914 W Faith Cir · Lakewood Ranch, FL 34212

$285,000

3 bd · 2.0 ba · 1,487 sqft · Condo public records · 168 Days on market

Built 1978 $312/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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Appreciation +4.1/10.0
• 1% rule +3.8/10.0
• DSCR +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0

Listing remarks

Under contract-accepting backup offers. Welcome home! This 1,700 sqft freshly renovated 3 bedroom, 2 bath villa nestled in the 55+ community of Christian Retreat Villas is the perfect place to call your forever home. With fresh appliances, high-end cabinetry, luxury flooring and more, this beautiful property is ready to be lived in for many years to come. It features a large open concept floor plan complete with a sun room for wonderful hosting spaces. The bedrooms are tucked away for maximum privacy, including the primary en suite split from the other bedrooms. This unit does have a shared garage space for additional storage, as well as a private, covered side-entry that leads into the kit

Key facts

• Sun room
• Access to the pool
• Primary en suite

Tags

• LARGE OPEN CONCEPT FLOOR PLAN
• SUN ROOM
• PRIMARY EN SUITE
• PRIVATE COVERED SIDE-ENTRY
• ACCESS TO THE POOL
• BASKETBALL COURTS

Property features AI

Finance

• Other: Unfurnished; Living area approximately 1,700 sq ft (estimated); Building area total 1,781 sq ft (public records)
• Financial info: Total annual fees $3,744; Lease restrictions apply
• HOA & community: Has HOA (Association: Bob Parham); Monthly condo/association fee $312; Association amenities: pool, basketball court; Association fee covers cable TV, internet, grounds maintenance, management, pool, private road; Association approval required; Community features: buyer approval required, community mailbox, deed restrictions, golf carts allowed, pool; Senior community; Pets allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential villa; Single-story; East facing; Completed condition; Zoned PD-MU
• Construction: Block and stucco construction; Tile and other roof types; Slab foundation; Built on 0.2-acre lot; Asphalt road; private maintained road
• Exterior features: Exterior lighting; River access (Manatee River); Minimum wake zone on river

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Open floorplan; Solid surface counters; Solid wood cabinets; Split bedroom layout; Stone counters; Thermostat
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $285k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (11.6% below list).
• Recommended offer: $250k (12.2% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 168 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $285k implies a 280% 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 $250,111 (12.2% 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 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 9.4

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: -16.8%
• Equity multiple: 0.35×
• Total profit: $-51,633
• Equity at exit: $57,749

10-year hold

• IRR: -14.2%
• Equity multiple: 0.05×
• Total profit: $-76,085
• Equity at exit: $51,657

Cash invested: $79,800 (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 34212

• Home prices YoY: -0.7%
• Rents YoY: -3.4%
• Active inventory: 479
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,519 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$263 /mo · $3,150/yr
• Insurance: −$119
• HOA: −$312
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-197

Break-even live

Break-even rent $2,769

Max offer price $250,111

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
923 Hagle Park Rd Unit 925 Bradenton, FL	3.0	2.0	1100	$2,175	$1.98	19d	1	1.19mi
153 Tierra Verde Way Bradenton, FL	4.0	2.0	1846	$2,595	$1.41	3d	1	1.24mi
327 Tierra Verde Way Bradenton, FL	3.0	2.0	1690	$2,340	$1.38	15d	1	1.32mi
405 Gris Sky Ln Bradenton, FL	3.0	2.0	1650	$2,399	$1.45	14d	1	1.39mi

HOA detail condo

• Monthly dues: $312 · $3,744/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-04-06
   price $285,000
2. 2025-12-12
   listed $289,900 Active
3. 2022-11-30
   historical
4. 1999-04-15
   soldstatus $75,000

ⓘ 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: $3,150 · $263/mo
• Projected year-2 tax: $3,150 · $263/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 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $30,233
• − Mortgage interest: −$15,964
• − Property taxes: −$3,150
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,419
• − Management: −$2,419
• − HOA: −$3,744
• − Depreciation: −$8,291
• Taxable loss: −$7,179
• Est. tax savings @ 24.0%: +$1,723
• After-tax cash flow: $-647/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

+280.0% since first listed

4 events — show timeline

• 2026-04-06 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-12 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2022-11-30 Rental Removed — STELLARMLS
• 1999-04-15 Sold (Public Records) $75,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $3,150 · -2.4% YoY. Source: county tax records.