19110 Scallop Loop #104 · Lakewood Ranch, FL 34211

$306,997

2 bd · 2.0 ba · 1,120 sqft · Townhouse · 19 Days on market

Built 2026 Est $280k · 10% over

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Why this score? — see what drove the F 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
• Schools +4.4/10.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• ARV discount +3.2/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This cozy single-story condo features a split floorplan with an open layout among the kitchen, dining room and living room, with sliding doors that extend to the lanai for outdoor activities. Next to the lanai is the luxe owner's suite, while a secondary bedroom is near the foyer-offering privacy for everyone.

Key facts

• Secondary bedroom
• Split floorplan
• Luxe owner's suite

Tags

• SPLIT FLOORPLAN
• OPEN LAYOUT
• SLIDING DOORS
• LUXE OWNER'S SUITE
• SECONDARY BEDROOM

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $313,997

Exterior

• Home design: Spec new construction, Arbor plan
• Construction: Located at 19110 Scallop Loop #104, Bradenton, FL 34211
• Exterior features: Living area 1120

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Virtual tour available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $307k.

Deal economics

• At list price, monthly cash flow is $-46 ($-549/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (14.4% below list).
• Recommended offer: $263k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 F — 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 falling (-5.2%/yr); 1154 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 19 days — a 2% lower offer ($302k) is reasonable based on typical stale-listing flexibility.

Recommended offer $262,767 (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. 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: 0.86% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $280,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19116 Scallop Loop #305	0.00mi	2/2.0	1,120 (0%)	1mo	$280,000	$250	99
19116 Scallop Loop #304	0.00mi	2/2.0	1,120 (0%)	1mo	$270,000	$241	99
19116 Scallop Loop #303	0.00mi	2/2.0	1,120 (0%)	1mo	$289,000	$258	99
19116 Scallop Loop #204	0.00mi	2/2.0	1,120 (0%)	1mo	$280,000	$250	99
19116 Scallop Loop #302	0.00mi	2/2.0	1,154 (+3%)	1mo	$272,000	$236	94
19116 Scallop Loop #207	0.00mi	2/2.0	1,154 (+3%)	1mo	$289,000	$250	94
19116 Scallop Loop #102	0.00mi	2/2.0	1,154 (+3%)	1mo	$285,000	$247	94
19116 Scallop Loop #402	0.24mi	2/2.0	1,154 (+3%)	1mo	$300,000	$260	83
19140 Scallop Loop #204	0.46mi	2/2.0	1,120 (0%)	5mo	$265,000	$237	74
19140 Scallop Loop #405	0.47mi	2/2.0	1,120 (0%)	7mo	$327,098	$292	72
19140 Scallop Loop #205	0.24mi	2/2.0	1,200 (+7%)	7mo	$265,000	$221	71
18923 Scallop Loop #208	0.47mi	3/2.0 (+1)	1,032 (-8%)	1mo	$435,000	$422	60

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: -20.8%
• Equity multiple: 0.30×
• Total profit: $-60,320
• Equity at exit: $45,774

10-year hold

• IRR: -22.9%
• Equity multiple: 0.00×
• Total profit: $-85,875
• Equity at exit: $26,543

Cash invested: $85,959 (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: 1154
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,628 high
• Mortgage (P&I): −$1,610
• Tax est. 1.5%: −$384 /mo · $4,605/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-46

Break-even live

Break-even rent $2,686

Max offer price $300,380

Occupancy floor 97%

Sensitivity live

Price	-10% $166	-5% $60	+0% $-46	+5% $-152	+10% $-258
Rent	-10% $-253	-5% $-150	+0% $-46	+5% $58	+10% $162
Rate	-1.0pp $109	-0.5pp $32	base $-46	+0.5pp $-125	+1.0pp $-206

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: $76,749
• Closing costs: $9,210
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19140 Scallop Loop Unit 308 Bradenton, FL	2.0	2.0	1301	$2,800	$2.15	24d	1	0.03mi
19140 Scallop Loop Unit 102 Bradenton, FL	2.0	2.0	1154	$2,750	$2.38	4d	1	0.03mi
19140 Scallop Loop Unit 401 Bradenton, FL	2.0	2.0	1107	$2,000	$1.81	24d	1	0.03mi
19116 Scallop Loop Unit 203 Bradenton, FL	2.0	2.0	1154	$2,195	$1.90	24d	1	0.04mi
19116 Scallop Loop Unit 403 Bradenton, FL	2.0	2.0	1120	$2,500	$2.23	16d	1	0.04mi
18923 Scallop Loop #205 Bradenton, FL	2.0	2.0	1366	$2,500	$1.83	4d	1	0.21mi
19007 Scallop Loop Unit 204 Bradenton, FL	2.0	2.0	1366	$2,400	$1.76	16d	1	0.22mi
5685 Palmer Cir #105 Bradenton, FL	2.0	2.0	1329	$3,100	$2.33	24d	1	0.88mi
5711 Palmer Cir #206 Bradenton, FL	2.0	2.0	1462	$3,000	$2.05	24d	1	0.93mi
5664 Palmer Cir #202 Bradenton, FL	2.0	2.0	1355	$3,400	$2.51	24d	1	0.94mi
5674 Palmer Cir Bradenton, FL	2.0	2.0	1336	$3,050	$2.28	4d	2	0.94mi
5674 Palmer Cir #203 Bradenton, FL	2.0	2.0	1336	$3,100	$2.32	24d	1	0.94mi
5721 Palmer Cir Bradenton, FL	2.0	2.0	1452	$3,250	$2.24	24d	2	0.96mi
5710 Palmer Cir #201 Bradenton, FL	2.0	2.0	1462	$4,500	$3.08	24d	1	1.00mi
5624 Palmer Cir Bradenton, FL	2.0	2.0	1332	$4,875	$3.66	3d	1	1.04mi
17929 Cherished Loop Bradenton, FL	2.0	2.0	1432	$3,000	$2.09	4d	1	1.12mi
17918 Cherished Loop Bradenton, FL	2.0	2.0	1452	$3,000	$2.07	24d	1	1.15mi
5558 Palmer Cir #106 Bradenton, FL	2.0	2.0	1462	$6,000	$4.10	24d	1	1.21mi
5548 Palmer Cir #103 Bradenton, FL	2.0	2.0	1355	$2,200	$1.62	22d	1	1.22mi
18114 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1310	$2,200	$1.68	2d	3	1.23mi
18114 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1300	$2,300	$1.77	24d	5	1.23mi
5528 Palmer Cir #105 Bradenton, FL	2.0	2.0	1355	$2,000	$1.48	16d	1	1.24mi
18028 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1310	$1,950	$1.49	16d	6	1.25mi
5567 Palmer Cir #104 Bradenton, FL	2.0	2.0	1336	$5,500	$4.12	24d	1	1.27mi
18008 Gawthrop Dr #402 Bradenton, FL	2.0	2.0	1154	$2,500	$2.17	16d	1	1.28mi
5557 Palmer Cir #202 Bradenton, FL	2.0	2.0	1355	$3,500	$2.58	24d	1	1.28mi
17902 Gawthrop Dr Unit 1546175P Bradenton, FL	3.0	2.0	1280	$2,965	$2.32	16d	1	1.31mi
17810 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1453	$2,200	$1.51	20d	2	1.32mi
17902 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1213	$3,500	$2.89	16d	4	1.32mi
5517 Palmer Cir #105 Bradenton, FL	2.0	2.0	1329	$4,000	$3.01	24d	1	1.33mi
5507 Palmer Cir #105 Bradenton, FL	2.0	2.0	1329	$2,750	$2.07	24d	1	1.34mi
17724 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1220	$2,500	$2.05	12d	3	1.37mi
17626 Gawthrop Dr #206 Bradenton, FL	2.0	2.0	1142	$5,500	$4.82	24d	1	1.39mi
17704 Gawthrop Dr Unit 1545826P Bradenton, FL	3.0	2.0	1431	$3,163	$2.21	15d	1	1.39mi
17704 Gawthrop Dr Bradenton, FL	2.0	2.0	1142	$2,375	$2.08	24d	3	1.39mi
17510 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1196	$1,950	$1.63	4d	5	1.43mi
17520 Gawthrop Dr Unit 1 Bradenton, FL	2.0	2.0	1121	$3,000	$2.68	24d	1	1.43mi
17520 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1214	$2,600	$2.14	24d	2	1.44mi

Taxation est. · year 1

• Rental income: $31,532
• − Mortgage interest: −$17,197
• − Property taxes: −$4,605
• − Insurance: −$1,535
• − Repairs & maintenance: −$2,523
• − Management: −$2,523
• − Depreciation: −$8,931
• Taxable loss: −$5,780
• Est. tax savings @ 24.0%: +$1,387
• After-tax cash flow: $839/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): 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