113 Ravenna St N · Nokomis, FL 34275

$158,000

2 bd · 2.0 ba · 684 sqft · Manufactured public records · 148 Days on market

Built 1970 5,641 sqft lot

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Why this score? — see what drove the C- 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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +5.4/10.0
• 1% rule +5.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly updated home being offered furnished. Own your own land with no HOA, not in a flood zone. Updates include A/C, water heater, flooring, windows and doors. Also has County water. Nice lot and large screened lanai. Just minutes to golf, shopping, restaurants, easy access to HWY 75, the new hospital. .. .only 2.4 miles to Historic downtown Venice and 3.5 Venice beach and 3 miles to Nokomis Beach. Several parks close by with hiking trails and a short distance to the Legacy Trail. Schedule your private showing today.

Key facts

• Own your own land
• County water
• Not in a flood zone

Tags

• UPDATED HOME
• OWN YOUR OWN LAND
• NO HOA
• NOT IN A FLOOD ZONE
• COUNTY WATER
• LARGE SCREENED LANAI

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (0.2% below list).
• Recommended offer: $139k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#347 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, 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 falling (-4.0%/yr); 751 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 $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 148 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $70k; list at $158k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $139,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-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. 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: 1.00% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.4

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: -9.7%
• Equity multiple: 0.66×
• Total profit: $-15,184
• Equity at exit: $23,558

10-year hold

• IRR: -4.6%
• Equity multiple: 0.73×
• Total profit: $-11,788
• Equity at exit: $13,661

Cash invested: $44,240 (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 34275

• Rents YoY: -4.0%
• Active inventory: 751
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,577 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $237

Break-even live

Break-even rent $1,277

Max offer price $158,000

Occupancy floor 80%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $158,000 Active 148 DOM
2. 2026-06-17
   days on market $158,000 Active 147 DOM
3. 2026-06-16
   days on market $158,000 Active 146 DOM
4. 2026-06-15
   days on market $158,000 Active 145 DOM
5. 2026-06-13
   days on market $158,000 Active 143 DOM
6. 2026-06-13
   days on market $158,000 Active 142 DOM
7. 2026-06-10
   days on market $158,000 Active 140 DOM
8. 2026-06-09
   days on market $158,000 Active 139 DOM
9. 2026-06-08
   days on market $158,000 Active 138 DOM
10. 2026-06-08
    days on market $158,000 Active 137 DOM
11. 2026-06-05
    days on market $158,000 Active 134 DOM
12. 2026-06-03
    days on market $158,000 Active 133 DOM
13. 2026-06-02
    days on market $158,000 Active 132 DOM
14. 2026-06-01
    days on market $158,000 Active 131 DOM
15. 2026-05-31
    days on market $158,000 Active 130 DOM
16. 2026-01-22
    listed $158,000 Active 522-char remark

    Show marketing remark (522 chars)

    Newly updated home being offered furnished. Own your own land with no HOA, not in a flood zone. Updates include A/C, water heater, flooring, windows and doors. Also has County water. Nice lot and large screened lanai. Just minutes to golf, shopping, restaurants, easy access to HWY 75, the new hospital. .. .only 2.4 miles to Historic downtown Venice and 3.5 Venice beach and 3 miles to Nokomis Beach. Several parks close by with hiking trails and a short distance to the Legacy Trail. Schedule your private showing today.

17. 2025-02-24
    status Pending
18. 2025-02-24
    historical
19. 2025-01-05
    price $157,000
20. 2024-12-10
    price $165,000
21. 2024-12-07
    listed $175,000 Active
22. 2024-05-01
    historical
23. 2024-02-19
    price $187,900
24. 2024-02-06
    listed $197,500 Active
25. 2021-04-15
    soldstatus $70,000
26. 2005-01-24
    soldstatus $51,000
27. 1981-10-01
    soldstatus $23,500

ⓘ 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: $1,376 · $115/mo
• Projected year-2 tax: $1,376 · $115/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 (shaded) · 23% 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: $18,921
• − Mortgage interest: −$8,850
• − Property taxes: −$1,376
• − Insurance: −$790
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$4,596
• Taxable income: $281
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $2,771/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 — Nokomis

• Score: 72/100
• State rank: #347
• US rank: #6005

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety A- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nokomis, FL
• County: Sarasota County · 448,376 people
• City population: 22,436
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 22,436
• Household income: $89,369
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 338.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 4% Asian 3% Black 1%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 3% Russian/Polish/Slavic 2% French/Haitian/Cajun 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: ▼ -329.70%
• Current HPI: 268.9918
• Rent YoY: ▼ -3.97%
• 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

+572.3% since first listed

12 events — show timeline

• 2026-01-22 Listed $158,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-05 Price Changed $157,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-10 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-07 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-19 Price Changed $187,900 Stellar MLS as Distributed by MLS Grid
• 2024-02-06 Listed $197,500 Stellar MLS as Distributed by MLS Grid
• 2021-04-15 Sold (Public Records) $70,000 Public Records
• 2005-01-24 Sold (Public Records) $51,000 Public Records
• 1981-10-01 Sold (Public Records) $23,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,376 · +2.9% YoY. Source: county tax records.