ALFORD Plan · Lakewood Ranch, FL 34219

$343,990

5 bd · 2.0 ba · 1,739 sqft · SingleFamily · 138 Days on market

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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 +11.3/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

The Alford is a one-story home that balances style, space, and comfort. Offering 5 bedrooms, 2 bathrooms, and 1,739 square feet, this floor plan provides plenty of room for families of all sizes. Its open-concept layout seamlessly connects the kitchen, dining, and living areas, creating a welcoming space that's ideal for gatherings or everyday living. The primary suite is tucked at the back of the home for added privacy, featuring a walk-in closet and a private bathroom with dual vanities and a separate space for the shower and toilet. Four additional bedrooms at the front of the home offer flexibility for family, guests, or even a home office. The kitchen is a standout with shaker-style ca

Key facts

• Garage
• Listed 138 days

Property features AI

Finance

• Financial info: List price $343,990

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Single-family plan (ALFORD); Active new construction listing
• Construction: Living area approximately 1,739; Built as part of 2026 inventory (plan-based)
• Exterior features: Listed address: Parrish, FL 34219

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan ALFORD (new construction plan)

🏗️ New construction. The $343,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $370,407.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $344k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (10.7% below list).
• Recommended offer: $303k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 32% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 138 days — a 12% lower offer ($303k) is reasonable based on typical stale-listing flexibility.

Recommended offer $302,711 (12.0% 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 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $370,407
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17213 Wheatberry Blvd	0.12mi	4/2.0 (-1)	1,828 (+5%)	3mo	$390,000	$213	78
17435 Whiskey Creek Trl	0.18mi	4/2.0 (-1)	1,665 (-4%)	2mo	$334,000	$201	78
17431 Whiskey Creek Trl	0.17mi	4/2.0 (-1)	1,665 (-4%)	3mo	$362,610	$218	78
17393 Whiskey Creek Trl	0.10mi	4/2.0 (-1)	1,665 (-4%)	7mo	$341,000	$205	77
17933 Wheat Stack Ct	0.62mi	5/2.0	1,708 (-2%)	1mo	$365,000	$214	68
17016 James Trl	0.70mi	4/2.0 (-1)	1,828 (+5%)	2mo	$370,000	$202	52
1717 Cobb Trl	0.73mi	4/2.0 (-1)	1,828 (+5%)	3mo	$375,000	$205	50
1770 Cobb Trl	0.73mi	4/2.0 (-1)	1,828 (+5%)	3mo	$375,000	$205	49
17024 James Trl	0.71mi	4/2.0 (-1)	1,828 (+5%)	6mo	$375,000	$205	48
17028 James Trl	0.72mi	4/2.0 (-1)	1,828 (+5%)	6mo	$394,305	$216	48
17909 Wheat Stack Ct	0.62mi	4/2.0 (-1)	1,498 (-14%)	1mo	$329,000	$220	42
17921 Wheat Stack Ct	0.62mi	4/2.0 (-1)	1,498 (-14%)	1mo	$339,000	$226	42

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: -22.2%
• Equity multiple: 0.25×
• Total profit: $-77,420
• Equity at exit: $55,229

10-year hold

• IRR: -26.2%
• Equity multiple: -0.09×
• Total profit: $-112,895
• Equity at exit: $32,026

Cash invested: $103,714 (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 34219

• Home prices YoY: -23.7%
• Rents YoY: -0.9%
• Active inventory: 2170
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,072 medium
• Mortgage (P&I): −$1,942
• Tax est. 1.5%: −$463 /mo · $5,556/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $-133

Break-even live

Break-even rent $3,240

Max offer price $351,230

Occupancy floor 99%

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: $92,602
• Closing costs: $11,112
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15769 High Bell Pl Bradenton, FL	4.0	2.0	1828	$2,500	$1.37	14d	1	1.36mi

Listing history 14 events

1. 2026-06-18
   days on market $343,990 Active 138 DOM
2. 2026-06-17
   days on market $343,990 Active 137 DOM
3. 2026-06-16
   days on market $343,990 Active 136 DOM
4. 2026-06-15
   days on market $343,990 Active 135 DOM
5. 2026-06-13
   days on market $343,990 Active 133 DOM
6. 2026-06-13
   days on market $343,990 Active 132 DOM
7. 2026-06-10
   days on market $343,990 Active 130 DOM
8. 2026-06-09
   days on market $343,990 Active 129 DOM
9. 2026-06-08
   days on market $343,990 Active 128 DOM
10. 2026-06-08
    days on market $343,990 Active 127 DOM
11. 2026-06-03
    days on market $343,990 Active 123 DOM
12. 2026-06-02
    days on market $343,990 Active 122 DOM
13. 2026-06-01
    days on market $343,990 Active 121 DOM
14. 2026-05-31
    days on market $343,990 Active 120 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: $36,870
• − Mortgage interest: −$20,749
• − Property taxes: −$5,556
• − Insurance: −$1,852
• − Repairs & maintenance: −$2,950
• − Management: −$2,950
• − Depreciation: −$10,775
• Taxable loss: −$7,961
• Est. tax savings @ 24.0%: +$1,911
• After-tax cash flow: $320/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): 33,296
• Household income: $113,773
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 219.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 4% Hispanic 2% Russian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2% 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: ▼ -84.45%
• Current HPI: 271.7131
• Rent YoY: ▼ -0.95%
• 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