2365 Washington Palm Ct · Lakewood Ranch, FL 34212

$299,990

3 bd · 2.5 ba · 1,800 sqft · Townhouse public records · 85 Days on market

Built 2025 Poor condition 2,202 sqft lot Est $353k · 15% under $169/mo HOA · 6% of rent

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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 +19.4/30.0
• ARV discount +14.2/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Schools +4.4/10.0
• Appreciation +4.1/10.0
• Livability +2.5/5.0
• Rent growth +1.6/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

MOVE IN READY - Avery at Palm Grove - Homesite # 13104 Come home to the Avery, a new townhome design by award-winning Neal Communities. This 2-story home includes 3 bedrooms, 2.5 baths and an attached garage. As soon as you enter the front door, you are greeted by the large living room with a well-appointed kitchen and dining space leading out to the covered lanai. A powder room, storage closet on the lanai, and access to the garage are also on the first floor. * * * Photos are of Avery furnished model * * * NOT ACTUAL PHOTOS OF HOME

Key facts

• $169 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Home warranty included; CDDs present; Lease restrictions apply
• Financial info: Other annual assessment listed
• HOA & community: HOA with required approval; Monthly HOA approximately $169.67 (quarterly fee noted as $509); Association covers pool, grounds maintenance, private road, recreational facilities; Community amenities: clubhouse, dog park, fitness center, park, playground, pool, sidewalks, street lights; Pets allowed

Exterior

• Parking: Attached garage, 1 car (12x20)
• Security: Gated community
• Utilities: Public water; Canal/lake irrigation water available; Public sewer; Electricity connected; Sewer connected; Water connected; Underground utilities; Sprinkler with recycled water
• Home design: Residential townhouse; Two levels; North-facing; Completed/new construction
• Construction: Block construction; Shingle roof; Slab foundation; Built by Neal Communities (Avery model)
• Exterior features: Sidewalk; Sliding doors; Pond view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating (heat pump); Central air conditioning
• Interior features: Eat-in kitchen; Open floorplan; Thermostat; Window treatments; Storm windows
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 C — 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 (-3.4%/yr); 479 active listings in the ZIP; 23 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 (-1.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k 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 85 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $281,990 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.02% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $352,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2262 Washington Palm Ct	0.15mi	3/2.5	1,790 (-1%)	1mo	$316,940	$177	92
2272 Washington Palm Ct	0.14mi	3/2.5	1,790 (-1%)	2mo	$362,120	$202	91
2304 Washington Palm Ct	0.08mi	3/2.5	1,790 (-1%)	10mo	$340,270	$190	87
2214 Washington Palm Ct	0.19mi	3/2.5	1,790 (-1%)	8mo	$333,840	$187	84
17713 Crescent Moon Loop	0.65mi	3/2.5	1,758 (-2%)	3mo	$332,000	$189	63
17745 Crescent Moon Loop	0.62mi	3/2.5	1,784 (-1%)	10mo	$362,000	$203	61
17460 Crescent Moon Loop	0.68mi	3/2.5	1,784 (-1%)	8mo	$350,000	$196	60
17436 Crescent Moon Loop	0.68mi	3/2.5	1,673 (-7%)	4mo	$280,000	$167	54
16557 Bergamo Pl	0.37mi	3/2.5	1,553 (-14%)	14mo	$308,220	$198	49
3071 Novara Ln	0.39mi	3/2.5	1,555 (-14%)	12mo	$328,460	$211	48
16514 16514 San Nicola Pl	0.51mi	2/2.5 (-1)	1,629 (-10%)	9mo	$264,440	$162	48
17620 Crescent Moon Loop	0.73mi	3/2.5	1,673 (-7%)	11mo	$350,000	$209	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.82% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.75×
• Total profit: $-20,985
• Equity at exit: $60,786

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-11,568
• Equity at exit: $54,373

Cash invested: $83,997 (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 34212

• Home prices YoY: -0.7%
• Rents YoY: -3.4%
• Active inventory: 479
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,068 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$220 /mo · $2,636/yr
• Insurance: −$125
• HOA: −$169
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $337

Break-even live

Break-even rent $2,642

Max offer price $299,990

Occupancy floor 84%

Sensitivity live

Price	-10% $507	-5% $422	+0% $337	+5% $252	+10% $167
Rent	-10% $95	-5% $216	+0% $337	+5% $458	+10% $579
Rate	-1.0pp $488	-0.5pp $413	base $337	+0.5pp $259	+1.0pp $180

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3379 Hilltop Cir Bradenton, FL	4.0	2.5	2360	$3,100	$1.31	25d	1	0.33mi
3394 Hilltop Cir Bradenton, FL	4.0	2.5	2260	$3,600	$1.59	13d	1	0.36mi
3109 Novara Ln Bradenton, FL	3.0	3.0	1373	$2,500	$1.82	13d	1	0.40mi
2531 Beachcomber Inlet Loop Bradenton, FL	2.0	2.0	1479	$2,745	$1.86	4d	7	0.41mi
16921 Yard Spring Dr Bradenton, FL	4.0	2.5	2260	$3,250	$1.44	25d	1	0.42mi
16929 Yard Spring Dr Bradenton, FL	3.0	2.0	1504	$2,700	$1.80	4d	1	0.42mi
16610 San Nicola Pl Bradenton, FL	2.0	2.5	1268	$1,975	$1.56	25d	1	0.48mi
3263 Alba Cir Bradenton, FL	3.0	2.0	1926	$12,000	$6.23	25d	1	0.53mi
3222 Bitterroot Ln Bradenton, FL	4.0	2.0	1665	$3,000	$1.80	25d	1	0.53mi
17777 Crescent Moon Loop Bradenton, FL	3.0	2.5	1464	$2,300	$1.57	22d	1	0.55mi
17649 Crescent Moon Loop Bradenton, FL	3.0	3.0	1673	$2,749	$1.64	25d	1	0.66mi
17624 Crescent Moon Loop Bradenton, FL	3.0	2.5	1784	$2,950	$1.65	25d	1	0.70mi
16139 Isola Pl Bradenton, FL	2.0	2.0	1678	$4,000	$2.38	17d	1	0.72mi
16126 San Donato Pl Bradenton, FL	3.0	2.0	1926	$5,500	$2.86	25d	1	0.80mi
17707 Gulf Ranch Pl Bradenton, FL	4.0	2.5	2045	$4,800	$2.35	4d	1	0.94mi
4216 Pond Brook Ct Bradenton, FL	4.0	3.0	2419	$4,500	$1.86	15d	1	0.94mi
18143 Wheathouse Pl Bradenton, FL	4.0	2.0	1828	$3,300	$1.81	25d	1	1.01mi
18524 Buckskin Dr Bradenton, FL	3.0	2.5	1464	$2,300	$1.57	25d	1	1.18mi
16037 7th Ave E Bradenton, FL	4.0	2.5	2045	$3,500	$1.71	25d	1	1.25mi
611 160th St E Bradenton, FL	3.0	2.5	2036	$2,600	$1.28	25d	1	1.32mi
2617 Fetlock Run Unit 2617 Bradenton, FL	3.0	2.5	1464	$2,350	$1.61	17d	1	1.34mi
604 160th St E Bradenton, FL	4.0	2.5	2045	$3,200	$1.56	25d	1	1.35mi
14945 Sabiki LOOP Lakewood Ranch, FL	1.0–3.0	1.0–2.0	984	$2,425	$2.46	3d	28	1.39mi

HOA detail

• Monthly dues: $169 · $2,028/yr

Listing history 16 events

1. 2026-06-18
   days on market $299,990 Active 85 DOM
2. 2026-06-17
   days on market $299,990 Active 84 DOM
3. 2026-06-16
   days on market $299,990 Active 83 DOM
4. 2026-06-15
   days on market $299,990 Active 82 DOM
5. 2026-06-13
   days on market $299,990 Active 80 DOM
6. 2026-06-13
   days on market $299,990 Active 79 DOM
7. 2026-06-10
   days on market $299,990 Active 77 DOM
8. 2026-06-09
   days on market $299,990 Active 76 DOM
9. 2026-06-08
   days on market $299,990 Active 75 DOM
10. 2026-06-08
    days on market $299,990 Active 74 DOM
11. 2026-06-03
    days on market $299,990 Active 70 DOM
12. 2026-06-02
    days on market $299,990 Active 69 DOM
13. 2026-06-01
    days on market $299,990 Active 68 DOM
14. 2026-05-31
    days on market $299,990 Active 67 DOM
15. 2026-03-25
    listed $299,990 Active
16. 2026-03-13
    listed $299,990 Active 545-char remark

    Show marketing remark (545 chars)

    MOVE IN READY - Avery at Palm Grove - Homesite # 13104 Come home to the Avery, a new townhome design by award-winning Neal Communities. This 2-story home includes 3 bedrooms, 2.5 baths and an attached garage. As soon as you enter the front door, you are greeted by the large living room with a well-appointed kitchen and dining space leading out to the covered lanai. A powder room, storage closet on the lanai, and access to the garage are also on the first floor. * * * Photos are of Avery furnished model * * * NOT ACTUAL PHOTOS OF HOME

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,636 · $220/mo
• Projected year-2 tax: $2,636 · $220/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $36,819
• − Mortgage interest: −$16,804
• − Property taxes: −$2,636
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,946
• − Management: −$2,946
• − HOA: −$2,028
• − Depreciation: −$8,727
• Taxable loss: −$767
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $4,229/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 · 0 photos

Poor 20/100 Extensive rehab

This townhome requires extensive renovations and repairs to bring it up to current standards, significantly impacting its resale and rental value.

Repairs flagged

• Major Kitchen countertops — The countertops are visibly worn and need replacement.
• Major Bathroom fixtures — The fixtures are outdated and need replacement.
• Major Roof — The roof shows significant damage and discoloration, indicating potential water damage.
• Major Exterior siding — The siding is worn and needs repainting or replacement.
• Major Flooring — The flooring is worn and needs replacement or refinishing.
• Major Interior walls — The walls show signs of discoloration and potential water damage, which need addressing.
• Major Windows — The windows are old and may not be energy-efficient, requiring replacement.
• Major HVAC system — The HVAC system is outdated and may need replacement or upgrade.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen with updated appliances and fixtures will attract more buyers.
• Resale Bathroom renovation — Upgraded bathrooms with modern fixtures and finishes will appeal to potential buyers.
• Resale Roof replacement — A new roof will improve the home's curb appeal and reduce potential maintenance costs.
• Resale Exterior siding and painting — A fresh coat of paint and new siding will enhance the home's curb appeal and value.
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its market value.
• Resale Interior wall repairs and painting — Repairs and fresh paint will address the discoloration and potential water damage, improving the home's condition.
• Resale Window replacement — New energy-efficient windows will improve the home's energy efficiency and curb appeal.
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, attracting more buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · The countertops are visibly worn and need replacement.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are outdated and need replacement.	Major	$15,000–50,000
Roof · The roof shows significant damage and discoloration, indicating potential water damage.	Major	$15,000–50,000
Exterior siding · The siding is worn and needs repainting or replacement.	Major	$15,000–50,000
Flooring · The flooring is worn and needs replacement or refinishing.	Major	$15,000–50,000
Interior walls · The walls show signs of discoloration and potential water damage, which need addressing.	Major	$15,000–50,000
Windows · The windows are old and may not be energy-efficient, requiring replacement.	Major	$15,000–50,000
HVAC system · The HVAC system is outdated and may need replacement or upgrade.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen with updated appliances and fixtures will attract more buyers. ↑
• Resale Bathroom renovation — Upgraded bathrooms with modern fixtures and finishes will appeal to potential buyers. ↑
• Resale Roof replacement — A new roof will improve the home's curb appeal and reduce potential maintenance costs. ↑
• Resale Exterior siding and painting — A fresh coat of paint and new siding will enhance the home's curb appeal and value. ↑
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its market value. ↑
• Resale Interior wall repairs and painting — Repairs and fresh paint will address the discoloration and potential water damage, improving the home's condition. ↑
• Resale Window replacement — New energy-efficient windows will improve the home's energy efficiency and curb appeal. ↑
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, attracting more buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Lakewood Ranch, FL
• County: Manatee County · 416,364 people
• City population: 52,177
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 25,536
• Household income: $125,486
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 383.0

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 10% Two or more races 8% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Vietnamese 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: ▼ -1.82%
• Current HPI: 276.7636
• Rent YoY: ▼ -3.44%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-25 Listed $299,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $299,990 Zillow