDITIONAL PARKING FOR RVS

Property features AI

Finance

• Other: Unit is furnished
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (association: Gary Rowe); Association amenities include laundry, pool, recreation facilities; Association requires approval; Association fees cover cable TV, pool, insurance, structure maintenance, grounds maintenance, pest control, recreational facilities, sewer, trash and water; Monthly condo fee approximately $387 (quarterly term); Total monthly fees listed as $386.67; total annual fees $4,640; Community features include owned recreational facilities and pool; No pets allowed; Senior community

Exterior

• Parking: Assigned parking
• Security: Lobby key required
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Attached condominium; Residential property; One level (unit on floor 1); Faces southwest
• Construction: Block construction; Built-up and membrane roof; Slab foundation; Built in multiple buildings (building number 519)
• Exterior features: Covered and screened patio/porch; Sliding doors; Asphalt road access

Interior

• Kitchen: Disposal; Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Kitchen/family room combo; Blinds and shades; Storage rooms; Building has elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.86% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.37%
• DSCR: 1.73
• GRM: 4.5

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: 15.0%
• Equity multiple: 1.65×
• Total profit: $16,410
• Equity at exit: $13,419

10-year hold

• IRR: 28.2%
• Equity multiple: 4.32×
• Total profit: $83,782
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,676 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$85 /mo · $1,015/yr
• Insurance: −$38
• HOA: −$386
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $344

Break-even live

Break-even rent $1,241

Max offer price $90,000

Occupancy floor 74%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $386 · $4,632/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $90,000 Active 34 DOM
2. 2026-06-17
   days on market $90,000 Active 33 DOM
3. 2026-06-16
   days on market $90,000 Active 32 DOM
4. 2026-06-15
   days on market $90,000 Active 31 DOM
5. 2026-06-13
   days on market $90,000 Active 29 DOM
6. 2026-06-13
   days on market $90,000 Active 28 DOM
7. 2026-06-10
   days on market $90,000 Active 26 DOM
8. 2026-06-09
   days on market $90,000 Active 25 DOM
9. 2026-06-08
   days on market $90,000 Active 24 DOM
10. 2026-06-08
    days on market $90,000 Active 23 DOM
11. 2026-06-05
    days on market $90,000 Active 20 DOM
12. 2026-06-03
    days on market $90,000 Active 19 DOM
13. 2026-06-02
    days on market $90,000 Active 18 DOM
14. 2026-06-01
    days on market $90,000 Active 17 DOM
15. 2026-05-31
    days on market $90,000 Active 16 DOM
16. 2026-05-15
    listed $90,000 Active 969-char remark
17. 2017-05-01
    soldstatus $75,000
18. 2017-04-26
    soldstatus $75,000 Sold 559-char remark

    Show marketing remark (559 chars)

    Location, location, location, close to everything on Albee Farm Rd. ,, ,This one/one apartment is a great place to hang your hat for very little money. Great looking interior with almost new appliances. LOW TAXES, LOW MAINTENANCE FEE. Walk to shopping, minutes from downtown, beaches, Legacy bike trail. Enjoy a great on-site pool and recreation center. 55 and older Real Estate for less than $100K !!!!!!!!! Look at this price. .. .. .. .How inexpensive can it be to enjoy living in beautiful Venice, Florida full time or part time? This is your chance !

19. 2017-03-16
    status Pending 559-char remark

    Show marketing remark (559 chars)

    Location, location, location, close to everything on Albee Farm Rd. ,, ,This one/one apartment is a great place to hang your hat for very little money. Great looking interior with almost new appliances. LOW TAXES, LOW MAINTENANCE FEE. Walk to shopping, minutes from downtown, beaches, Legacy bike trail. Enjoy a great on-site pool and recreation center. 55 and older Real Estate for less than $100K !!!!!!!!! Look at this price. .. .. .. .How inexpensive can it be to enjoy living in beautiful Venice, Florida full time or part time? This is your chance !

20. 2017-02-28
    listed $79,900 Active 559-char remark

    Show marketing remark (559 chars)

    Location, location, location, close to everything on Albee Farm Rd. ,, ,This one/one apartment is a great place to hang your hat for very little money. Great looking interior with almost new appliances. LOW TAXES, LOW MAINTENANCE FEE. Walk to shopping, minutes from downtown, beaches, Legacy bike trail. Enjoy a great on-site pool and recreation center. 55 and older Real Estate for less than $100K !!!!!!!!! Look at this price. .. .. .. .How inexpensive can it be to enjoy living in beautiful Venice, Florida full time or part time? This is your chance !

21. 2017-01-13
    historical
22. 2016-09-24
    status Active
23. 2016-09-15
    status Pending
24. 2016-07-14
    listed $79,900 Active
25. 2014-02-03
    soldstatus $52,500
26. 2014-01-28
    soldstatus $52,500
27. 2013-11-24
    listed $59,900
28. 1991-07-10
    soldstatus $39,000
29. 1979-05-01
    soldstatus $29,400

ⓘ 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: $1,015 · $85/mo
• Projected year-2 tax: $1,015 · $85/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 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $20,108
• − Mortgage interest: −$5,041
• − Property taxes: −$1,015
• − Insurance: −$450
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − HOA: −$4,632
• − Depreciation: −$2,618
• Taxable income: $3,134
• Est. tax owed @ 24.0%: −$752
• After-tax cash flow: $3,373/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

+206.1% since first listed

14 events — show timeline

• 2026-05-15 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-01 Sold (Public Records) $75,000 Public Records
• 2017-04-26 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-02-28 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2017-01-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-09-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-09-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-07-14 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2014-02-03 Sold (Public Records) $52,500 Public Records
• 2014-01-28 Sold (MLS) $52,500 Stellar MLS as Distributed by MLS Grid
• 2013-11-24 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 1991-07-10 Sold (Public Records) $39,000 Public Records
• 1979-05-01 Sold (Public Records) $29,400 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,015 · -9.7% YoY. Source: county tax records.