8724 Gulf Shore Ter · Ellenton, FL 34219

$331,750

4 bd · 2.0 ba · 1,817 sqft · SingleFamily · 69 Days on market

Built 2026 Good condition Garage $183/sqft · 5% below area Est $350k · 5% under

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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 +12.5/30.0
• ARV discount +9.9/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This convenient single-story plan opens to an inviting dining room with shared access to the kitchen and family room, ideal for seamless modern living. Tucked behind the kitchen, three secondary bedrooms enjoy their own wing of the home, while the expansive owner's suite is ideally situated in the back corner, a peaceful retreat.

Key facts

• Kitchen
• Family room
• Secondary bedrooms

Tags

• DINING ROOM
• KITCHEN
• FAMILY ROOM
• SECONDARY BEDROOMS
• OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $332k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-48 ($-577/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (14.4% below list).
• Recommended offer: $284k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% in Ellenton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#232 in FL, #3,666 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• 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); 2985 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 69 days — a 6% lower offer ($312k) is reasonable based on typical stale-listing flexibility.

Recommended offer $284,118 (14.4% 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 69 days. Have you received any prior offers? Is the seller open to a 14% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $350,085
• List price: $331,750
• Delta: -5.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8826 Bahama Mia Ln	0.29mi	4/2.0	1,828 (+1%)	2mo	$346,000	$189	84
8810 Bahama Mia Ln	0.27mi	4/2.0	1,828 (+1%)	4mo	$361,000	$197	83
8822 Bahama Mia Ln	0.28mi	4/2.0	1,828 (+1%)	4mo	$362,000	$198	82
8828 Clear View St	0.24mi	4/2.0	1,665 (-8%)	1mo	$314,000	$189	74
8821 Clear View St	0.26mi	4/2.0	1,665 (-8%)	1mo	$316,000	$190	73
8808 Clear View St	0.22mi	4/2.0	1,665 (-8%)	3mo	$334,000	$201	73
8814 Bahama Mia Ln	0.28mi	3/2.0 (-1)	1,672 (-8%)	4mo	$337,000	$202	65
9447 Bella Mar Trl	0.34mi	4/2.5	2,045 (+12%)	1mo	$402,000	$197	60
9444 Bella Mar Trl	0.35mi	4/2.5	2,045 (+12%)	2mo	$391,500	$191	59
9435 Bella Mar Trl	0.38mi	4/2.5	2,045 (+12%)	1mo	$402,000	$197	59
9432 Bella Mar Trl	0.38mi	4/2.5	2,045 (+12%)	4mo	$390,000	$191	56
8721 Ocean Tides Cv	0.49mi	3/2.0 (-1)	2,054 (+13%)	0mo	$515,000	$251	50

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-65,106
• Equity at exit: $49,465

10-year hold

• IRR: -22.8%
• Equity multiple: 0.00×
• Total profit: $-92,643
• Equity at exit: $28,684

Cash invested: $92,890 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 76 active · 33 under contract
• Months of supply: 12.3 mo (8%/mo absorbed)
• Median asking: $364,995 ($190/sqft)
• Median days on market: 78 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +1.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34219

• Home prices YoY: -23.7%
• Rents YoY: -0.9%
• Active inventory: 2985
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,841 high
• Mortgage (P&I): −$1,740
• Tax est. 1.5%: −$415 /mo · $4,976/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-48

Break-even live

Break-even rent $2,902

Max offer price $324,787

Occupancy floor 97%

Sensitivity live

Price	-10% $181	-5% $67	+0% $-48	+5% $-163	+10% $-277
Rent	-10% $-273	-5% $-160	+0% $-48	+5% $64	+10% $176
Rate	-1.0pp $119	-0.5pp $36	base $-48	+0.5pp $-134	+1.0pp $-222

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: $82,938
• Closing costs: $9,952
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9343 Cannon Beach Dr Parrish, FL	3.0	2.5	1666	$2,095	$1.26	9d	1	0.17mi
9009 Moccasin Wallow Rd Parrish, FL	3.0–4.0	2.0–2.5	1589	$2,604	$1.64	0d	14	0.18mi
8541 Bella Mar Trl Parrish, FL	5.0	3.0	2389	$2,700	$1.13	63d	1	0.20mi
8541 Bella Mar Trl Parrish, FL	5.0	3.0	2389	$2,800	$1.17	87d	1	0.20mi
9324 Bonita Mar Dr Parrish, FL	4.0	2.5	2458	$2,800	$1.14	9d	1	0.21mi
8607 Tropical Aire Ln Parrish, FL	3.0	2.5	1666	$2,050	$1.23	9d	1	0.21mi
8505 Bella Mar Trl Parrish, FL	4.0	2.5	1870	$2,750	$1.47	111d	1	0.22mi
8505 Bella Mar Trl Parrish, FL	4.0	2.5	1870	$2,580	$1.38	5d	1	0.22mi
9305 Bonita Mar Dr Parrish, FL	3.0	2.5	1671	$2,295	$1.37	78d	1	0.23mi
9276 Bonita Mar Dr Parrish, FL	4.0	3.0	2466	$4,250	$1.72	6d	1	0.25mi
9276 Bonita Mar Dr Parrish, FL	4.0	2.5	2458	$2,650	$1.08	7d	1	0.25mi
9276 Bonita Mar Dr Parrish, FL	4.0	2.5	2466	$2,500	$1.01	9d	1	0.25mi
9232 Bonita Mar Dr Parrish, FL	3.0	2.5	2315	$2,595	$1.12	0d	1	0.29mi
9224 Bonita Mar Dr Parrish, FL	3.0	2.5	1799	$2,290	$1.27	119d	1	0.30mi
9207 Bonita Mar Dr Parrish, FL	3.0	2.5	1666	$2,225	$1.34	87d	1	0.33mi
9207 Bonita Mar Dr Parrish, FL	3.0	2.5	1666	$2,050	$1.23	9d	1	0.33mi
9207 Bonita Mar Dr Parrish, FL	3.0	2.5	1666	$2,095	$1.26	7d	1	0.33mi
9432 Bella Mar Trl Parrish, FL	4.0	2.5	2045	$2,699	$1.32	111d	1	0.39mi
8712 Sunset Park Trl S Unit Na Parrish, FL	4.0	2.0	1936	$2,750	$1.42	9d	1	0.43mi
9262 Gulf Haven Dr Palmetto, FL	3.0	2.5	2043	$2,750	$1.35	110d	1	0.57mi
9706 Last Light Gln Parrish, FL	3.0	2.0	1932	$2,475	$1.28	9d	1	0.58mi
7566 Sea Oak Ct Palmetto, FL	3.0	2.5	1807	$2,500	$1.38	81d	1	0.67mi
7562 Sea Oak Ct Palmetto, FL	3.0	2.0	1433	$2,300	$1.61	81d	1	0.68mi
7555 Sea Oak Ct Parrish, FL	3.0	2.0	1433	$2,550	$1.78	2d	1	0.69mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	98d	1	0.80mi
8807 Waxwing Way Parrish, FL	3.0	2.0	1750	$2,500	$1.43	9d	1	0.81mi
10120 Abrazo DR Palmetto, FL	1.0–3.0	1.0–2.5	1122	$2,858	$2.55	0d	24	0.81mi
10013 Daybreak Gln Parrish, FL	3.0	2.0	1501	$2,500	$1.67	65d	1	0.81mi
10225 Daybreak Gln Parrish, FL	4.0	3.0	1978	$2,600	$1.31	98d	1	1.01mi
7122 87th Ln E Palmetto, FL	4.0	2.0	1593	$2,750	$1.73	119d	1	1.06mi
10455 Wet Marsh Cv Parrish, FL	3.0	2.0	1635	$2,650	$1.62	106d	1	1.09mi
10416 High Noon Trl Parrish, FL	3.0	2.0	1412	$2,200	$1.56	65d	1	1.14mi
10507 High Noon Trl Parrish, FL	3.0	2.0	1492	$2,499	$1.67	73d	1	1.16mi
10407 Ladybug Cv Parrish, FL	4.0	3.0	2260	$2,470	$1.09	65d	1	1.17mi
9544 Sandy Bluffs Cir Parrish, FL	5.0	3.0	2557	$2,940	$1.15	87d	1	1.19mi
9552 Sandy Bluffs Cir Parrish, FL	3.0	2.0	1637	$2,350	$1.44	9d	1	1.20mi
8330 Abalone Loop Parrish, FL	3.0	2.5	2473	$2,900	$1.17	111d	1	1.22mi
9581 Sandy Bluffs Cir Parrish, FL	4.0	2.5	2112	$2,450	$1.16	73d	1	1.28mi
8415 Abalone Loop Parrish, FL	4.0	3.0	2207	$2,699	$1.22	73d	1	1.29mi
8423 Abalone Loop Parrish, FL	5.0	3.0	2615	$2,799	$1.07	9d	1	1.29mi

Property features AI

Finance

• Financial info: List price $335,250

Exterior

• Parking: 2 covered garage spaces (total 2 parking spaces)
• Home design: Single-family home (Harrisburg plan)New construction (Spec)
• Exterior features: Located at 8724 Gulf Shore Ter, Parrish FL 34219Living area approximately 1,817

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms (both full)
• Interior features: Spec-built Harrisburg plan

Listing history 13 events

1. 2026-06-17
   days on market $331,750 Active 69 DOM
2. 2026-06-16
   pricedays on market $331,750 Active 68 DOM
3. 2026-06-15
   days on market $331,500 Active 67 DOM
4. 2026-06-13
   pricedays on market $331,500 Active 65 DOM
5. 2026-06-13
   days on market $331,250 Active 64 DOM
6. 2026-06-10
   days on market $331,250 Active 62 DOM
7. 2026-06-09
   days on market $331,250 Active 61 DOM
8. 2026-06-08
   days on market $331,250 Active 60 DOM
9. 2026-06-08
   pricedays on market $331,250 Active 59 DOM
10. 2026-06-03
    days on market $330,750 Active 55 DOM
11. 2026-06-02
    pricedays on market $330,750 Active 54 DOM
12. 2026-06-01
    days on market $335,750 Active 53 DOM
13. 2026-05-31
    days on market $335,750 Active 52 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: $34,094
• − Mortgage interest: −$18,583
• − Property taxes: −$4,976
• − Insurance: −$1,659
• − Repairs & maintenance: −$2,728
• − Management: −$2,728
• − Depreciation: −$9,651
• Taxable loss: −$6,230
• Est. tax savings @ 24.0%: +$1,495
• After-tax cash flow: $918/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $9,085–$27,255 screening

This single-story home features a modern kitchen and bathrooms, well-maintained exterior, and good condition overall. A fresh coat of paint on the exterior siding and replacing window blinds would significantly enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and property value. ↑
• Rental Replace window blinds — Improves energy efficiency and enhances rental appeal. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Virgil Mills Elementary School B+ FL #450/2,144 Nat'l #4,366/41,679 Middle Buffalo Creek Middle School B- FL #180/571 Nat'l #2,482/14,009 High Palmetto High School F FL #456/667 Nat'l #11,621/17,239

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

B Composite livability gradescore 76/100

Livability — Ellenton

• Score: 76/100
• State rank: #232
• US rank: #3666

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Manatee County · 447,342 people
• City population: 33,296
• 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: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $335,250

Exterior

• Parking: 2 covered garage spaces (total 2 parking spaces)
• Home design: Single-family home (Harrisburg plan)New construction (Spec)
• Exterior features: Located at 8724 Gulf Shore Ter, Parrish FL 34219Living area approximately 1,817

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms (both full)
• Interior features: Spec-built Harrisburg plan