2165 Gondola Dr · Vamo, FL 34238

$265,000

2 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 55 Days on market

Built 1998 5,448 sqft lot $190/mo HOA · 9% 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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Appreciation +4.7/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +0.5/5.0

Listing remarks

Welcome to your slice of paradise in Sarasota—one of Florida’s most desirable places to live! This Palm Harbor top-of-the-line model is located in the highly sought-after Venetian Park Estates, a vibrant and active 55+ manufactured home community, this beautifully furnished residence is a double-wide, 3 bedroom, 2 full bathroom home offers the perfect blend of comfort, style, and convenience. Step inside to discover a spacious, thoughtfully designed interior boasting charming country flair. The split-floor plan, open concept layout home is being sold turn-key furnished and features an eat-in kitchen (a dinette room) custom cabinetry and a pantry! The primary bedroom has a walk-i

Key facts

• Custom cabinetry
• Walk-in closet
• Soaking tub

Tags

• WALK-IN CLOSET
• EN-SUITE BATHROOM
• SOAKING TUB
• SCREENED LANAI
• INDOOR LAUNDRY
• CUSTOM CABINETRY

Property features AI

Finance

• Other: Turnkey / furnished status; Lease restrictions apply
• Financial info: Total monthly fees $190 (total annual fees $2,280)
• HOA & community: HOA: Venetian Park Estates (monthly fee $190); Association fee covers cable TV, internet, pool, water, trash, management, grounds maintenance, common area taxes; Clubhouse, pool, shuffleboard court, storage; Buyer approval required; association approval required; Senior community with on-site property manager; Pets allowed (cats and dogs); Golf carts allowed, sidewalks and street lights

Exterior

• Parking: Carport with 2 spaces; Private maintained paved asphalt road access
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Broadband/High-Speed internet available; Minutes to Siesta Key Beach
• Home design: Manufactured double wide home; Single-story; South-facing; Completed condition; Entry on one level
• Construction: Vinyl siding; Membrane roof; Pillar/post/pier foundation; Built as a double wide manufactured home
• Exterior features: Covered screened patio; Patio; Outdoor lighting; Private mailbox; Sidewalks; Cleared lot

Interior

• Kitchen: Cooktop; Range hood; Dishwasher; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Exhaust fan
• Interior features: Open floorplan with living room/dining room combo; Solid wood cabinets; Thermostat; Vaulted ceilings; Window treatments (blinds, drapes)
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry closet; Washer and Dryer located in kitchen area; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (21.2% below list).
• Recommended offer: $209k (21.2% 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: 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.
• Zoned schools: Laurel Nokomis School (math 78% / reading 73%, grade A, #211 of 2,144 statewide, top 10%, 1,411 students, 35% 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 falling (-8.2%/yr); 490 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

• In year one you build about $353 of equity ($2k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• 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 55 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $265k implies a 982% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,827 (21.2% 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 55 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.79% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.10%
• DSCR: 0.82
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.56% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.50×
• Total profit: $-36,808
• Equity at exit: $69,634

10-year hold

• IRR: -7.3%
• Equity multiple: 0.34×
• Total profit: $-48,983
• Equity at exit: $78,069

Cash invested: $74,200 (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 34238

• Home prices YoY: -0.2%
• Rents YoY: -8.2%
• Active inventory: 490
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,088 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$213 /mo · $2,556/yr
• Insurance: −$110
• HOA: −$190
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-253

Break-even live

Break-even rent $2,409

Max offer price $220,242

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-178	+0% $-253	+5% $-328	+10% $-403
Rent	-10% $-418	-5% $-336	+0% $-253	+5% $-171	+10% $-88
Rate	-1.0pp $-120	-0.5pp $-186	base $-253	+0.5pp $-322	+1.0pp $-392

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $190 · $2,280/yr

Listing history 19 events

1. 2026-06-21
   days on market $265,000 Active 55 DOM
2. 2026-06-18
   days on market $265,000 Active 52 DOM
3. 2026-06-17
   days on market $265,000 Active 51 DOM
4. 2026-06-16
   days on market $265,000 Active 50 DOM
5. 2026-06-15
   days on market $265,000 Active 49 DOM
6. 2026-06-13
   days on market $265,000 Active 47 DOM
7. 2026-06-13
   days on market $265,000 Active 46 DOM
8. 2026-06-10
   days on market $265,000 Active 44 DOM
9. 2026-06-09
   days on market $265,000 Active 43 DOM
10. 2026-06-08
    days on market $265,000 Active 42 DOM
11. 2026-06-08
    days on market $265,000 Active 41 DOM
12. 2026-06-05
    days on market $265,000 Active 38 DOM
13. 2026-06-03
    days on market $265,000 Active 37 DOM
14. 2026-06-02
    days on market $265,000 Active 36 DOM
15. 2026-06-01
    days on market $265,000 Active 35 DOM
16. 2026-05-31
    days on market $265,000 Active 34 DOM
17. 2026-04-27
    listed $265,000 Active 1831-char remark
18. 1998-03-23
    soldstatus $24,500
19. 1996-05-31
    soldstatus $19,700

ⓘ 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: $2,556 · $213/mo
• Projected year-2 tax: $2,556 · $213/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) · 39% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $25,059
• − Mortgage interest: −$14,844
• − Property taxes: −$2,556
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − HOA: −$2,280
• − Depreciation: −$7,709
• Taxable loss: −$7,664
• Est. tax savings @ 24.0%: +$1,839
• After-tax cash flow: $-1,201/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

• County: Sarasota County · 448,376 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 23,821
• Household income: $97,926
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 841.0

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 7% Two or more races 5% Black 3% Asian 3%
• Hispanic origin (detail): Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 86% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -0.56%
• Current HPI: 232.3872
• Rent YoY: ▼ -8.18%
• 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

+1245.2% since first listed

3 events — show timeline

• 2026-04-27 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 1998-03-23 Sold (Public Records) $24,500 Public Records
• 1996-05-31 Sold (Public Records) $19,700 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,556 · -1.4% YoY. Source: county tax records.