8108 Lake View Dr S · Ellenton, FL 34222

$79,900

2 bd · 2.0 ba · 1,144 sqft · SingleFamily · 110 Days on market

55+ age-restricted Built 1985 Good condition $70/sqft · 56% below area

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Why this score? — see what drove the C+ 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 +22.5/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This stunning waterfront Florida home is located in the desirable Colony Cove 55+ community--- Northside. * * * * Resident--Investor-- * * * * Average rental income after lot rent paid--- $500-$900 monthly First person 55 yrs, 2nd person over 45 yrs. The inviting outdoor space has been upgraded with 16 x 29 paved patio and a 10 x 12 pergola-- along with a NEW Saluspa hot tub for 2-4 persons. Relax and watch sunrise/sunsets daily! Tons of wildlife in your back yard! The 2 bedroom 2 bath home plus Florida room has bright and inviting living spaces --an open concept. Large island in kitchen makes a cozy friendly space while preparing meals.

Key facts

• Saluspa hot tub
• Paved patio
• New a/c

Tags

• COLONY COVE COMMUNITY
• UPGRADED OUTDOOR SPACE
• PAVED PATIO
• SALUSPA HOT TUB
• LARGE ISLAND IN KITCHEN
• NEW A/C

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $947 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.5% vs local median 4.9% in Ellenton — 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 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); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 442 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 82d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 35% of the median local income ($64k/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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.37% ✓
• Cap rate: 20.51%
• Cash-on-cash: 50.79%
• DSCR: 3.26
• GRM: 3.5

CMA / ARV

• ARV (median comp): $179,972
• List price: $79,900
• Delta: -55.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3407 Glenda Ln	0.51mi	2/2.0	1,072 (-6%)	22mo	$169,000	$158	48
3436 71st Ave E	0.74mi	2/2.0	1,188 (+4%)	19mo	$250,000	$210	43
3408 Glenda Ln	0.51mi	2/2.0	1,007 (-12%)	17mo	$170,000	$169	42
8211 Gretchen Pl	0.50mi	2/2.0	1,300 (+14%)	23mo	$148,000	$114	35
3306 Evelyn Dr	0.54mi	2/2.0	978 (-14%)	21mo	$174,900	$179	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.6%
• Equity multiple: 3.12×
• Total profit: $47,385
• Equity at exit: $11,913

10-year hold

• IRR: 54.2%
• Equity multiple: 6.32×
• Total profit: $119,028
• Equity at exit: $6,908

Cash invested: $22,372 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $346,500 ($256/sqft)
• Median days on market: 47 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -38.7% vs current asking $/sqft

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

ZIP-level market 34222

• Home prices YoY: -26.9%
• Active inventory: 442
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $947

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,002	-5% $974	+0% $947	+5% $919	+10% $892
Rent	-10% $797	-5% $872	+0% $947	+5% $1,022	+10% $1,097
Rate	-1.0pp $987	-0.5pp $967	base $947	+0.5pp $926	+1.0pp $905

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: $19,975
• Closing costs: $2,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4212 Long Lake Way Ellenton, FL	2.0	2.0	1000	$1,900	$1.90	119d	1	0.03mi
3908 Lemonwood Dr N Ellenton, FL	2.0	2.0	1400	$1,750	$1.25	119d	1	0.20mi
8314 Nancy Ln Ellenton, FL	2.0	2.0	1404	$1,895	$1.35	119d	1	0.37mi
3808 Sunset Dr Ellenton, FL	3.0	2.0	1441	$1,699	$1.18	116d	1	0.38mi
7711 Desoto Dr Ellenton, FL	2.0	2.5	1356	$1,599	$1.18	110d	1	0.43mi
54 Colony Dr N Ellenton, FL	2.0	2.0	1140	$1,495	$1.31	71d	1	0.79mi
54 Colony Dr N Ellenton, FL	2.0	2.0	1140	$1,795	$1.57	81d	1	0.79mi
4103 Rocky Fork Ter Ellenton, FL	3.0	2.0	1313	$1,845	$1.41	0d	1	0.86mi
2711 80th Ave E Ellenton, FL	3.0	2.0	1000	$1,726	$1.73	87d	1	0.90mi
3931 Day Bridge Pl Ellenton, FL	3.0	2.0	1250	$2,025	$1.62	9d	1	0.90mi
5605 78th Ave E Palmetto, FL	3.0	2.0	1415	$2,600	$1.84	63d	1	0.97mi
482 Outer Dr Unit 1 Ellenton, FL	2.0	2.0	1420	$2,200	$1.55	9d	1	1.08mi
482 Outer Dr Unit NA Ellenton, FL	3.0	2.0	1400	$1,600	$1.14	98d	1	1.08mi
6812 Coconut Grove Cir Ellenton, FL	2.0	2.0	1420	$1,750	$1.23	81d	1	1.17mi
205 S Utrecht St Ellenton, FL	3.0	2.0	1460	$1,599	$1.10	0d	1	1.27mi
227 Endhoven St Ellenton, FL	3.0	2.0	1356	$1,499	$1.11	0d	1	1.28mi
9772 50th Street Cir E Parrish, FL	3.0	2.0	1460	$2,100	$1.44	9d	1	1.29mi
9922 52nd St E Parrish, FL	3.0	2.0	1270	$2,250	$1.77	98d	1	1.37mi

Listing history 50 events

1. 2026-09-22
   days on market $79,900 Active 110 DOM
2. 2026-09-21
   days on market $79,900 Active 109 DOM
3. 2026-09-20
   days on market $79,900 Active 108 DOM
4. 2026-09-19
   days on market $79,900 Active 107 DOM
5. 2026-09-18
   days on market $79,900 Active 106 DOM
6. 2026-09-17
   days on market $79,900 Active 105 DOM
7. 2026-09-16
   days on market $79,900 Active 104 DOM
8. 2026-09-15
   days on market $79,900 Active 103 DOM
9. 2026-09-14
   days on market $79,900 Active 102 DOM
10. 2026-09-13
    days on market $79,900 Active 101 DOM
11. 2026-09-12
    days on market $79,900 Active 100 DOM
12. 2026-09-11
    days on market $79,900 Active 99 DOM
13. 2026-09-05
    days on market $79,900 Active 93 DOM
14. 2026-09-04
    days on market $79,900 Active 92 DOM
15. 2026-09-03
    days on market $79,900 Active 91 DOM
16. 2026-08-31
    days on market $79,900 Active 88 DOM
17. 2026-08-30
    days on market $79,900 Active 87 DOM
18. 2026-08-29
    days on market $79,900 Active 86 DOM
19. 2026-08-28
    days on market $79,900 Active 85 DOM
20. 2026-08-27
    days on market $79,900 Active 84 DOM
21. 2026-08-26
    days on market $79,900 Active 83 DOM
22. 2026-08-25
    days on market $79,900 Active 82 DOM
23. 2026-08-24
    days on market $79,900 Active 81 DOM
24. 2026-08-23
    days on market $79,900 Active 80 DOM
25. 2026-08-22
    days on market $79,900 Active 79 DOM
26. 2026-08-21
    days on market $79,900 Active 78 DOM
27. 2026-08-20
    days on market $79,900 Active 77 DOM
28. 2026-08-19
    days on market $79,900 Active 76 DOM
29. 2026-08-18
    days on market $79,900 Active 75 DOM
30. 2026-08-17
    days on market $79,900 Active 74 DOM
31. 2026-08-16
    days on market $79,900 Active 73 DOM
32. 2026-08-15
    days on market $79,900 Active 72 DOM
33. 2026-08-14
    days on market $79,900 Active 71 DOM
34. 2026-08-13
    days on market $79,900 Active 70 DOM
35. 2026-08-12
    days on market $79,900 Active 69 DOM
36. 2026-08-11
    days on market $79,900 Active 68 DOM
37. 2026-08-10
    days on market $79,900 Active 67 DOM
38. 2026-08-09
    days on market $79,900 Active 66 DOM
39. 2026-08-08
    days on market $79,900 Active 65 DOM
40. 2026-08-07
    days on market $79,900 Active 64 DOM
41. 2026-08-06
    days on market $79,900 Active 63 DOM
42. 2026-08-05
    days on market $79,900 Active 62 DOM
43. 2026-08-04
    days on market $79,900 Active 61 DOM
44. 2026-08-03
    days on market $79,900 Active 60 DOM
45. 2026-07-31
    days on market $79,900 Active 57 DOM
46. 2026-07-30
    days on market $79,900 Active 55 DOM
47. 2026-07-28
    days on market $79,900 Active 54 DOM
48. 2026-07-24
    days on market $79,900 Active 50 DOM
49. 2026-07-23
    days on market $79,900 Active 49 DOM
50. 2026-07-22
    days on market $79,900 Active 48 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,769
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$2,324
• Taxable income: $10,728
• Est. tax owed @ 24.0%: −$2,575
• After-tax cash flow: $8,787/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 75/100 Cosmetic rehab Est. rehab $5,720–$17,160 screening

This well-maintained waterfront home in Colony Cove 55+ community is move-in ready with a paved patio, pergola, and new Saluspa hot tub. It offers a great rental opportunity with a beautiful outdoor space and a desirable location.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Patio furniture — Improves outdoor living space and adds value for both resale and rental. ↑

ⓘ 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: 14,819
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 14,819
• Household income: $64,355
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 11% 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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 13% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Vietnamese 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: ▼ -107.75%
• Current HPI: 293.2597
• Rent YoY: —
• 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

Price history

1 event — show timeline

• 2026-06-04 Listed $79,900 ForSaleByOwner.com