8831 White Sage Loop #8831 · Lakewood Ranch, FL 34202

$217,000

3 bd · 2.5 ba · 1,388 sqft · Condo public records · 10 Days on market

Built 2007 $590/mo HOA · 25% 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 +8.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• 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 +2.2/10.0

Listing remarks MLS

This is the one - get ready to be "wowed"! Beautifully appointed 3 bedroom, 2.5 bath, end unit, turn-key furnished townhome in very desirable Lakewood Ranch. Light and bright, this townhome is ready for a new owner. On a peaceful/quiet/wooded preserve, this home has been meticulously maintained and extremely lightly lived in. Excellent utilization of space in this great room floor plan(great room wired with surround sound). Tastefully done blinds/window coverings, upgraded fans/lighting and nice designer touches throughout. Beautifully upgraded, eat-in kitchen with classy/dark wood cabinets and stainless appliances. Brand new carpeting was installed in May 2015 and the entire interior was repainted in 2014. Double balconies, one off of the kitchen and one outside of the master, both over looking mature trees/woods. Large garage that will allow for two cars to be parked inside as well as plenty of storage. This truly is a home that you will walk into and fall in love with. Nothing needs to be done as it is move in ready. You will see, attention to detail has been paid to every aspect of this property. Low maintenance dues include basic cable, water/sewer and the community pool. Gated community & location, location, location. Willowbrook is close to everything: I-75, Restaurants, Theatres, Dining, Shopping, The Airport and World Famous Beaches. This home has it all and is a must see!

Key facts

• $590 HOA
• Garage
• Built 2007

Property features AI

Finance

• Other: Unfurnished unit; Located in-county
• Financial info: Total annual condo fees approximately $7,080; Lease restrictions apply
• HOA & community: Willowbrook Condominium Association (monthly fee $590); HOA covers cable TV, internet, sewer, trash and water; Association approval required; Deed restrictions; Pets allowed (maximum weight 35 lbs)

Exterior

• Parking: Attached 1-car garage (approx. 20 x 10); Driveway
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet / broadband available; Trash service
• Home design: Residential condominium; Two stories; Entry on first floor; Faces northwest
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as part of building number 8831
• Exterior features: Covered patio; Patio; Trees and landscaped grounds; Sidewalks; Paved roads

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Solid surface counters; Thermostat
• Laundry & utility: Inside laundry on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $217k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (14.0% below list).
• Meets the 1% rule at list price ($2k rent vs $217k).
• Recommended offer: $187k (14.0% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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 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); Braden River Middle School (math 54% / reading 47%, grade C, #246 of 571 statewide, top 44%, 810 students, 58% 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 34% FRL vs 51% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.5%/yr); 507 active listings in the ZIP; 33 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).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $2k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 25% 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 $186,711 (14.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.10% ✓
• Cap rate: 5.14%
• Cash-on-cash: -4.13%
• DSCR: 0.82
• GRM: 7.6

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: -15.4%
• Equity multiple: 0.37×
• Total profit: $-38,186
• Equity at exit: $50,319

10-year hold

• IRR: -13.0%
• Equity multiple: 0.01×
• Total profit: $-60,062
• Equity at exit: $51,100

Cash invested: $60,760 (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: 507
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,380 high
• Mortgage (P&I): −$1,138
• Tax est. 1.5%: −$271 /mo · $3,255/yr
• Insurance: −$90
• HOA: −$590
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-209

Break-even live

Break-even rent $2,645

Max offer price $186,711

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-134	+0% $-209	+5% $-284	+10% $-359
Rent	-10% $-397	-5% $-303	+0% $-209	+5% $-115	+10% $-21
Rate	-1.0pp $-100	-0.5pp $-154	base $-209	+0.5pp $-266	+1.0pp $-323

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: $54,250
• Closing costs: $6,510
• Reserves months: —
• Total cash needed: —

Rent comps 33 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	13d	1	0.01mi
8808 White Sage Loop Lakewood Ranch, FL	2.0	2.5	1092	$2,300	$2.11	25d	1	0.02mi
8828 White Sage Loop Lakewood Ranch, FL	2.0	2.5	1092	$1,975	$1.81	5d	1	0.03mi
7350 Black Walnut Way Lakewood Ranch, FL	2.0	2.5	1064	$1,995	$1.88	25d	1	0.07mi
8858 White Sage Loop Lakewood Ranch, FL	2.0	2.5	1064	$1,900	$1.79	5d	1	0.09mi
7341 Black Walnut Way Lakewood Ranch, FL	2.0	2.5	1100	$2,300	$2.09	25d	1	0.09mi
7411 Vista Way #203 Bradenton, FL	2.0	2.0	1080	$1,800	$1.67	25d	1	0.26mi
7417 Vista Way #105 Bradenton, FL	3.0	2.0	1224	$1,775	$1.45	25d	1	0.26mi
7405 Vista Way Bradenton, FL	3.0	2.0	1324	$2,000	$1.51	25d	1	0.29mi
8911 Manor Loop #205 Lakewood Ranch, FL	3.0	2.0	1490	$1,950	$1.31	23d	1	0.34mi
7428 Vista Way #105 Bradenton, FL	3.0	2.0	1224	$1,900	$1.55	25d	1	0.36mi
8917 Manor Loop #205 Lakewood Ranch, FL	2.0	2.0	1080	$2,150	$1.99	25d	1	0.38mi
8926 Manor Loop Lakewood Ranch, FL	2.0–3.0	2.0	1165	$2,700	$2.32	25d	2	0.45mi
8926 Manor Loop #201 Lakewood Ranch, FL	3.0	2.0	1250	$2,700	$2.16	16d	1	0.45mi
8932 Manor Loop #205 Lakewood Ranch, FL	2.0	2.0	1080	$1,900	$1.76	25d	1	0.46mi
8925 77th Ter E Lakewood Ranch, FL	1.0–2.0	1.0–2.0	1049	$4,200	$4.00	18d	67	0.59mi
7654 Plantation Cir Bradenton, FL	2.0	2.5	1156	$2,150	$1.86	18d	1	1.02mi
7710 Lake Vista Ct Lakewood Ranch, FL	2.0–3.0	2.0–2.5	1762	$2,950	$1.67	25d	1	1.05mi
6642 Tailfeather Way Unit Available Bradenton, FL	3.0	2.0	1800	$2,500	$1.39	25d	1	1.08mi
6437 Brook Village Cv Bradenton, FL	1.0–3.0	1.0–2.0	1134	$2,325	$2.05	4d	13	1.11mi
7755 Plantation Cir Bradenton, FL	3.0	2.5	1282	$2,600	$2.03	25d	1	1.11mi
8100 Natures Way Lakewood Ranch, FL	1.0–3.0	1.0–2.0	1091	$2,288	$2.10	3d	19	1.16mi
6759 Hickory Hammock Cir Bradenton, FL	2.0	2.0	1817	$2,300	$1.27	4d	1	1.25mi
6759 Hickory Hammock Cir Bradenton, FL	3.0	2.0	1817	$2,750	$1.51	25d	1	1.25mi
7279 Cedar Hollow Cir Unit Available Bradenton, FL	2.0	2.0	1352	$3,500	$2.59	25d	1	1.28mi
7138 Cedar Hollow Cir Bradenton, FL	2.0	2.0	1406	$2,000	$1.42	18d	1	1.29mi
7224 Cedar Hollow Cir Bradenton, FL	2.0	2.0	1406	$2,200	$1.56	25d	1	1.35mi
10520 Boardwalk Loop #302 Bradenton, FL	2.0	2.0	1400	$4,750	$3.39	25d	1	1.36mi
6372 Rookery Cir Bradenton, FL	3.0	2.0	1856	$4,300	$2.32	25d	1	1.40mi
8240 Lakewood Ranch Blvd Bradenton, FL	1.0–3.0	1.0–2.0	1021	$2,334	$2.29	5d	18	1.43mi
6718 Virginia Xing University Park, FL	3.0	2.0	1721	$5,250	$3.05	25d	1	1.43mi
8110 Misty Wood Ave Bradenton, FL	1.0–3.0	1.0–2.0	1086	$2,280	$2.10	4d	18	1.44mi
8111 Lakewood Main St #305 Lakewood Ranch, FL	2.0	2.0	1384	$3,500	$2.53	25d	1	1.44mi

HOA detail condo

• Monthly dues: $590 · $7,080/yr
• Likely covers: watersewercablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-14
   status Pending
2. 2026-05-04
   listed $217,000 Active
3. 2025-05-07
   historical
4. 2025-05-06
   listed $235,000
5. 2024-03-05
   soldstatus $335,000
6. 2015-07-23
   soldstatus $170,000
7. 2015-07-17
   soldstatus $170,000 Sold 1422-char remark

   Show marketing remark (1422 chars)

   This is the one - get ready to be "wowed"! Beautifully appointed 3 bedroom, 2.5 bath, end unit, turn-key furnished townhome in very desirable Lakewood Ranch. Light and bright, this townhome is ready for a new owner. On a peaceful/quiet/wooded preserve, this home has been meticulously maintained and extremely lightly lived in. Excellent utilization of space in this great room floor plan(great room wired with surround sound). Tastefully done blinds/window coverings, upgraded fans/lighting and nice designer touches throughout. Beautifully upgraded, eat-in kitchen with classy/dark wood cabinets and stainless appliances. Brand new carpeting was installed in May 2015 and the entire interior was repainted in 2014. Double balconies, one off of the kitchen and one outside of the master, both over looking mature trees/woods. Large garage that will allow for two cars to be parked inside as well as plenty of storage. This truly is a home that you will walk into and fall in love with. Nothing needs to be done as it is move in ready. You will see, attention to detail has been paid to every aspect of this property. Low maintenance dues include basic cable, water/sewer and the community pool. Gated community & location, location, location. Willowbrook is close to everything: I-75, Restaurants, Theatres, Dining, Shopping, The Airport and World Famous Beaches. This home has it all and is a must see!

8. 2015-06-26
   status Pending 1422-char remark

   Show marketing remark (1422 chars)

   This is the one - get ready to be "wowed"! Beautifully appointed 3 bedroom, 2.5 bath, end unit, turn-key furnished townhome in very desirable Lakewood Ranch. Light and bright, this townhome is ready for a new owner. On a peaceful/quiet/wooded preserve, this home has been meticulously maintained and extremely lightly lived in. Excellent utilization of space in this great room floor plan(great room wired with surround sound). Tastefully done blinds/window coverings, upgraded fans/lighting and nice designer touches throughout. Beautifully upgraded, eat-in kitchen with classy/dark wood cabinets and stainless appliances. Brand new carpeting was installed in May 2015 and the entire interior was repainted in 2014. Double balconies, one off of the kitchen and one outside of the master, both over looking mature trees/woods. Large garage that will allow for two cars to be parked inside as well as plenty of storage. This truly is a home that you will walk into and fall in love with. Nothing needs to be done as it is move in ready. You will see, attention to detail has been paid to every aspect of this property. Low maintenance dues include basic cable, water/sewer and the community pool. Gated community & location, location, location. Willowbrook is close to everything: I-75, Restaurants, Theatres, Dining, Shopping, The Airport and World Famous Beaches. This home has it all and is a must see!

9. 2015-06-14
   historical Active with Contract 1422-char remark

   Show marketing remark (1422 chars)

   This is the one - get ready to be "wowed"! Beautifully appointed 3 bedroom, 2.5 bath, end unit, turn-key furnished townhome in very desirable Lakewood Ranch. Light and bright, this townhome is ready for a new owner. On a peaceful/quiet/wooded preserve, this home has been meticulously maintained and extremely lightly lived in. Excellent utilization of space in this great room floor plan(great room wired with surround sound). Tastefully done blinds/window coverings, upgraded fans/lighting and nice designer touches throughout. Beautifully upgraded, eat-in kitchen with classy/dark wood cabinets and stainless appliances. Brand new carpeting was installed in May 2015 and the entire interior was repainted in 2014. Double balconies, one off of the kitchen and one outside of the master, both over looking mature trees/woods. Large garage that will allow for two cars to be parked inside as well as plenty of storage. This truly is a home that you will walk into and fall in love with. Nothing needs to be done as it is move in ready. You will see, attention to detail has been paid to every aspect of this property. Low maintenance dues include basic cable, water/sewer and the community pool. Gated community & location, location, location. Willowbrook is close to everything: I-75, Restaurants, Theatres, Dining, Shopping, The Airport and World Famous Beaches. This home has it all and is a must see!

10. 2015-05-21
    listed $189,000 Active 1422-char remark

    Show marketing remark (1422 chars)

    This is the one - get ready to be "wowed"! Beautifully appointed 3 bedroom, 2.5 bath, end unit, turn-key furnished townhome in very desirable Lakewood Ranch. Light and bright, this townhome is ready for a new owner. On a peaceful/quiet/wooded preserve, this home has been meticulously maintained and extremely lightly lived in. Excellent utilization of space in this great room floor plan(great room wired with surround sound). Tastefully done blinds/window coverings, upgraded fans/lighting and nice designer touches throughout. Beautifully upgraded, eat-in kitchen with classy/dark wood cabinets and stainless appliances. Brand new carpeting was installed in May 2015 and the entire interior was repainted in 2014. Double balconies, one off of the kitchen and one outside of the master, both over looking mature trees/woods. Large garage that will allow for two cars to be parked inside as well as plenty of storage. This truly is a home that you will walk into and fall in love with. Nothing needs to be done as it is move in ready. You will see, attention to detail has been paid to every aspect of this property. Low maintenance dues include basic cable, water/sewer and the community pool. Gated community & location, location, location. Willowbrook is close to everything: I-75, Restaurants, Theatres, Dining, Shopping, The Airport and World Famous Beaches. This home has it all and is a must see!

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

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: $28,562
• − Mortgage interest: −$12,155
• − Property taxes: −$3,255
• − Insurance: −$1,085
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − HOA: −$7,080
• − Depreciation: −$6,313
• Taxable loss: −$5,896
• Est. tax savings @ 24.0%: +$1,415
• After-tax cash flow: $-1,097/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

+14.8% since first listed

10 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Listed $217,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-06 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-05 Sold (Public Records) $335,000 Public Records
• 2015-07-23 Sold (Public Records) $170,000 Public Records
• 2015-07-17 Sold (MLS) $170,000 Stellar MLS as Distributed by MLS Grid
• 2015-06-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-06-14 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-05-21 Listed $189,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-14.3%/yr

Latest (2025): $139 · -96.3% YoY. Source: county tax records.