3 bd · 2.5 ba ·
1,993 sqft ·
Built 2026
· Townhouse
· Active
· 97 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$2,811/mo
Mortgage (P&I)
−$1,232
Tax + insurance
−$392
HOA
−$0
Vac / Maint / Mgmt
−$590
Net cashflow
$597/mo
Annual
$7,168/yr
Cap rate
9.34%
Cash-on-cash
10.90%
DSCR
1.48
1% rule
1.20%
Cash to close
$65,783
Investor read
This is a 3-bed/2.5-bath townhouse listed at $235k.
At list price, monthly cash flow is $597 ($7k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($3k rent vs $235k).
It's been on market 97 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $214k (9.0% below list) — sets the bar for market timing.
Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
Location reads: area grade B — 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: Virgil Mills Elementary School (math 69% / reading 65%, grade B+, #450 of 2,144 statewide, top 22%, 818 students, 43% FRL); Buffalo Creek Middle School (math 59% / reading 51%, grade B-, #180 of 571 statewide, top 32%, 1,127 students, 44% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools at 50% FRL track the district average.
Market conditions: Rents soft (-0.9%/yr); 2194 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
Manatee County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
Questions for listing agent
It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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.
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.
CashFlowRE · CFR-15Z7117X29CQ4A
· Data 3 weeks agocashflowre.app · 2026-05-29