1856 Marbeth St · Vamo, FL 34231

$412,500

4 bd · 2.0 ba · 1,199 sqft · MultiFamily public records · 28 Days on market

Built 1986 7,500 sqft lot

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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 +16.2/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Here is your chance to own one of the finest duplexes in the Vamo area! This two unit duplex is owner occupied and has been well cared for by the owner. Located directly in the path of progress, this duplex will provided an excellent return year after year. This location is OUTSTANDING! Launch your kayak at Little Sarasota Bay, visit Siesta Key or walk to all the new commercial development including Chick-fil-A, Publix, Starbucks, Westfield Sarasota Square mall, and most importantly the Legacy Trail.

Key facts

• County water
• New septic tank
• Two units

Tags

• TWO UNITS
• OWN WASHER DRYER
• NEW SEPTIC TANK
• COUNTY WATER
• NEW ELECTRIC PANEL
• OWNER'S SHED

Property features AI

Finance

• Other: Property zoning: RMF1; Total of 1 building containing 2 units; Total acreage: approximately 0.17 acres
• Financial info: Annual net income reported: $3,590; Tenants pay electricity
• HOA & community: No association reported

Exterior

• Parking: No attached garage
• Utilities: Public water available; Septic tank sewer; Cable connected; Electricity connected; Water available
• Home design: Residential income property; Duplex (attached property); One story
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as completed (property condition: Completed)
• Exterior features: Fenced yard; Shed(s) on property; Asphalt public-maintained road access; Property located in county (not within a municipality)

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Total of 8 bedrooms; Units consist of 2-bedroom layouts (duplex units)
• Flooring: Ceramic tile
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Thermostat; Window treatments; Corridor access laundry
• Laundry & utility: Laundry access from corridor

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $412k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive. Per door: $110/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $362k (12.3% below list).
• Recommended offer: $362k (12.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#260 in FL, #4,147 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: schools F, amenities F, 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 soft (-2.1%/yr); 562 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $3,619/mo this rent would consume 62% of the median local household income ($70k/yr) (locally 1983% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 28 days — a 2% lower offer ($406k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $213k; list at $412k implies a 94% gain — meaningful room to come down on a strong offer.

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 $361,900 (12.3% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.88% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.45×
• Total profit: $-63,509
• Equity at exit: $61,505

10-year hold

• IRR: -13.4%
• Equity multiple: 0.32×
• Total profit: $-78,551
• Equity at exit: $35,665

Cash invested: $115,500 (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 34231

• Rents YoY: -2.1%
• Active inventory: 562
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $3,619 medium
• Mortgage (P&I): −$2,163
• Tax from tax record: −$304 /mo · $3,647/yr
• Insurance: −$172
• HOA: −$0
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $220

Break-even live

Break-even rent $3,340

Max offer price $412,500

Occupancy floor 89%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,620
Total (2 units)			$3,619

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: $103,125
• Closing costs: $12,375
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $412,500 Active 28 DOM
2. 2026-06-17
   days on market $412,500 Active 27 DOM
3. 2026-06-16
   days on market $412,500 Active 26 DOM
4. 2026-06-15
   days on market $412,500 Active 25 DOM
5. 2026-06-13
   days on market $412,500 Active 23 DOM
6. 2026-06-13
   days on market $412,500 Active 22 DOM
7. 2026-06-10
   days on market $412,500 Active 20 DOM
8. 2026-06-09
   days on market $412,500 Active 19 DOM
9. 2026-06-08
   days on market $412,500 Active 18 DOM
10. 2026-06-08
    pricedays on market $412,500 Active 17 DOM
11. 2026-06-05
    days on market $425,000 Active 14 DOM
12. 2026-06-03
    days on market $425,000 Active 13 DOM
13. 2026-06-02
    days on market $425,000 Active 12 DOM
14. 2026-06-01
    days on market $425,000 Active 11 DOM
15. 2026-05-31
    days on market $425,000 Active 10 DOM
16. 2026-05-21
    listed $425,000 Active
17. 2019-06-03
    soldstatus $213,000
18. 2019-05-29
    soldstatus $213,000 Sold 507-char remark

    Show marketing remark (507 chars)

    Here is your chance to own one of the finest duplexes in the Vamo area! This two unit duplex is owner occupied and has been well cared for by the owner. Located directly in the path of progress, this duplex will provided an excellent return year after year. This location is OUTSTANDING! Launch your kayak at Little Sarasota Bay, visit Siesta Key or walk to all the new commercial development including Chick-fil-A, Publix, Starbucks, Westfield Sarasota Square mall, and most importantly the Legacy Trail.

19. 2019-05-03
    status Pending 507-char remark

    Show marketing remark (507 chars)

    Here is your chance to own one of the finest duplexes in the Vamo area! This two unit duplex is owner occupied and has been well cared for by the owner. Located directly in the path of progress, this duplex will provided an excellent return year after year. This location is OUTSTANDING! Launch your kayak at Little Sarasota Bay, visit Siesta Key or walk to all the new commercial development including Chick-fil-A, Publix, Starbucks, Westfield Sarasota Square mall, and most importantly the Legacy Trail.

20. 2019-04-28
    listed $235,000 Active 507-char remark

    Show marketing remark (507 chars)

    Here is your chance to own one of the finest duplexes in the Vamo area! This two unit duplex is owner occupied and has been well cared for by the owner. Located directly in the path of progress, this duplex will provided an excellent return year after year. This location is OUTSTANDING! Launch your kayak at Little Sarasota Bay, visit Siesta Key or walk to all the new commercial development including Chick-fil-A, Publix, Starbucks, Westfield Sarasota Square mall, and most importantly the Legacy Trail.

21. 2017-11-30
    soldstatus $165,000
22. 1994-10-05
    soldstatus $61,700

ⓘ 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: $3,647 · $304/mo
• Projected year-2 tax: $3,647 · $304/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 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: $43,428
• − Mortgage interest: −$23,106
• − Property taxes: −$3,647
• − Insurance: −$2,062
• − Repairs & maintenance: −$3,474
• − Management: −$3,474
• − Depreciation: −$12,000
• Taxable loss: −$4,336
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $3,681/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 — Vamo

• Score: 75/100
• State rank: #260
• US rank: #4147

Category grades

Amenities F 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: Vamo, FL
• County: Sarasota County · 448,376 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 32,404
• Household income: $69,925
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1983.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 6% Russian/Polish/Slavic 2% German/W. Germanic 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: ▼ -448.92%
• Current HPI: 292.9055
• Rent YoY: ▼ -2.13%
• 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

+588.8% since first listed

7 events — show timeline

• 2026-05-21 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2019-06-03 Sold (Public Records) $213,000 Public Records
• 2019-05-29 Sold (MLS) $213,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-04-28 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2017-11-30 Sold (Public Records) $165,000 Public Records
• 1994-10-05 Sold (Public Records) $61,700 Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,647 · -1.3% YoY. Source: county tax records.