64 Circlewood Dr Unit A2-3 · South Venice, FL 34293

$169,800

2 bd · 2.0 ba · 1,048 sqft · Condo public records · 219 Days on market

Built 1982 $410/mo HOA · 19% of rent

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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 +20.3/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +5.4/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your slice of paradise in Venice Florida! This well-maintained 2-bedroom, 2-bathroom villa offers coastal living at its finest — with modern updates, abundant storage, and an unbeatable location near Sarasota County’s stunning beaches and parks. Step inside to find a spacious open layout designed for comfort and style. A brand-new roof provides peace of mind for years to come. You’ll love the convenience of your covered carport and a large laundry room with ample space for organization and storage. The community has 2 pools, a hot tub, a clubhouse, library, fitness center, and shuffleboard. Enjoy the Florida lifestyle with shopping, dining, and entertainment just minutes away — plus easy access to Manasota Beach, Venice Beach, Casperson Beach, Nokomis Beach, and the scenic parks that make this area a coastal gem. Whether you’re seeking a vacation getaway, a year-round residence, or a smart investment property, this villa delivers the perfect blend of value, comfort, and location.

Key facts

• Modern updates
• Covered carport
• Brand-new roof

Tags

• MODERN UPDATES
• ABUNDANT STORAGE
• BRAND-NEW ROOF
• COVERED CARPORT
• LARGE LAUNDRY ROOM
• COMMUNITY POOLS

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 $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#549 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living A-; Watch: amenities F, commute F, health & safety 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: Taylor Ranch Elementary School (math 68% / reading 66%, grade B+, #450 of 2,144 statewide, top 22%, 901 students, 39% 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 flat; 1255 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 219 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $50k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $170k implies a 103% 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 $149,424 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.26% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 6.6

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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-18,251
• Equity at exit: $25,318

10-year hold

• IRR: -6.0%
• Equity multiple: 0.66×
• Total profit: $-16,077
• Equity at exit: $14,681

Cash invested: $47,544 (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: 1255
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$890
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$71
• HOA: −$410
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $218

Break-even live

Break-even rent $1,859

Max offer price $169,800

Occupancy floor 85%

Sensitivity live

Price	-10% $314	-5% $266	+0% $218	+5% $170	+10% $122
Rent	-10% $49	-5% $134	+0% $218	+5% $302	+10% $387
Rate	-1.0pp $303	-0.5pp $261	base $218	+0.5pp $174	+1.0pp $129

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: $42,450
• Closing costs: $5,094
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $410 · $4,920/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $169,800 Active 219 DOM
2. 2026-06-18
   days on market $169,800 Active 216 DOM
3. 2026-06-17
   days on market $169,800 Active 215 DOM
4. 2026-06-16
   days on market $169,800 Active 214 DOM
5. 2026-06-15
   days on market $169,800 Active 213 DOM
6. 2026-06-13
   days on market $169,800 Active 211 DOM
7. 2026-06-13
   days on market $169,800 Active 210 DOM
8. 2026-06-10
   days on market $169,800 Active 208 DOM
9. 2026-06-09
   days on market $169,800 Active 207 DOM
10. 2026-06-08
    days on market $169,800 Active 205 DOM
11. 2026-06-05
    days on market $169,800 Active 202 DOM
12. 2026-06-03
    days on market $169,800 Active 201 DOM
13. 2026-06-02
    days on market $169,800 Active 200 DOM
14. 2026-06-02
    price $169,800 Active 199 DOM
15. 2026-06-01
    days on market $175,000 Active 199 DOM
16. 2026-05-31
    days on market $175,000 Active 198 DOM
17. 2026-03-29
    price $175,000 1035-char remark

    Show marketing remark (1035 chars)

    Welcome to your slice of paradise in Venice Florida! This well-maintained 2-bedroom, 2-bathroom villa offers coastal living at its finest — with modern updates, abundant storage, and an unbeatable location near Sarasota County’s stunning beaches and parks. Step inside to find a spacious open layout designed for comfort and style. A brand-new roof provides peace of mind for years to come. You’ll love the convenience of your covered carport and a large laundry room with ample space for organization and storage. The community has 2 pools, a hot tub, a clubhouse, library, fitness center, and shuffleboard. Enjoy the Florida lifestyle with shopping, dining, and entertainment just minutes away — plus easy access to Manasota Beach, Venice Beach, Casperson Beach, Nokomis Beach, and the scenic parks that make this area a coastal gem. Whether you’re seeking a vacation getaway, a year-round residence, or a smart investment property, this villa delivers the perfect blend of value, comfort, and location.

18. 2026-03-08
    price $189,900 1035-char remark

    Show marketing remark (1035 chars)

    Welcome to your slice of paradise in Venice Florida! This well-maintained 2-bedroom, 2-bathroom villa offers coastal living at its finest — with modern updates, abundant storage, and an unbeatable location near Sarasota County’s stunning beaches and parks. Step inside to find a spacious open layout designed for comfort and style. A brand-new roof provides peace of mind for years to come. You’ll love the convenience of your covered carport and a large laundry room with ample space for organization and storage. The community has 2 pools, a hot tub, a clubhouse, library, fitness center, and shuffleboard. Enjoy the Florida lifestyle with shopping, dining, and entertainment just minutes away — plus easy access to Manasota Beach, Venice Beach, Casperson Beach, Nokomis Beach, and the scenic parks that make this area a coastal gem. Whether you’re seeking a vacation getaway, a year-round residence, or a smart investment property, this villa delivers the perfect blend of value, comfort, and location.

19. 2026-01-07
    price $199,900 1035-char remark

    Show marketing remark (1035 chars)

    Welcome to your slice of paradise in Venice Florida! This well-maintained 2-bedroom, 2-bathroom villa offers coastal living at its finest — with modern updates, abundant storage, and an unbeatable location near Sarasota County’s stunning beaches and parks. Step inside to find a spacious open layout designed for comfort and style. A brand-new roof provides peace of mind for years to come. You’ll love the convenience of your covered carport and a large laundry room with ample space for organization and storage. The community has 2 pools, a hot tub, a clubhouse, library, fitness center, and shuffleboard. Enjoy the Florida lifestyle with shopping, dining, and entertainment just minutes away — plus easy access to Manasota Beach, Venice Beach, Casperson Beach, Nokomis Beach, and the scenic parks that make this area a coastal gem. Whether you’re seeking a vacation getaway, a year-round residence, or a smart investment property, this villa delivers the perfect blend of value, comfort, and location.

20. 2025-11-14
    listed $219,900 Active 1035-char remark

    Show marketing remark (1035 chars)

    Welcome to your slice of paradise in Venice Florida! This well-maintained 2-bedroom, 2-bathroom villa offers coastal living at its finest — with modern updates, abundant storage, and an unbeatable location near Sarasota County’s stunning beaches and parks. Step inside to find a spacious open layout designed for comfort and style. A brand-new roof provides peace of mind for years to come. You’ll love the convenience of your covered carport and a large laundry room with ample space for organization and storage. The community has 2 pools, a hot tub, a clubhouse, library, fitness center, and shuffleboard. Enjoy the Florida lifestyle with shopping, dining, and entertainment just minutes away — plus easy access to Manasota Beach, Venice Beach, Casperson Beach, Nokomis Beach, and the scenic parks that make this area a coastal gem. Whether you’re seeking a vacation getaway, a year-round residence, or a smart investment property, this villa delivers the perfect blend of value, comfort, and location.

21. 2025-06-03
    historical
22. 2025-01-23
    price $238,000
23. 2024-12-16
    listed $248,000 Active
24. 2001-12-10
    soldstatus $83,500
25. 1992-10-09
    soldstatus $60,000
26. 1983-07-01
    soldstatus $59,900

ⓘ 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: $1,166 · $97/mo
• Projected year-2 tax: $1,409 · $117/mo
• Expected delta: +$243/yr (+$20/mo · 20.8%)

ⓘ 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 4/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,615
• − Mortgage interest: −$9,511
• − Property taxes: −$1,166
• − Insurance: −$849
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − HOA: −$4,920
• − Depreciation: −$4,940
• Taxable income: $130
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $2,584/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 — South Venice

• Score: 67/100
• State rank: #549
• US rank: #10377

Category grades

Amenities F Commute F Cost of living A- Crime A- Employment B- Housing A+ Health & safety F 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): 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

+192.2% since first listed

10 events — show timeline

• 2026-03-29 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-08 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-23 Price Changed $238,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-16 Listed $248,000 Stellar MLS as Distributed by MLS Grid
• 2001-12-10 Sold (Public Records) $83,500 Public Records
• 1992-10-09 Sold (Public Records) $60,000 Public Records
• 1983-07-01 Sold (Public Records) $59,900 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,166 · +4.7% YoY. Source: county tax records.