499 Albee Farm Rd Unit V11 · Venice, FL 34285

$179,900

2 bd · 2.0 ba · 1,014 sqft · SingleFamily public records · 30 Days on market

Built 1984 3.84 ac lot $483/mo HOA · 24% 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 +10.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +5.4/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. Charming Venice Villa – Prime Central Location! Welcome to Las Casas, a highly desirable and quaint community perfectly positioned for the ultimate Florida lifestyle. This sweet 2-bedroom, 2-bathroom villa features over 1,000 sq. ft. of bright, open living space and an attached 1-car garage. The heart of the home is an inviting kitchen that opens seamlessly to the living area. Large sliding glass doors lead out to your private, covered lanai—the perfect spot for morning coffee or evening lounging, located just steps away from the sparkling community pool. The primary suite offers ample closet space and a private en-suite bath with a tub/shower combination. The

Key facts

• Inviting kitchen
• Ample closet space
• 3.84 acre lot

Tags

• INVITING KITCHEN
• PRIVATE COVERED LANAI
• STEPS AWAY FROM COMMUNITY POOL
• AMPLE CLOSET SPACE
• PRIVATE EN-SUITE BATH
• QUICK EASY ACCESS TO I-75

Property features AI

Finance

• Other: Association recreation owned; Third party listing; Zoned RMF3; Planned unit development
• Financial info: Total annual fees $5,800 (or $483.33 monthly); Condo fees $1,450 quarterly; Lease restrictions apply
• HOA & community: Quarterly condo fee ($483/month equivalent); Association amenities include pool and maintained grounds; Buyer approval required; Pets allowed (cats and dogs)

Exterior

• Parking: Driveway; Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Attached villa; Single-story (one level); South-facing; Completed condition
• Construction: Block construction; Shingle roof; Slab foundation; Building area approx. 1324 sq ft; Living area approx. 1014 sq ft; Built for residential use
• Exterior features: Covered rear porch; Screened porch; In-ground gunite pool with child safety fence; City limits; Near public transit; Paved; Private maintained road; Asphalt road surface

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Blinds
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (10.5% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $161k (10.5% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Laurel Nokomis School (math 78% / reading 73%, grade A, #211 of 2,144 statewide, top 10%, 1,411 students, 35% 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 rising fast (+8.8%/yr); 468 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 $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 30 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $180k implies a 276% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: moderate flood risk; 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 $161,076 (10.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 7.6

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: -13.1%
• Equity multiple: 0.50×
• Total profit: $-25,185
• Equity at exit: $26,824

10-year hold

• IRR: 3.8%
• Equity multiple: 1.36×
• Total profit: $18,131
• Equity at exit: $15,554

Cash invested: $50,372 (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: 468
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,979 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$169 /mo · $2,027/yr
• Insurance: −$75
• HOA: −$483
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-107

Break-even live

Break-even rent $2,114

Max offer price $161,076

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-56	+0% $-107	+5% $-157	+10% $-208
Rent	-10% $-263	-5% $-185	+0% $-107	+5% $-28	+10% $50
Rate	-1.0pp $-16	-0.5pp $-61	base $-107	+0.5pp $-153	+1.0pp $-201

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $483 · $5,796/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-21
   days on market $179,900 Active 30 DOM
2. 2026-06-18
   days on market $179,900 Active 27 DOM
3. 2026-06-17
   days on market $179,900 Active 26 DOM
4. 2026-06-16
   pricedays on market $179,900 Active 25 DOM
5. 2026-06-15
   price $175,000 Active 24 DOM
6. 2026-06-15
   days on market $199,900 Active 24 DOM
7. 2026-06-13
   days on market $199,900 Active 22 DOM
8. 2026-06-13
   days on market $199,900 Active 21 DOM
9. 2026-06-10
   days on market $199,900 Active 19 DOM
10. 2026-06-09
    days on market $199,900 Active 18 DOM
11. 2026-06-08
    days on market $199,900 Active 17 DOM
12. 2026-06-08
    days on market $199,900 Active 16 DOM
13. 2026-06-05
    days on market $199,900 Active 13 DOM
14. 2026-06-03
    days on market $199,900 Active 12 DOM
15. 2026-06-02
    days on market $199,900 Active 11 DOM
16. 2026-06-01
    days on market $199,900 Active 10 DOM
17. 2026-05-31
    days on market $199,900 Active 9 DOM
18. 2026-05-22
    listed $199,900 Active
19. 2026-04-10
    price $1,750
20. 2026-04-10
    listed $1,775
21. 2026-03-19
    price $1,775
22. 2026-02-19
    listed $1,800
23. 2026-02-19
    historical $1,800
24. 2026-02-19
    listed $1,800
25. 1984-10-01
    soldstatus $47,900

ⓘ 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: $2,027 · $169/mo
• Projected year-2 tax: $2,027 · $169/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) · 40% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $23,754
• − Mortgage interest: −$10,077
• − Property taxes: −$2,027
• − Insurance: −$900
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − HOA: −$5,796
• − Depreciation: −$5,233
• Taxable loss: −$4,081
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $-299/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

+275.6% since first listed

12 events — show timeline

• 2026-06-16 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2026-06-15 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-25 Rental Removed $1,750 APPFOLIO
• 2026-05-23 Rental Removed $1,750 STELLARMLS
• 2026-05-22 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $1,750 APPFOLIO
• 2026-04-10 Listed for Rent $1,775 STELLARMLS
• 2026-03-19 Price Changed $1,775 APPFOLIO
• 2026-02-19 Listed for Rent $1,800 APPFOLIO
• 2026-02-19 Rental Removed $1,800 STELLARMLS
• 2026-02-19 Listed for Rent $1,800 STELLARMLS
• 1984-10-01 Sold (Public Records) $47,900 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,027 · +4.3% YoY. Source: county tax records.