73 Whipporwill Ct · Ellenton, FL 34222

$235,000

2 bd · 2.0 ba · 1,350 sqft · Manufactured public records · 134 Days on market

Built 1996 4,922 sqft lot Est $230k · at est. $246/mo HOA · 12% 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 +13.4/30.0
• ARV discount +6.4/15.0
• Schools +4.4/10.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 2bd/2ba home situated on a premier corner lot in the 55+ community of Ridgewood Oaks. Fully landscaped with tropical flowers and hedge that are enclosed by decorative concrete edging all around the home. Huge 42’ x 12 covered carport with room for many cars or could be enclosed to create a garage. Extra side concrete drive for a golf cart. There is a large workshop that also holds the home’s water heater. The lanai is 28’ by 10’ with newer windows and features sliding glass doors into the living room and the kitchen areas. Inside the home, there is new laminate flooring throughout all rooms and the extra wide (5’) hallway that goes from the

Key facts

• Covered carport
• Large workshop
• Corner lot

Tags

• CORNER LOT
• DECORATIVE CONCRETE EDGING
• COVERED CARPORT
• EXTRA SIDE CONCRETE DRIVE
• LARGE WORKSHOP
• NEW LAMINATE FLOORING

Property features AI

Finance

• Other: Quarterly condo/quarterly fees referenced (monthly condo fee equivalent noted as $211; condo fees quarterly $634) -- community fee structure includes multiple periodic fees
• Financial info: Lease restrictions apply
• HOA & community: Part of Ridgewood HOA; association approval required; Quarterly association fee (approximately $104); Monthly HOA component listed as $34.67; Association amenities include clubhouse, gated entry, pool, spa/hot tub, tennis, pickleball and shuffleboard courts, recreation facilities, cable TV and internet; HOA fees cover 24-hour guard, cable TV, internet, grounds maintenance, pool, private road, recreational facilities, common area taxes, escrow reserves and trash; Senior community with buyer approval required; Pets allowed with restrictions (cats and dogs OK, breed restrictions, number limit, max pet weight ~25 lbs)

Exterior

• Parking: Carport with 1 space
• Security: Guarded 24-hour community (via HOA benefits)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Underground utilities
• Home design: Manufactured home (double wide); One story; North-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Awnings; Rain gutters; Concrete road access; Private maintained road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Window treatments; Double-pane windows
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $4 ($42/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (10.6% below list).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.5% 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: Blackburn Elementary School (math 62% / reading 42%, grade C-, #990 of 2,144 statewide, top 48%, 551 students, 78% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 185 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 39% 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 $2k of loan paydown is wiped out by about $7k 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 134 days — a 12% lower offer ($207k) 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.
• Current owner paid $115k; list at $235k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.89% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $229,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Spoonbill Ln	0.15mi	2/2.0	1,352 (+0%)	2mo	$140,000	$104	91
51 Partridge Ave	0.14mi	2/2.0	1,318 (-2%)	2mo	$233,000	$177	88
137 Osprey Cir	0.27mi	2/2.0	1,352 (+0%)	3mo	$190,000	$141	85
158 Nightingale Cir	0.16mi	2/2.0	1,287 (-5%)	2mo	$185,000	$144	84
159 Osprey Cir Unit na	0.15mi	2/2.0	1,296 (-4%)	4mo	$181,000	$140	83
99 Meadow Cir	0.27mi	2/2.0	1,404 (+4%)	4mo	$120,000	$85	78
20 Wood Owl Ave	0.22mi	2/2.0	1,176 (-13%)	4mo	$200,000	$170	65
3449 71st Ave E	0.59mi	2/2.0	1,404 (+4%)	1mo	$268,000	$191	65
3432 71st Ave E	0.57mi	2/2.0	1,296 (-4%)	4mo	$230,000	$177	63
3522 70th Ave E	0.56mi	2/2.0	1,266 (-6%)	4mo	$245,000	$194	60
3607 70th Ave E	0.62mi	2/2.0	1,434 (+6%)	2mo	$275,000	$192	59
3445 71st Ave E	0.58mi	2/2.0	1,485 (+10%)	4mo	$240,000	$162	53

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-37,804
• Equity at exit: $35,039

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-32,420
• Equity at exit: $20,319

Cash invested: $65,800 (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 34222

• Home prices YoY: -26.9%
• Active inventory: 185
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$98
• HOA: −$246
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $4

Break-even live

Break-even rent $2,096

Max offer price $235,000

Occupancy floor 95%

Sensitivity live

Price	-10% $137	-5% $70	+0% $4	+5% $-63	+10% $-129
Rent	-10% $-162	-5% $-79	+0% $4	+5% $87	+10% $169
Rate	-1.0pp $122	-0.5pp $63	base $4	+0.5pp $-57	+1.0pp $-119

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2710 59th Dr E Ellenton, FL	1.0–3.0	1.0–2.0	1149	$2,234	$1.94	5d	37	0.41mi
3119 61st Dr E Ellenton, FL	3.0	2.0	1662	$2,550	$1.53	5d	1	0.43mi
5942 Factory Shops Blvd Ellenton, FL	1.0–3.0	1.0–2.0	953	$2,362	$2.48	3d	67	0.49mi
3931 Day Bridge Pl Ellenton, FL	3.0	2.0	1250	$2,295	$1.84	5d	1	0.75mi
482 Outer Dr Unit NA Ellenton, FL	3.0	2.0	1400	$1,600	$1.14	5d	1	0.82mi
2711 80th Ave E Ellenton, FL	3.0	2.0	1000	$1,836	$1.84	5d	1	0.87mi
3808 Sunset Dr Ellenton, FL	3.0	2.0	1441	$1,699	$1.18	23d	1	0.92mi
7711 Desoto Dr Ellenton, FL	2.0	2.5	1356	$1,599	$1.18	16d	1	0.94mi
8314 Nancy Ln Ellenton, FL	2.0	2.0	1404	$1,895	$1.35	25d	1	1.17mi
4180 Yardly Dr Palmetto, FL	1.0–3.0	1.0–2.0	1021	$2,498	$2.45	5d	15	1.20mi
4212 Long Lake Way Ellenton, FL	2.0	2.0	1000	$1,900	$1.90	25d	1	1.30mi
3908 Lemonwood Dr N Ellenton, FL	2.0	2.0	1400	$1,750	$1.25	25d	1	1.30mi
1143 Riverscape St Unit A Bradenton, FL	3.0	2.0	1748	$6,500	$3.72	16d	1	1.36mi
4648 Lindever Ln Palmetto, FL	3.0	2.0	1498	$2,289	$1.53	5d	1	1.42mi

HOA detail

• Monthly dues: $246 · $2,952/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-22
   days on market $235,000 Active 134 DOM
2. 2026-06-18
   days on market $235,000 Active 131 DOM
3. 2026-06-17
   days on market $235,000 Active 130 DOM
4. 2026-06-16
   days on market $235,000 Active 129 DOM
5. 2026-06-15
   days on market $235,000 Active 128 DOM
6. 2026-06-13
   days on market $235,000 Active 126 DOM
7. 2026-06-13
   days on market $235,000 Active 125 DOM
8. 2026-06-10
   days on market $235,000 Active 123 DOM
9. 2026-06-09
   days on market $235,000 Active 122 DOM
10. 2026-06-08
    days on market $235,000 Active 121 DOM
11. 2026-06-08
    days on market $235,000 Active 120 DOM
12. 2026-06-03
    days on market $235,000 Active 116 DOM
13. 2026-06-02
    days on market $235,000 Active 115 DOM
14. 2026-06-01
    days on market $235,000 Active 114 DOM
15. 2026-05-31
    days on market $235,000 Active 113 DOM
16. 2026-04-03
    status Active
17. 2025-07-25
    status Pending
18. 2025-05-31
    listed $235,000 Active
19. 2013-12-13
    soldstatus $115,000
20. 2011-06-09
    soldstatus $50,000
21. 2001-10-04
    soldstatus $89,000
22. 1989-05-02
    soldstatus $17,900
23. 1985-07-01
    soldstatus $1,000,000

ⓘ 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: $955 · $80/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$996/yr (+$83/mo · 104.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $25,206
• − Mortgage interest: −$13,164
• − Property taxes: −$955
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$2,952
• − Depreciation: −$6,836
• Taxable loss: −$3,909
• Est. tax savings @ 24.0%: +$938
• After-tax cash flow: $981/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 — 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 · 416,364 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: 313.0

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 (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%

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

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

-76.5% since first listed

8 events — show timeline

• 2026-04-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-31 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2013-12-13 Sold (Public Records) $115,000 Public Records
• 2011-06-09 Sold (Public Records) $50,000 Public Records
• 2001-10-04 Sold (Public Records) $89,000 Public Records
• 1989-05-02 Sold (Public Records) $17,900 Public Records
• 1985-07-01 Sold (Public Records) $1,000,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $955 · +7.2% YoY. Source: county tax records.