17859 Wheat Stack Ct · Lakewood Ranch, FL 34219

$339,000

4 bd · 2.0 ba · 1,560 sqft · SingleFamily · 62 Days on market

Built 2026 Excellent condition 6,250 sqft lot $44/mo HOA · 2% 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 +11.9/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• 1% rule +3.6/10.0
• DSCR +3.5/10.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Cameron is a floor plan designed with both comfort and functionality in mind. Featuring 4 bedrooms and 2 bathrooms, this home offers plenty of space for families of all sizes. The Cameron is a floor plan designed with both comfort and functionality in mind. Featuring 4 bedrooms and 2 bathrooms, this home offers plenty of space for families of all sizes. The open-concept layout connects the kitchen, dining, and living areas, creating a welcoming space that's perfect for entertaining guests or spending quality time together. The primary suite, located at the rear of the home, provides a private retreat with its own bathroom and walk-in closet, while three additional bedrooms add flexibility for family, guests, or a home office.

Key facts

• 6,250 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Home warranty included
• Financial info: Other annual assessment: $1,415; Total annual fees (reported): $528; Total monthly fees (reported): $44; Lease restrictions apply
• HOA & community: Has HOA (Access Management); Monthly HOA $44 (Quarterly association fee $132); Association approval required; HOA amenities include pool, recreational facilities, tennis courts, basketball court, pickleball courts, and fitness center; Community mailbox; Golf carts allowed; Pets allowed

Exterior

• Parking: Attached garage; 20 x 20 garage; 1 garage space; Driveway; Garage door opener
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water available
• Home design: Single-family residence; Under construction (projected completion July 24, 2026); One story; East-facing; New construction; Builder: D R Horton (Model: CAMERON)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Builder license CBC039052; Permit CO-BLD2602-0688; Built as new construction
• Exterior features: Covered patio/porch; Hurricane shutters; Exterior lighting; Sliding doors; Trees and landscaped yard; Pond view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Thermostat; Blinds; Double-pane windows; Fire alarm; Smoke detectors; Bonus room
• Laundry & utility: Washer; Dryer; Laundry closet; Separate laundry room; Irrigation equipment

🏗️ New construction. The $339,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $340,080.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $339k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (13.8% below list).
• Recommended offer: $292k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Gene Witt Elementary School (math 84% / reading 82%, grade A+, #65 of 2,144 statewide, top 3%, 689 students, 24% FRL); Parrish Community High School (math 47% / reading 57%, grade D+, #160 of 667 statewide, top 25%, 2,017 students, 32% FRL) — zoned schools average 28% FRL vs 51% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 52% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Manatee average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 31% of the median local income ($114k/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 $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 62 days — a 6% lower offer ($319k) 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 $292,106 (13.8% 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 62 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $340,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17909 Wheat Stack Ct	0.21mi	4/2.0	1,498 (-4%)	1mo	$329,000	$220	83
17921 Wheat Stack Ct	0.21mi	4/2.0	1,498 (-4%)	1mo	$339,000	$226	83
17435 Whiskey Creek Trl	0.32mi	4/2.0	1,665 (+7%)	2mo	$334,000	$201	72
17431 Whiskey Creek Trl	0.33mi	4/2.0	1,665 (+7%)	3mo	$362,610	$218	71
17415 Whiskey Creek Trl	0.36mi	3/2.0 (-1)	1,504 (-4%)	3mo	$315,560	$210	70
17933 Wheat Stack Ct	0.21mi	5/2.0 (+1)	1,708 (+10%)	1mo	$365,000	$214	69
1468 Orchardgrass Cir	0.33mi	3/2.0 (-1)	1,672 (+7%)	3mo	$347,000	$208	65
17929 Wheat Stack Ct	0.21mi	3/2.0 (-1)	1,328 (-15%)	0mo	$314,000	$236	60
1622 Love Grass Ter	0.74mi	3/2.0 (-1)	1,564 (+0%)	0mo	$287,000	$184	60
17917 Wheat Stack Ct	0.21mi	3/2.0 (-1)	1,328 (-15%)	1mo	$314,000	$236	60
17947 Wheat Stack Ct	0.21mi	3/2.0 (-1)	1,328 (-15%)	2mo	$329,000	$248	59
1626 Love Grass Ter	0.75mi	3/2.0 (-1)	1,564 (+0%)	2mo	$309,000	$198	58

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: -21.6%
• Equity multiple: 0.27×
• Total profit: $-69,111
• Equity at exit: $50,707

10-year hold

• IRR: -24.9%
• Equity multiple: -0.05×
• Total profit: $-100,075
• Equity at exit: $29,404

Cash invested: $95,222 (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 34219

• Home prices YoY: -23.7%
• Rents YoY: -0.9%
• Active inventory: 2170
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,921 medium
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,101/yr
• Insurance: −$142
• HOA: −$44
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-87

Break-even live

Break-even rent $3,031

Max offer price $327,552

Occupancy floor 98%

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: $85,020
• Closing costs: $10,202
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16823 Destrehen Ct Parrish, FL	3.0	2.0	1744	$2,490	$1.43	3d	1	0.92mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 20 events

1. 2026-06-18
   days on market $339,000 Active 62 DOM
2. 2026-06-17
   days on market $339,000 Active 61 DOM
3. 2026-06-16
   days on market $339,000 Active 60 DOM
4. 2026-06-15
   days on market $339,000 Active 59 DOM
5. 2026-06-13
   days on market $339,000 Active 57 DOM
6. 2026-06-13
   days on market $339,000 Active 56 DOM
7. 2026-06-10
   days on market $339,000 Active 54 DOM
8. 2026-06-09
   days on market $339,000 Active 53 DOM
9. 2026-06-08
   days on market $339,000 Active 52 DOM
10. 2026-06-08
    pricedays on market $339,000 Active 51 DOM
11. 2026-06-03
    days on market $341,990 Active 47 DOM
12. 2026-06-02
    days on market $341,990 Active 46 DOM
13. 2026-06-01
    days on market $341,990 Active 45 DOM
14. 2026-05-31
    days on market $341,990 Active 44 DOM
15. 2026-05-06
    price $341,990

    Show marketing remark (739 chars)

    The Cameron is a floor plan designed with both comfort and functionality in mind. Featuring 4 bedrooms and 2 bathrooms, this home offers plenty of space for families of all sizes. The Cameron is a floor plan designed with both comfort and functionality in mind. Featuring 4 bedrooms and 2 bathrooms, this home offers plenty of space for families of all sizes. The open-concept layout connects the kitchen, dining, and living areas, creating a welcoming space that's perfect for entertaining guests or spending quality time together. The primary suite, located at the rear of the home, provides a private retreat with its own bathroom and walk-in closet, while three additional bedrooms add flexibility for family, guests, or a home office.

16. 2026-05-06
    price $341,990 739-char remark

    Show marketing remark (739 chars)

    The Cameron is a floor plan designed with both comfort and functionality in mind. Featuring 4 bedrooms and 2 bathrooms, this home offers plenty of space for families of all sizes. The Cameron is a floor plan designed with both comfort and functionality in mind. Featuring 4 bedrooms and 2 bathrooms, this home offers plenty of space for families of all sizes. The open-concept layout connects the kitchen, dining, and living areas, creating a welcoming space that's perfect for entertaining guests or spending quality time together. The primary suite, located at the rear of the home, provides a private retreat with its own bathroom and walk-in closet, while three additional bedrooms add flexibility for family, guests, or a home office.

17. 2026-04-22
    price $342,000 739-char remark

    Show marketing remark (739 chars)

    The Cameron is a floor plan designed with both comfort and functionality in mind. Featuring 4 bedrooms and 2 bathrooms, this home offers plenty of space for families of all sizes. The Cameron is a floor plan designed with both comfort and functionality in mind. Featuring 4 bedrooms and 2 bathrooms, this home offers plenty of space for families of all sizes. The open-concept layout connects the kitchen, dining, and living areas, creating a welcoming space that's perfect for entertaining guests or spending quality time together. The primary suite, located at the rear of the home, provides a private retreat with its own bathroom and walk-in closet, while three additional bedrooms add flexibility for family, guests, or a home office.

18. 2026-04-21
    price $342,000
19. 2026-04-18
    listed $344,000 Active 739-char remark

    Show marketing remark (739 chars)

    The Cameron is a floor plan designed with both comfort and functionality in mind. Featuring 4 bedrooms and 2 bathrooms, this home offers plenty of space for families of all sizes. The Cameron is a floor plan designed with both comfort and functionality in mind. Featuring 4 bedrooms and 2 bathrooms, this home offers plenty of space for families of all sizes. The open-concept layout connects the kitchen, dining, and living areas, creating a welcoming space that's perfect for entertaining guests or spending quality time together. The primary suite, located at the rear of the home, provides a private retreat with its own bathroom and walk-in closet, while three additional bedrooms add flexibility for family, guests, or a home office.

20. 2026-04-17
    listed $344,000 Active

ⓘ 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: $35,053
• − Mortgage interest: −$19,050
• − Property taxes: −$5,101
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,804
• − Management: −$2,804
• − HOA: −$528
• − Depreciation: −$9,893
• Taxable loss: −$6,828
• Est. tax savings @ 24.0%: +$1,639
• After-tax cash flow: $600/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

Excellent 100/100 None rehab

This home is in excellent condition with a modern design and well-maintained exterior. It offers a great value for both resale and rental markets with minimal updates needed to maximize its potential.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can improve the kitchen's functionality and appeal to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can improve the kitchen's functionality and appeal to potential buyers/tenants. ↑

ⓘ 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

• County: Manatee County · 416,364 people
• City population: 14,819
• 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: 219.0

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 (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%

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

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

-0.6% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $341,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $341,990 Zillow
• 2026-04-22 Price Changed $342,000 Zillow
• 2026-04-21 Price Changed $342,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Listed $344,000 Zillow
• 2026-04-17 Listed $344,000 Stellar MLS as Distributed by MLS Grid