2262 Washington Palm Ct · Lakewood Ranch, FL 34212

$314,900

3 bd · 2.5 ba · 1,800 sqft · Townhouse public records · 115 Days on market

Built 2025 2,232 sqft lot Est $353k · 11% under $169/mo HOA · 6% of rent ↓ 9% since listing

---

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 +17.5/30.0
• ARV discount +12.3/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Schools +4.4/10.0
• Appreciation +4.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0

Listing remarks

One or more photo(s) has been virtually staged. Recently price corrected to reflect today’s market—now one of the best values in the community. EASY LIVING WITH A PEACEFUL POND VIEW at a PRICE THAT'S PERFECT! Welcome to 2262 Washington Palm Court, a beautifully designed 3-BEDROOM, 2.5-BATH TOWNHOME in the sought-after PALM GROVE COMMUNITY by Neal Communities. This OPEN-CONCEPT, TWO-STORY HOME blends modern comfort with a relaxed Florida lifestyle, all set against SERENE POND VIEWS. The main level features BRIGHT, NEUTRAL FINISHES, durable tile flooring, and a spacious living and dining area that flows seamlessly into the kitchen. The kitchen is thoughtfully designed with WHITE S

Key facts

• Pond view
• Large center island
• Screened lanai

Tags

• POND VIEW
• SCREENED LANAI
• WHITE SHAKER-STYLE CABINETRY
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• INTERIOR LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $315k.

Deal economics

• At list price, monthly cash flow is $245 ($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 $306k (2.9% below list).
• Recommended offer: $287k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.3% in Lakewood Ranch — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Manatee (suburban): math 54% / reading 50% proficiency, ranked #26 of 73 in FL (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gene Witt Elementary School (math 84% / reading 82%, grade A+, #65 of 2,144 statewide, top 3%, 689 students, 24% FRL); Carlos E. Haile Middle School (math 70% / reading 63%, grade A-, #84 of 571 statewide, top 16%, 737 students, 45% FRL); Lakewood Ranch High School (math 47% / reading 63%, grade C, #135 of 667 statewide, top 20%, 2,435 students, 22% FRL) — zoned schools average 30% FRL vs 51% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 52% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Manatee average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents falling (-3.4%/yr); 486 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Manatee County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.

Recommended offer $286,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $352,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2262 Washington Palm Ct	0.00mi	3/2.5	1,790 (-1%)	1mo	$316,940	$177	99
2272 Washington Palm Ct	0.01mi	3/2.5	1,790 (-1%)	2mo	$362,120	$202	97
2214 Washington Palm Ct	0.04mi	3/2.5	1,790 (-1%)	8mo	$333,840	$187	90
2304 Washington Palm Ct	0.07mi	3/2.5	1,790 (-1%)	10mo	$340,270	$190	87
17713 Crescent Moon Loop	0.55mi	3/2.5	1,758 (-2%)	3mo	$332,000	$189	68
17745 Crescent Moon Loop	0.52mi	3/2.5	1,784 (-1%)	11mo	$362,000	$203	66
17460 Crescent Moon Loop	0.60mi	3/2.5	1,784 (-1%)	8mo	$350,000	$196	63
17436 Crescent Moon Loop	0.60mi	3/2.5	1,673 (-7%)	4mo	$280,000	$167	57
17620 Crescent Moon Loop	0.63mi	3/2.5	1,673 (-7%)	11mo	$350,000	$209	50
3071 Novara Ln	0.47mi	3/2.5	1,555 (-14%)	12mo	$328,460	$211	45
16557 Bergamo Pl	0.47mi	3/2.5	1,553 (-14%)	14mo	$308,220	$198	44
16514 16514 San Nicola Pl	0.61mi	2/2.5 (-1)	1,629 (-10%)	9mo	$264,440	$162	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.82% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.68×
• Total profit: $-28,507
• Equity at exit: $63,807

10-year hold

• IRR: -3.9%
• Equity multiple: 0.72×
• Total profit: $-24,940
• Equity at exit: $57,076

Cash invested: $88,172 (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 34212

• Home prices YoY: -0.7%
• Rents YoY: -3.4%
• Active inventory: 486
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,058 high
• Mortgage (P&I): −$1,651
• Tax from tax record: −$220 /mo · $2,636/yr
• Insurance: −$131
• HOA: −$169
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $245

Break-even live

Break-even rent $2,748

Max offer price $314,900

Occupancy floor 87%

Sensitivity live

Price	-10% $423	-5% $334	+0% $245	+5% $156	+10% $67
Rent	-10% $3	-5% $124	+0% $245	+5% $366	+10% $487
Rate	-1.0pp $403	-0.5pp $325	base $245	+0.5pp $163	+1.0pp $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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3379 Hilltop Cir Bradenton, FL	4.0	2.5	2360	$3,100	$1.31	25d	1	0.36mi
3394 Hilltop Cir Bradenton, FL	4.0	2.5	2260	$3,600	$1.59	13d	1	0.38mi
16929 Yard Spring Dr Bradenton, FL	3.0	2.0	1504	$2,700	$1.80	5d	1	0.42mi
16921 Yard Spring Dr Bradenton, FL	4.0	2.5	2260	$3,250	$1.44	25d	1	0.43mi
3222 Bitterroot Ln Bradenton, FL	4.0	2.0	1665	$3,000	$1.80	25d	1	0.45mi
3109 Novara Ln Bradenton, FL	3.0	3.0	1373	$2,500	$1.82	13d	1	0.46mi
17777 Crescent Moon Loop Bradenton, FL	3.0	2.5	1464	$2,300	$1.57	22d	1	0.46mi
2531 Beachcomber Inlet Loop Bradenton, FL	2.0	2.0	1479	$2,745	$1.86	5d	7	0.53mi
16610 San Nicola Pl Bradenton, FL	2.0	2.5	1268	$1,975	$1.56	25d	1	0.54mi
17649 Crescent Moon Loop Bradenton, FL	3.0	3.0	1673	$2,749	$1.64	25d	1	0.57mi
17624 Crescent Moon Loop Bradenton, FL	3.0	2.5	1784	$2,950	$1.65	25d	1	0.61mi
3263 Alba Cir Bradenton, FL	3.0	2.0	1926	$12,000	$6.23	25d	1	0.63mi
16139 Isola Pl Bradenton, FL	2.0	2.0	1678	$4,000	$2.38	17d	1	0.81mi
17707 Gulf Ranch Pl Bradenton, FL	4.0	2.5	2045	$4,800	$2.35	5d	1	0.86mi
16126 San Donato Pl Bradenton, FL	3.0	2.0	1926	$5,500	$2.86	25d	1	0.88mi
18143 Wheathouse Pl Bradenton, FL	4.0	2.0	1828	$3,300	$1.81	25d	1	0.90mi
4216 Pond Brook Ct Bradenton, FL	4.0	3.0	2419	$4,500	$1.86	16d	1	1.00mi
18524 Buckskin Dr Bradenton, FL	3.0	2.5	1464	$2,300	$1.57	25d	1	1.06mi
2617 Fetlock Run Unit 2617 Bradenton, FL	3.0	2.5	1464	$2,350	$1.61	17d	1	1.21mi
16037 7th Ave E Bradenton, FL	4.0	2.5	2045	$3,500	$1.71	25d	1	1.31mi
611 160th St E Bradenton, FL	3.0	2.5	2036	$2,600	$1.28	25d	1	1.38mi
604 160th St E Bradenton, FL	4.0	2.5	2045	$3,200	$1.56	25d	1	1.41mi
17903 Cherished Loop Bradenton, FL	2.0	2.0	1672	$2,800	$1.67	25d	1	1.46mi
17918 Cherished Loop Bradenton, FL	2.0	2.0	1452	$3,000	$2.07	25d	1	1.49mi

HOA detail

• Monthly dues: $169 · $2,028/yr

Listing history 4 events

1. 2026-04-14
   status Pending
2. 2026-03-18
   price $314,900
3. 2026-02-21
   price $324,000
4. 2025-12-20
   listed $345,000 Active

ⓘ 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: $2,636 · $220/mo
• Projected year-2 tax: $2,636 · $220/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $36,701
• − Mortgage interest: −$17,639
• − Property taxes: −$2,636
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,936
• − Management: −$2,936
• − HOA: −$2,028
• − Depreciation: −$9,161
• Taxable loss: −$2,210
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $3,469/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: Manatee
• NCES district ID: 1201230
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $49,607
• Composite: 44.43/100
• National rank: #2806
• State rank: #26 of 73 in FL

Livability — Lakewood Ranch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lakewood Ranch, FL
• County: Manatee County · 416,364 people
• City population: 52,177
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 25,536
• Household income: $125,486
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 383.0

Population outlook (Manatee County) Hauer SSP2

• Today (2025): 447,342 people
• By 2030: 488,911 · +9.3%
• By 2040: 567,934 · +27.0%
• By 2050: 637,995 · +42.6%
• By 2075: 781,970 · +74.8%
• By 2100: 848,272 · +89.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 8% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Vietnamese 2%

Political lean MEDSL · Manatee

• 2024 margin: Strong R (+23.5) · D 37.9% · R 61.4%
• 2008→2024 swing: -16.5pp toward R · 2008: -7.0pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+16.1 2016: R+17.1 2012: R+12.5 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.82%
• Current HPI: 276.7636
• Rent YoY: ▼ -3.44%
• 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

-8.7% since first listed

4 events — show timeline

• 2026-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $314,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-21 Price Changed $324,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-20 Listed $345,000 Stellar MLS as Distributed by MLS Grid