8323 Eagle Isles Pl · Lakewood Ranch, FL 34212

$329,000

2 bd · 2.0 ba · 1,665 sqft · MultiFamily public records · 4 Days on market

Built 2004 4,791 sqft lot $370/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 +9.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Schools +4.4/10.0
• Appreciation +4.1/10.0
• DSCR +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Under contract-accepting backup offers. Welcome to effortless Florida living in the highly sought after Heritage Harbor where lifestyle, convenience, and comfort come together beautifully. This charming maintenance free 2-bedroom, 2-bath villa offers the privacy you’ve been looking for. No need to worry about neighbors above you or on both sides of you. Step outside and get ready to be WOW’d with this water view. You can sit outside on your lanai and create memories. Comes with a coveted two-car garage. Inside, the layout is thoughtfully designed to provide both functionality and flexibility. You’ll find a bright and inviting living room and a breakfast dining nook area. I

Key facts

• Relaxing spa
• Pickleball courts
• Tennis courts

Tags

• WATER VIEW
• LANAI
• GREAT ROOM
• RELAXING SPA
• TENNIS COURTS
• PICKLEBALL COURTS

Property features AI

Finance

• Other: Homestead exempt; CDD present
• Financial info: Lease restrictions apply; Other annual assessment approximately $701
• HOA & community: Homeowners association (Fairway Green/Casey Management; Heritage Harbour); Monthly HOA approximately $255; Quarterly association fees (one listed at $765, another at $70); Association approval required; Association fee includes pest control; Community amenities: clubhouse, dog park, golf, playground, pool, tennis courts, fitness center, pickleball courts, park, spa/hot tub, street lights, gated

Exterior

• Parking: Driveway; Attached 2-car garage with garage door opener
• Security: Gated community; Security system (owned); Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Underground utilities
• Home design: Residential villa; One story; South-facing
• Construction: Block and stucco construction; Tile roof; Slab foundation; Built on a 0.11-acre lot; Landscaped with trees
• Exterior features: Hurricane shutters; Sliding doors; Lakefront location with lake view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Open floorplan; Solid surface counters; Split bedroom floorplan; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Inside laundry; Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $329k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $313k (4.9% below list).
• Recommended offer: $291k (11.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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.
• Market conditions: Rents falling (-3.4%/yr); 479 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $6k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 22y 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.
• Current owner paid $219k; list at $329k implies a 50% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,496 (11.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.95% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.7%
• Equity multiple: 0.36×
• Total profit: $-59,153
• Equity at exit: $66,664

10-year hold

• IRR: -14.4%
• Equity multiple: 0.04×
• Total profit: $-88,245
• Equity at exit: $59,632

Cash invested: $92,120 (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: 8.8×

Monthly cashflow live

• Estimated rent: $3,129 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$452 /mo · $5,426/yr
• Insurance: −$137
• HOA: −$370
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $-212

Break-even live

Break-even rent $3,398

Max offer price $291,496

Occupancy floor —

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Golden Harbour Trl Bradenton, FL	3.0	2.0	2204	$3,700	$1.68	3d	1	0.40mi
115 River Enclave Ct Bradenton, FL	3.0	2.0	2074	$6,900	$3.33	3d	1	0.40mi
135 River Enclave Ct Bradenton, FL	3.0	2.0	2062	$1,950	$0.95	3d	1	0.44mi
8820 Heritage Sound Dr Bradenton, FL	3.0	2.0	2036	$5,000	$2.46	23d	1	0.50mi
7287 Ketch Pl Bradenton, FL	3.0	2.5	1968	$2,295	$1.17	15d	1	0.64mi
339 River Enclave Ct Bradenton, FL	3.0	2.0	2074	$6,900	$3.33	23d	1	0.64mi
7276 Ketch Pl Bradenton, FL	3.0	2.5	1986	$2,050	$1.03	11d	1	0.65mi
803 Fairwaycove Ln Bradenton, FL	2.0	2.0	1165	$1,835	$1.58	3d	2	0.68mi
120 Watercolor WAY Bradenton, FL	1.0–3.0	1.0–2.0	1121	$2,286	$2.04	3d	41	0.74mi
10016 Rembrandt Way #101 Bradenton, FL	3.0	2.0	1962	$4,250	$2.17	23d	1	0.75mi
819 Fairwaycove Ln Bradenton, FL	2.0	2.0	1165	$1,950	$1.67	15d	2	0.76mi
905 Fairwaycove Ln #205 Bradenton, FL	2.0	2.0	1104	$4,000	$3.62	14d	1	0.80mi
9454 Discovery Ter Unit 101A Bradenton, FL	3.0	2.0	1666	$5,000	$3.00	23d	1	0.80mi
8312 Grand Estuary Trl #104 Bradenton, FL	3.0	2.0	1786	$3,200	$1.79	23d	1	0.81mi
416 Winding Brook Ln #102 Bradenton, FL	3.0	2.0	2108	$3,000	$1.42	23d	1	0.86mi
7312 River Hammock Dr #103 Bradenton, FL	3.0	2.0	2099	$4,000	$1.91	23d	1	0.88mi
8309 Grand Estuary Trl Bradenton, FL	2.0	2.0	1185	$3,375	$2.85	15d	2	0.88mi
8403 Grand Estuary Trl Bradenton, FL	2.0	2.0	1138	$2,900	$2.55	23d	2	0.88mi
8205 Grand Estuary Trl Bradenton, FL	2.0	2.0	1121	$2,125	$1.90	15d	2	0.88mi
8105 Grand Estuary Trl Bradenton, FL	2.0	2.0	1138	$2,875	$2.53	3d	3	0.89mi
424 Winding Brook Ln #104 Bradenton, FL	3.0	2.0	1786	$2,995	$1.68	15d	1	0.90mi
7911 Grand Estuary Trl Bradenton, FL	2.0	2.0	1156	$3,500	$3.03	23d	2	0.90mi
7607 Grand Estuary Trl Bradenton, FL	2.0	2.0	1226	$2,900	$2.37	23d	2	0.91mi
7803 Grand Estuary Trl Bradenton, FL	2.0	2.0	1371	$2,650	$1.93	23d	2	0.91mi
7705 Grand Estuary Trl Bradenton, FL	2.0	2.0	1175	$1,975	$1.68	15d	2	0.92mi
7305 River Hammock Dr #206 Bradenton, FL	2.0	2.0	1661	$2,600	$1.57	23d	1	0.93mi
9027 Stone Harbour Loop Bradenton, FL	2.0	2.0	1328	$2,400	$1.81	23d	1	0.94mi
9411 Discovery Ter Unit 102B Bradenton, FL	3.0	2.0	1254	$2,900	$2.31	23d	1	0.97mi
7124 Grand Estuary Trl #104 Bradenton, FL	3.0	2.0	1786	$2,500	$1.40	23d	1	0.99mi
7225 River Hammock Dr #202 Bradenton, FL	2.0	2.0	1561	$1,749	$1.12	3d	1	0.99mi
7015 Grand Estuary Trl #103 Bradenton, FL	3.0	2.0	2108	$2,500	$1.19	15d	1	1.00mi
7112 Grand Estuary Trl #103 Bradenton, FL	3.0	2.0	2108	$3,200	$1.52	23d	1	1.00mi
9712 Sea Turtle Ter #102 Bradenton, FL	2.0	2.0	1254	$2,500	$1.99	23d	1	1.00mi
360 Cape Harbour Loop #105 Bradenton, FL	3.0	2.5	1429	$2,200	$1.54	23d	1	1.02mi
9720 Sea Turtle Ter #201 Bradenton, FL	3.0	2.0	1388	$3,495	$2.52	23d	1	1.03mi
7008 Grand Estuary Trl #104 Bradenton, FL	3.0	2.0	1786	$2,800	$1.57	23d	1	1.04mi
208 Cape Harbour Loop #101 Bradenton, FL	3.0	2.5	1200	$2,000	$1.67	23d	1	1.05mi
311 Cape Harbour Loop #103 Bradenton, FL	2.0	2.5	1429	$1,850	$1.29	14d	1	1.08mi
6911 Grand Estuary Trl #102 Bradenton, FL	3.0	2.0	2108	$6,500	$3.08	23d	1	1.09mi
7121 River Hammock Dr Bradenton, FL	2.0	2.0	1176	$2,248	$1.91	23d	2	1.10mi

HOA detail

• Monthly dues: $370 · $4,440/yr
• Likely covers: water

Listing history 19 events

1. 2026-04-10
   status Pending
2. 2026-04-06
   listed $329,000 Active
3. 2025-05-19
   historical
4. 2025-02-20
   listed $325,000 Active
5. 2018-06-12
   soldstatus $219,000
6. 2008-04-19
   historical
7. 2008-04-19
   historical
8. 2007-11-26
   listed $215,000
9. 2007-11-26
   listed $215,000
10. 2006-03-01
    historical
11. 2006-03-01
    historical
12. 2006-01-07
    listed $350,000
13. 2005-11-15
    listed $350,000
14. 2005-11-04
    listed $350,000
15. 2005-10-07
    listed $385,000
16. 2005-08-07
    listed $375,000
17. 2004-10-11
    soldstatus $255,385
18. 2004-07-21
    listed $248,386
19. 2004-04-06
    soldstatus $939,300

ⓘ 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: $5,426 · $452/mo
• Projected year-2 tax: $5,426 · $452/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $37,554
• − Mortgage interest: −$18,429
• − Property taxes: −$5,426
• − Insurance: −$1,645
• − Repairs & maintenance: −$3,004
• − Management: −$3,004
• − HOA: −$4,440
• − Depreciation: −$9,571
• Taxable loss: −$7,966
• Est. tax savings @ 24.0%: +$1,912
• After-tax cash flow: $-636/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): 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

-65.0% since first listed

19 events — show timeline

• 2026-04-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Listed $329,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-20 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-12 Sold (Public Records) $219,000 Public Records
• 2008-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-11-26 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2007-11-26 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-03-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-01-07 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-15 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-04 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2005-10-07 Listed $385,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-07 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2004-10-11 Sold (MLS) $255,385 Stellar MLS as Distributed by MLS Grid
• 2004-07-21 Listed $248,386 Stellar MLS as Distributed by MLS Grid
• 2004-04-06 Sold (Public Records) $939,300 Public Records

Property tax history

+5.7%/yr

Latest (2024): $5,426 · +57.1% YoY. Source: county tax records.