19243 Cherrystone Way #103 · Lakewood Ranch, FL 34211

$534,999

3 bd · 2.0 ba · 2,110 sqft · Townhouse · 45 Days on market

Built 2026 Good condition Est $515k · at est.

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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 +13.7/30.0
• ARV discount +5.7/15.0
• Schools +4.4/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Golf membership included! This stunning 2,110-square-foot home features a spacious two-car garage on the lower level, providing ample storage and convenience. Upstairs, the open-concept design seamlessly connects the kitchen, dining, and living areas, all enhanced by a large lanai perfect for relaxing or entertaining. The kitchen shines with brand-new stainless steel appliances, quartz countertops including an oversized center island, and designer cabinetry with elegant hardware. The owner's suite offers private lanai access and two walk-in closets, while two additional bedrooms are thoughtfully positioned at the front of the home. Modern touches like LED recessed lighting, a smart thermost

Key facts

• 2 garage spots
• Built 2026
• Listed 45 days

Property features AI

Finance

• Other: List price $534,999; Address: 19243 Cherrystone Way #103, Bradenton, FL 34211; Listing last modified May 21, 2026

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Condominium / attached unit; Active listing
• Exterior features: Living area approximately 2,110

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Spec home, Bay Creek plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $535k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $36 ($436/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 $473k (11.7% below list).
• Recommended offer: $473k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: B.D. Gullett Elementary School (math 78% / reading 73%, grade A, #211 of 2,144 statewide, top 10%, 1,121 students, 20% FRL); R. Dan Nolan Middle School (math 79% / reading 72%, grade A, #38 of 571 statewide, top 7%, 760 students, 28% 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 23% FRL vs 51% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 69% at this address vs 52% district-wide (+17 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 (-5.2%/yr); 1164 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $4,726/mo this rent would consume 47% of the median local household income ($120k/yr) (locally 815% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 45 days — a 3% lower offer ($519k) is reasonable based on typical stale-listing flexibility.

Recommended offer $472,604 (11.7% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $514,840
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19222 Cherrystone Way #102	0.00mi	3/2.0	2,110 (0%)	1mo	$515,000	$244	99
19214 Cherrystone Way #103	0.00mi	3/2.0	2,110 (0%)	3mo	$514,998	$244	97
19219 Cherrystone #102	0.01mi	3/2.0	2,110 (0%)	4mo	$475,000	$225	96
19209 Cherrystone Way #103	0.67mi	3/2.0	2,110 (0%)	4mo	$440,000	$209	66
19214 Cherrystone Way #102	0.67mi	3/2.0	2,110 (0%)	4mo	$525,498	$249	65

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-98,159
• Equity at exit: $79,770

10-year hold

• IRR: -19.8%
• Equity multiple: 0.09×
• Total profit: $-135,733
• Equity at exit: $46,257

Cash invested: $149,800 (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 34211

• Home prices YoY: -27.5%
• Rents YoY: -5.2%
• Active inventory: 1164
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $4,726 high
• Mortgage (P&I): −$2,806
• Tax est. 1.5%: −$669 /mo · $8,025/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$992
• Net cashflow: $36

Break-even live

Break-even rent $4,680

Max offer price $534,999

Occupancy floor 94%

Sensitivity live

Price	-10% $406	-5% $221	+0% $36	+5% $-149	+10% $-333
Rent	-10% $-337	-5% $-150	+0% $36	+5% $223	+10% $410
Rate	-1.0pp $306	-0.5pp $172	base $36	+0.5pp $-102	+1.0pp $-243

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19168 Cherrystone Way Bradenton, FL	2.0	2.0	2061	$4,500	$2.18	25d	1	0.02mi
19023 Cherrystone Way Bradenton, FL	3.0	2.0	2246	$5,500	$2.45	5d	1	0.02mi
19156 Cherrystone Way Bradenton, FL	3.0	3.0	2247	$5,000	$2.23	25d	1	0.02mi
18731 Cherrystone Way Bradenton, FL	3.0	3.0	2799	$8,000	$2.86	25d	1	0.11mi
19015 Scallop Loop Unit 7118 Lakewood Ranch, FL	2.0	2.0	1569	$6,000	$3.82	25d	1	0.37mi
19111 Fox Landing Pl Bradenton, FL	3.0	3.5	2808	$3,900	$1.39	25d	1	0.49mi
5612 Lightning Whelk Ln Bradenton, FL	3.0	3.0	2444	$12,500	$5.11	25d	1	0.59mi
5522 Lightning Whelk Ln Bradenton, FL	4.0	3.0	2725	$5,800	$2.13	25d	1	0.59mi
5420 Lightning Whelk Ln Bradenton, FL	3.0	3.0	2445	$6,000	$2.45	25d	1	0.59mi
5628 Lightning Whelk Ln Bradenton, FL	4.0	3.0	2252	$4,595	$2.04	5d	1	0.59mi
18121 Metado Dr Bradenton, FL	4.0	3.0	1827	$2,900	$1.59	25d	1	0.63mi
5623 Mulligan Way Bradenton, FL	3.0	2.5	2359	$14,000	$5.93	25d	1	0.73mi
18002 Canopy Pl Bradenton, FL	4.0	3.0	2371	$3,000	$1.27	5d	1	0.77mi
17915 Cantarina Cv Bradenton, FL	4.0	2.5	2045	$2,999	$1.47	25d	1	0.80mi
17535 Cantarina Cv Bradenton, FL	4.0	3.5	2838	$5,495	$1.94	13d	1	0.87mi
17535 Cantarina Cv Bradenton, FL	4.0	3.5	2838	$5,495	$1.94	25d	1	0.87mi
17929 Cherished Loop Bradenton, FL	2.0	2.0	1432	$3,000	$2.09	5d	1	0.99mi
17605 Cantarina Cv Bradenton, FL	4.0	2.5	2045	$3,500	$1.71	25d	1	1.01mi
5720 Cheech Gln Bradenton, FL	3.0	2.0	2246	$5,500	$2.45	25d	1	1.03mi
5725 Cheech Gln Bradenton, FL	3.0	2.5	1850	$12,000	$6.49	25d	1	1.03mi
17903 Cherished Loop Bradenton, FL	2.0	2.0	1672	$2,800	$1.67	25d	1	1.03mi
17918 Cherished Loop Bradenton, FL	2.0	2.0	1452	$3,000	$2.07	25d	1	1.03mi
5711 Palmer Cir #206 Bradenton, FL	2.0	2.0	1462	$3,000	$2.05	25d	1	1.04mi
17710 Cantarina Cv Bradenton, FL	4.0	3.0	2756	$3,500	$1.27	25d	1	1.05mi
17525 Hickok Belt Loop Bradenton, FL	4.0	3.0	2250	$7,800	$3.47	25d	1	1.05mi
5721 Palmer Cir Bradenton, FL	2.0	2.0	1452	$3,250	$2.24	25d	2	1.07mi
5710 Palmer Cir #201 Bradenton, FL	2.0	2.0	1462	$4,500	$3.08	25d	1	1.10mi
17467 Hickok Belt Loop Bradenton, FL	4.0	3.0	2247	$12,500	$5.56	25d	1	1.11mi
17419 Harvest Moon Way Bradenton, FL	4.0	2.0	2045	$2,595	$1.27	17d	1	1.21mi
17220 Harvest Moon Way Bradenton, FL	4.0	2.0	1828	$2,800	$1.53	25d	1	1.25mi
5907 Brandon Run Bradenton, FL	4.0	2.0	2246	$6,800	$3.03	25d	1	1.25mi
5558 Palmer Cir #106 Bradenton, FL	2.0	2.0	1462	$6,000	$4.10	25d	1	1.27mi
5577 Palmer Cir #201 Bradenton, FL	2.0	2.0	1569	$2,300	$1.47	25d	1	1.29mi
5947 Brandon Run Bradenton, FL	3.0	2.0	2200	$13,000	$5.91	25d	1	1.31mi
18117 Gawthrop Dr #104 Bradenton, FL	3.0	2.0	1786	$4,000	$2.24	25d	1	1.35mi
5537 Palmer Cir #201 Bradenton, FL	2.0	2.0	1569	$3,200	$2.04	25d	1	1.38mi
18017 Gawthrop Dr #104 Bradenton, FL	3.0	2.0	1786	$6,000	$3.36	25d	1	1.39mi
6026 Brandon Run Bradenton, FL	3.0	2.0	2246	$12,000	$5.34	25d	1	1.41mi
18114 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1300	$7,000	$5.38	25d	5	1.41mi
18114 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1310	$7,000	$5.34	3d	3	1.41mi

Listing history 16 events

1. 2026-06-22
   days on market $534,999 Active 45 DOM
2. 2026-06-18
   days on market $534,999 Active 42 DOM
3. 2026-06-17
   days on market $534,999 Active 41 DOM
4. 2026-06-16
   days on market $534,999 Active 40 DOM
5. 2026-06-15
   days on market $534,999 Active 39 DOM
6. 2026-06-13
   days on market $534,999 Active 37 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   days on market $534,999 Active 36 DOM
9. 2026-06-10
   days on market $534,999 Active 34 DOM
10. 2026-06-09
    days on market $534,999 Active 33 DOM
11. 2026-06-08
    days on market $534,999 Active 32 DOM
12. 2026-06-08
    days on market $534,999 Active 31 DOM
13. 2026-06-03
    days on market $534,999 Active 27 DOM
14. 2026-06-02
    days on market $534,999 Active 26 DOM
15. 2026-06-01
    days on market $534,999 Active 25 DOM
16. 2026-05-31
    days on market $534,999 Active 24 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $56,712
• − Mortgage interest: −$29,968
• − Property taxes: −$8,025
• − Insurance: −$2,675
• − Repairs & maintenance: −$4,537
• − Management: −$4,537
• − Depreciation: −$15,564
• Taxable loss: −$8,593
• Est. tax savings @ 24.0%: +$2,062
• After-tax cash flow: $2,498/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This spacious townhouse is in good condition with modern amenities and a clean, well-maintained appearance. It offers a good return on investment with minor updates that can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the bedrooms — New flooring can improve the look and feel of the bedrooms.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality.
• Both Adding smart home features — Smart home features can enhance convenience and energy efficiency, attracting more buyers/renters.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more buyers/renters.
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting more buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bedrooms — New flooring can improve the look and feel of the bedrooms. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can enhance convenience and energy efficiency, attracting more buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more buyers/renters. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting more buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 24,980
• Household income: $119,911
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 815.0

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 11% Two or more races 10% Asian 3% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Lithuanian 5% Romanian 3% Scotch-Irish 2%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 10% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -100.84%
• Current HPI: 265.946
• Rent YoY: ▼ -5.17%
• 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