9026 White Sage Loop #9026 · Lakewood Ranch, FL 34202

$216,000

2 bd · 2.5 ba · 1,064 sqft · Condo public records · 103 Days on market

Built 2009 $563/mo HOA · 26% 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 +8.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Appreciation +4.4/10.0
• Schools +4.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.3/10.0

Listing remarks MLS

Don’t miss out on this great townhouse. Just a short distance from pristine Gulf Beaches, Willowbrook Townhomes feature spacious three-story floor plans with two-car tandem garages. Enjoy outdoor activities o n the Braden River, or sit back and relax at the community pool and cabana. A comfortable, small-town atmosphere with all the conveniences of nearby big-city amenities makes this community a great pla ce to live. HUD property sold as-is. (IE) Information from sources deemed to be reliable but not guaranteed. Buyer to verify all information. An effort has been made to disclose all known information relative to taxes, utilities, HOA/Condominium fees, and special assessments. It is recommended that the buyer or buyer's agent perform due diligence on behalf of the buyer to confirm all charges for taxes, utilities, HOA/Condominium fees, and special assessments, as HUD will only pay the charges from the time of acquisition until closing, regardless of the type of charge. HUD Property Case # 093-687909 EQUAL HOUSING OPPORTUNITY

Key facts

• Gated community
• Private balcony
• Granite countertops

Tags

• GATED COMMUNITY
• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• PRIVATE BALCONY
• SERENE CONSERVATION AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $216k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (16.0% below list).
• Meets the 1% rule at list price ($2k rent vs $216k).
• Recommended offer: $181k (16.0% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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 D — 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: Robert Willis Elementary School (math 83% / reading 79%, grade A+, #95 of 2,144 statewide, top 5%, 765 students, 22% 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 22% FRL vs 51% district-wide (28 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 soft (-0.5%/yr); 497 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 (-1.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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 103 days — a 9% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $127k; list at $216k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: 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 $181,402 (16.0% 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 103 days. Have you received any prior offers? Is the seller open to a 16% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.2% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.39×
• Total profit: $-36,755
• Equity at exit: $50,087

10-year hold

• IRR: -12.0%
• Equity multiple: 0.08×
• Total profit: $-55,913
• Equity at exit: $50,865

Cash invested: $60,480 (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 34202

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 497
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,133
• Tax from tax record: −$130 /mo · $1,560/yr
• Insurance: −$90
• HOA: −$563
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-196

Break-even live

Break-even rent $2,425

Max offer price $181,402

Occupancy floor —

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: $54,000
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8809 White Sage Loop Lakewood Ranch, FL	2.0	2.5	1064	$2,200	$2.07	11d	1	0.09mi
7341 Black Walnut Way Lakewood Ranch, FL	2.0	2.5	1100	$2,300	$2.09	23d	1	0.09mi
7350 Black Walnut Way Lakewood Ranch, FL	2.0	2.5	1064	$1,995	$1.88	23d	1	0.09mi
8808 White Sage Loop Lakewood Ranch, FL	2.0	2.5	1092	$2,300	$2.11	23d	1	0.09mi
8828 White Sage Loop Lakewood Ranch, FL	2.0	2.5	1092	$1,975	$1.81	3d	1	0.12mi
8858 White Sage Loop Lakewood Ranch, FL	2.0	2.5	1064	$1,900	$1.79	3d	1	0.18mi
7417 Vista Way #105 Bradenton, FL	3.0	2.0	1224	$1,775	$1.45	23d	1	0.28mi
7411 Vista Way #203 Bradenton, FL	2.0	2.0	1080	$1,800	$1.67	23d	1	0.28mi
7405 Vista Way Bradenton, FL	3.0	2.0	1324	$2,000	$1.51	23d	1	0.32mi
7428 Vista Way #105 Bradenton, FL	3.0	2.0	1224	$1,900	$1.55	23d	1	0.39mi
8911 Manor Loop #205 Lakewood Ranch, FL	3.0	2.0	1490	$1,950	$1.31	21d	1	0.39mi
8917 Manor Loop #205 Lakewood Ranch, FL	2.0	2.0	1080	$2,150	$1.99	23d	1	0.44mi
8926 Manor Loop Lakewood Ranch, FL	2.0–3.0	2.0	1165	$1,800	$1.55	23d	2	0.51mi
8926 Manor Loop #201 Lakewood Ranch, FL	3.0	2.0	1250	$2,700	$2.16	14d	1	0.51mi
8932 Manor Loop #205 Lakewood Ranch, FL	2.0	2.0	1080	$1,900	$1.76	23d	1	0.51mi
8925 77th Ter E Lakewood Ranch, FL	1.0–2.0	1.0–2.0	1049	$4,200	$4.00	15d	67	0.67mi
6437 Brook Village Cv Bradenton, FL	1.0–3.0	1.0–2.0	1134	$1,958	$1.73	1d	13	1.06mi
7654 Plantation Cir Bradenton, FL	2.0	2.5	1156	$2,150	$1.86	15d	1	1.12mi
8100 Natures Way Lakewood Ranch, FL	1.0–3.0	1.0–2.0	1091	$1,926	$1.76	1d	19	1.19mi
7755 Plantation Cir Bradenton, FL	3.0	2.5	1282	$2,600	$2.03	23d	1	1.21mi
7279 Cedar Hollow Cir Unit Available Bradenton, FL	2.0	2.0	1352	$3,500	$2.59	23d	1	1.27mi
7138 Cedar Hollow Cir Bradenton, FL	2.0	2.0	1406	$2,000	$1.42	15d	1	1.29mi
7224 Cedar Hollow Cir Bradenton, FL	2.0	2.0	1406	$2,200	$1.56	23d	1	1.35mi
10520 Boardwalk Loop #302 Bradenton, FL	2.0	2.0	1400	$4,750	$3.39	23d	1	1.36mi
8110 Misty Wood Ave Bradenton, FL	1.0–3.0	1.0–2.0	1086	$1,890	$1.74	1d	18	1.39mi
8240 Lakewood Ranch Blvd Bradenton, FL	1.0–3.0	1.0–2.0	1021	$1,949	$1.91	3d	18	1.45mi
8111 Lakewood Main St #305 Lakewood Ranch, FL	2.0	2.0	1384	$3,500	$2.53	23d	1	1.45mi

HOA detail condo

• Monthly dues: $563 · $6,756/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-04-08
   status Pending
2. 2026-03-11
   price $216,000
3. 2025-12-26
   listed $232,500 Active
4. 2015-09-04
   soldstatus $127,100 Sold 1047-char remark

   Show marketing remark (1047 chars)

   Don’t miss out on this great townhouse. Just a short distance from pristine Gulf Beaches, Willowbrook Townhomes feature spacious three-story floor plans with two-car tandem garages. Enjoy outdoor activities o n the Braden River, or sit back and relax at the community pool and cabana. A comfortable, small-town atmosphere with all the conveniences of nearby big-city amenities makes this community a great pla ce to live. HUD property sold as-is. (IE) Information from sources deemed to be reliable but not guaranteed. Buyer to verify all information. An effort has been made to disclose all known information relative to taxes, utilities, HOA/Condominium fees, and special assessments. It is recommended that the buyer or buyer's agent perform due diligence on behalf of the buyer to confirm all charges for taxes, utilities, HOA/Condominium fees, and special assessments, as HUD will only pay the charges from the time of acquisition until closing, regardless of the type of charge. HUD Property Case # 093-687909 EQUAL HOUSING OPPORTUNITY

5. 2015-05-19
   status Pending 1047-char remark

   Show marketing remark (1047 chars)

   Don’t miss out on this great townhouse. Just a short distance from pristine Gulf Beaches, Willowbrook Townhomes feature spacious three-story floor plans with two-car tandem garages. Enjoy outdoor activities o n the Braden River, or sit back and relax at the community pool and cabana. A comfortable, small-town atmosphere with all the conveniences of nearby big-city amenities makes this community a great pla ce to live. HUD property sold as-is. (IE) Information from sources deemed to be reliable but not guaranteed. Buyer to verify all information. An effort has been made to disclose all known information relative to taxes, utilities, HOA/Condominium fees, and special assessments. It is recommended that the buyer or buyer's agent perform due diligence on behalf of the buyer to confirm all charges for taxes, utilities, HOA/Condominium fees, and special assessments, as HUD will only pay the charges from the time of acquisition until closing, regardless of the type of charge. HUD Property Case # 093-687909 EQUAL HOUSING OPPORTUNITY

6. 2015-05-08
   listed $134,000 Active 1047-char remark

   Show marketing remark (1047 chars)

   Don’t miss out on this great townhouse. Just a short distance from pristine Gulf Beaches, Willowbrook Townhomes feature spacious three-story floor plans with two-car tandem garages. Enjoy outdoor activities o n the Braden River, or sit back and relax at the community pool and cabana. A comfortable, small-town atmosphere with all the conveniences of nearby big-city amenities makes this community a great pla ce to live. HUD property sold as-is. (IE) Information from sources deemed to be reliable but not guaranteed. Buyer to verify all information. An effort has been made to disclose all known information relative to taxes, utilities, HOA/Condominium fees, and special assessments. It is recommended that the buyer or buyer's agent perform due diligence on behalf of the buyer to confirm all charges for taxes, utilities, HOA/Condominium fees, and special assessments, as HUD will only pay the charges from the time of acquisition until closing, regardless of the type of charge. HUD Property Case # 093-687909 EQUAL HOUSING OPPORTUNITY

ⓘ 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: $1,560 · $130/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: +$233/yr (+$19/mo · 14.9%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $26,125
• − Mortgage interest: −$12,099
• − Property taxes: −$1,560
• − Insurance: −$1,080
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − HOA: −$6,756
• − Depreciation: −$6,284
• Taxable loss: −$5,834
• Est. tax savings @ 24.0%: +$1,400
• After-tax cash flow: $-950/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

• County: Manatee County · 416,364 people
• City population: 52,177
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 27,197
• Household income: $121,659
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 574.0

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 (80%)
• Race & ethnicity: White 80% Two or more races 10% Hispanic / Latino 9% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 4% Italian 4% Slovak 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 88% English-only · Spanish 5% Arabic 1% Other Asian/Pacific 1%

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: ▼ -1.20%
• Current HPI: 240.7087
• Rent YoY: ▼ -0.54%
• 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

+61.2% since first listed

6 events — show timeline

• 2026-04-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $216,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-26 Listed $232,500 Stellar MLS as Distributed by MLS Grid
• 2015-09-04 Sold (MLS) $127,100 Stellar MLS as Distributed by MLS Grid
• 2015-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-05-08 Listed $134,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2025): $1,560 · +3.5% YoY. Source: county tax records.