Arbor Plan · Venice, FL 34293

$262,999

2 bd · 2.0 ba · 1,120 sqft · Townhouse · 956 Days on market

Excellent condition ↓ 8% 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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy condo features a split floorplan with an open layout among the kitchen, dining room and living room, with sliding doors that extend to the lanai for outdoor activities. Next to the lanai is the luxe owner's suite, while a secondary bedroom is near the foyer provides added privacy. Plus, the convenience of covered parking completes this easy, low-maintenance lifestyle.

Key facts

• Listed 955 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $263k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-56 ($-671/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (15.2% below list).
• Recommended offer: $223k (15.2% below list) — sets the bar for 1% rule.

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 flat; 1254 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 956 days — a 12% lower offer ($231k) 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,987 (15.2% 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 956 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.30×
• Total profit: $-51,190
• Equity at exit: $39,214

10-year hold

• IRR: -19.6%
• Equity multiple: 0.07×
• Total profit: $-68,794
• Equity at exit: $22,739

Cash invested: $73,640 (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 34293

• Rents YoY: 0.7%
• Active inventory: 1254
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,230 medium
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,945/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-56

Break-even live

Break-even rent $2,301

Max offer price $254,906

Occupancy floor 98%

Sensitivity live

Price	-10% $126	-5% $35	+0% $-56	+5% $-147	+10% $-238
Rent	-10% $-232	-5% $-144	+0% $-56	+5% $32	+10% $120
Rate	-1.0pp $77	-0.5pp $11	base $-56	+0.5pp $-124	+1.0pp $-193

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: $65,750
• Closing costs: $7,890
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $262,999 Active 956 DOM
2. 2026-06-18
   days on market $262,999 Active 953 DOM
3. 2026-06-17
   days on market $262,999 Active 952 DOM
4. 2026-06-15
   days on market $262,999 Active 950 DOM
5. 2026-06-13
   days on market $262,999 Active 948 DOM
6. 2026-06-13
   days on market $262,999 Active 947 DOM
7. 2026-06-10
   days on market $262,999 Active 945 DOM
8. 2026-06-09
   days on market $262,999 Active 944 DOM
9. 2026-06-08
   days on market $262,999 Active 942 DOM
10. 2026-06-05
    days on market $262,999 Active 939 DOM
11. 2026-06-03
    days on market $262,999 Active 938 DOM
12. 2026-06-02
    days on market $262,999 Active 937 DOM
13. 2026-06-01
    days on market $262,999 Active 936 DOM
14. 2026-05-31
    days on market $262,999 Active 935 DOM
15. 2025-11-18
    price $262,999 380-char remark

    Show marketing remark (380 chars)

    This cozy condo features a split floorplan with an open layout among the kitchen, dining room and living room, with sliding doors that extend to the lanai for outdoor activities. Next to the lanai is the luxe owner's suite, while a secondary bedroom is near the foyer provides added privacy. Plus, the convenience of covered parking completes this easy, low-maintenance lifestyle.

16. 2025-09-30
    price $261,999 380-char remark

    Show marketing remark (380 chars)

    This cozy condo features a split floorplan with an open layout among the kitchen, dining room and living room, with sliding doors that extend to the lanai for outdoor activities. Next to the lanai is the luxe owner's suite, while a secondary bedroom is near the foyer provides added privacy. Plus, the convenience of covered parking completes this easy, low-maintenance lifestyle.

17. 2025-06-06
    price $260,999 380-char remark

    Show marketing remark (380 chars)

    This cozy condo features a split floorplan with an open layout among the kitchen, dining room and living room, with sliding doors that extend to the lanai for outdoor activities. Next to the lanai is the luxe owner's suite, while a secondary bedroom is near the foyer provides added privacy. Plus, the convenience of covered parking completes this easy, low-maintenance lifestyle.

18. 2024-04-02
    price $290,999 380-char remark

    Show marketing remark (380 chars)

    This cozy condo features a split floorplan with an open layout among the kitchen, dining room and living room, with sliding doors that extend to the lanai for outdoor activities. Next to the lanai is the luxe owner's suite, while a secondary bedroom is near the foyer provides added privacy. Plus, the convenience of covered parking completes this easy, low-maintenance lifestyle.

19. 2024-02-02
    price $289,999 380-char remark

    Show marketing remark (380 chars)

    This cozy condo features a split floorplan with an open layout among the kitchen, dining room and living room, with sliding doors that extend to the lanai for outdoor activities. Next to the lanai is the luxe owner's suite, while a secondary bedroom is near the foyer provides added privacy. Plus, the convenience of covered parking completes this easy, low-maintenance lifestyle.

20. 2023-11-08
    listed $286,999 Active 380-char remark

    Show marketing remark (380 chars)

    This cozy condo features a split floorplan with an open layout among the kitchen, dining room and living room, with sliding doors that extend to the lanai for outdoor activities. Next to the lanai is the luxe owner's suite, while a secondary bedroom is near the foyer provides added privacy. Plus, the convenience of covered parking completes this easy, low-maintenance lifestyle.

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,758
• − Mortgage interest: −$14,732
• − Property taxes: −$3,945
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$7,651
• Taxable loss: −$5,166
• Est. tax savings @ 24.0%: +$1,240
• After-tax cash flow: $569/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This well-maintained townhouse in Englewood, FL, offers a modern and cozy living space with a good condition score. It is ready for immediate occupancy and can be further enhanced with minor updates to boost its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Add a smart home system — A smart home system can increase convenience and appeal to tech-savvy buyers/tenants.
• Both Install smart locks — Smart locks can improve security and convenience for both buyers and tenants.
• Both Add a smart thermostat — A smart thermostat can save energy and appeal to environmentally conscious buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Add a smart home system — A smart home system can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Install smart locks — Smart locks can improve security and convenience for both buyers and tenants. ↑
• Both Add a smart thermostat — A smart thermostat can save energy and appeal to environmentally conscious buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Sarasota County · 448,376 people
• City population: 86,541
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 50,278
• Household income: $90,038
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 548.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 7% Lithuanian 4% Slovak 3%
• Foreign-born: 9% · Canada, China, Dominican Republic
• Languages at home: 90% English-only · Spanish 3% Russian/Polish/Slavic 2% French/Haitian/Cajun 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: ▼ -355.64%
• Current HPI: 270.5242
• Rent YoY: ▲ 0.70%
• 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

-8.4% since first listed

6 events — show timeline

• 2025-11-18 Price Changed $262,999 Zillow
• 2025-09-30 Price Changed $261,999 Zillow
• 2025-06-06 Price Changed $260,999 Zillow
• 2024-04-02 Price Changed $290,999 Zillow
• 2024-02-02 Price Changed $289,999 Zillow
• 2023-11-08 Listed $286,999 Zillow