649 Tamiami Trl S #305 · Venice, FL 34285

$170,000

2 bd · 2.0 ba · 833 sqft · Condo public records · 40 Days on market

Built 1971 $563/mo HOA · 30% 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 +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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 MLS

Great location on the Island of Venice. Turnkey furished along with vinyl windows and carpeting on lanai. This unit also features new insulated sliders and new windows making it an ecellent buy. Mirrored wall in living room, two large walk in closets, and a storage bin. Many condo activites and clubhouse funtions. Walk to shopping and downtown activities. Bike to beaches. Close to waterway trail.

Key facts

• All new kitchen
• Newly tiled showers
• Top floor condo

Tags

• TOP FLOOR CONDO
• ALL NEW KITCHEN
• NEWLY TILED SHOWERS
• UPDATED FACILITIES
• BRAND NEW METAL ROOFS

Property features AI

Finance

• Other: Furnished; Homestead exempt; Zoned CG
• Financial info: Total annual fees $6,756; Monthly fees $563; Lease restrictions apply
• HOA & community: Has HOA (Duke Professional Mgt / Bernard Doogue); Monthly condo fee $563; Association amenities include clubhouse and laundry; Association fees cover cable TV, common area taxes, escrow reserves, insurance, structure and grounds maintenance, pest control, sewer, trash and water; Association approval required; Community mailbox and sidewalks; Senior community; No pets allowed

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Residential condominium; One level; Faces east; Third floor unit
• Construction: Block and stucco construction; Metal roof; Slab foundation; Built as part of a multi-story building (3 stories)
• Exterior features: Exterior lighting; Sidewalk; Sliding doors; Storage; Irrigation equipment

Interior

• Kitchen: Microwave; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Solid surface counters; Thermostat; Walk-in closet(s); Storm windows; Elevator in building
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (9.9% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $153k (9.9% 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: Venice Elementary School (math 80% / reading 77%, grade A, #141 of 2,144 statewide, top 7%, 608 students, 43% 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 33% 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 40 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $103k; list at $170k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,097 (9.9% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
9. 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.
10. 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.
11. 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: 1.11% ✓
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 7.5

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: -12.8%
• Equity multiple: 0.51×
• Total profit: $-23,386
• Equity at exit: $25,348

10-year hold

• IRR: 4.1%
• Equity multiple: 1.39×
• Total profit: $18,328
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,887 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$71
• HOA: −$563
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-96

Break-even live

Break-even rent $2,008

Max offer price $153,097

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-48	+0% $-96	+5% $-144	+10% $-192
Rent	-10% $-245	-5% $-170	+0% $-96	+5% $-21	+10% $53
Rate	-1.0pp $-10	-0.5pp $-52	base $-96	+0.5pp $-140	+1.0pp $-185

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $563 · $6,756/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $170,000 Active 40 DOM
2. 2026-06-18
   days on market $170,000 Active 37 DOM
3. 2026-06-17
   days on market $170,000 Active 36 DOM
4. 2026-06-16
   days on market $170,000 Active 35 DOM
5. 2026-06-15
   days on market $170,000 Active 34 DOM
6. 2026-06-13
   days on market $170,000 Active 32 DOM
7. 2026-06-13
   days on market $170,000 Active 31 DOM
8. 2026-06-10
   days on market $170,000 Active 29 DOM
9. 2026-06-09
   days on market $170,000 Active 28 DOM
10. 2026-06-08
    days on market $170,000 Active 27 DOM
11. 2026-06-08
    days on market $170,000 Active 26 DOM
12. 2026-06-05
    days on market $170,000 Active 23 DOM
13. 2026-06-03
    days on market $170,000 Active 22 DOM
14. 2026-06-02
    days on market $170,000 Active 21 DOM
15. 2026-06-01
    days on market $170,000 Active 20 DOM
16. 2026-05-31
    days on market $170,000 Active 19 DOM
17. 2026-05-12
    listed $170,000 Active 950-char remark
18. 2024-03-22
    status Pending
19. 2024-03-22
    historical
20. 2024-03-17
    price $224,900
21. 2024-02-21
    price $239,900
22. 2023-11-13
    price $249,900
23. 2023-06-22
    listed $255,000 Active
24. 2017-08-04
    soldstatus $103,000
25. 2016-04-01
    soldstatus $90,000
26. 2012-01-23
    soldstatus $58,000

    Show marketing remark (400 chars)

    Great location on the Island of Venice. Turnkey furished along with vinyl windows and carpeting on lanai. This unit also features new insulated sliders and new windows making it an ecellent buy. Mirrored wall in living room, two large walk in closets, and a storage bin. Many condo activites and clubhouse funtions. Walk to shopping and downtown activities. Bike to beaches. Close to waterway trail.

27. 2011-05-28
    listed $64,900

    Show marketing remark (400 chars)

    Great location on the Island of Venice. Turnkey furished along with vinyl windows and carpeting on lanai. This unit also features new insulated sliders and new windows making it an ecellent buy. Mirrored wall in living room, two large walk in closets, and a storage bin. Many condo activites and clubhouse funtions. Walk to shopping and downtown activities. Bike to beaches. Close to waterway trail.

28. 2003-04-02
    soldstatus $67,500
29. 1981-07-01
    soldstatus $45,000

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$675/yr (+$56/mo · 91.8%)

ⓘ 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 · 31 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: $22,647
• − Mortgage interest: −$9,523
• − Property taxes: −$736
• − Insurance: −$850
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − HOA: −$6,756
• − Depreciation: −$4,945
• Taxable loss: −$3,786
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $-240/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

+277.8% since first listed

13 events — show timeline

• 2026-05-12 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-03-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-17 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2024-02-21 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-13 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2023-06-22 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 2017-08-04 Sold (Public Records) $103,000 Public Records
• 2016-04-01 Sold (Public Records) $90,000 Public Records
• 2012-01-23 Sold (MLS) $58,000 Stellar MLS as Distributed by MLS Grid
• 2011-05-28 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2003-04-02 Sold (Public Records) $67,500 Public Records
• 1981-07-01 Sold (Public Records) $45,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $736 · +3.6% YoY. Source: county tax records.