8817 Clear View St · Ellenton, FL 34219

$312,000

3 bd · 2.0 ba · 1,504 sqft · Land · 89 Days on market

Built 2026 5,917 sqft lot $100/mo HOA · 4% 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 +11.0/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This all-concrete block constructed, one-story, two-car garage home optimizes living space with an open concept kitchen situated between the living area and dining room. The kitchen, which overlooks the living area comes with all appliances, including a refrigerator, built-in dishwasher, electric range, and microwave. The living area includes Luxury Vinyl Plank (LVP). Bedroom 1, located at the back of the home for privacy, houses Bathroom 1. Two additional bedrooms share a second bathroom. The laundry room comes equipped with included washer and dryer.

Key facts

• Private bar
• Swim-up lagoon bar
• Splash pad

Tags

• CRYSTAL-CLEAR LAGOON
• PRIVATE BAR
• SWIM-UP LAGOON BAR
• SPLASH PAD
• WATER OBSTACLE COURSE
• SUPERSLIDE

Property features AI

Finance

• Other: Community features: community mailbox, golf carts allowed
• Financial info: Other annual assessment: $3,058; Lease restrictions apply
• HOA & community: Rye Crossing Community Association, Inc (monthly HOA $100); HOA fees include pool, internet, recreational facilities; Community amenities: pool, fitness center, tennis courts, pickleball courts, basketball court, recreation facilities, gated community, maintenance; Pets allowed; Association approval required

Exterior

• Parking: Attached 2-car garage (20 x 20) with garage door opener; Driveway
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; New construction (projected completion June 19, 2026); One story; North-facing
• Construction: Concrete construction; Shingle roof; Slab foundation; Builder: D R Horton; Builder model: ALLEX; Under construction
• Exterior features: Covered patio/porch; Hurricane shutters; Irrigation equipment

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High ceilings; Thermostat; Blinds; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $312k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (13.7% below list).
• Recommended offer: $269k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Ellenton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Barbara A Harvey Elementary School (math 74% / reading 59%, grade B+, #473 of 2,144 statewide, top 23%, 1,069 students, 33% 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 33% FRL vs 51% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 15 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 89 days — a 6% lower offer ($293k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $269,184 (13.7% 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 89 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.24×
• Total profit: $-66,599
• Equity at exit: $46,520

10-year hold

• IRR: -28.3%
• Equity multiple: -0.13×
• Total profit: $-98,695
• Equity at exit: $26,976

Cash invested: $87,360 (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: $2,692 high
• Mortgage (P&I): −$1,636
• Tax est. 1.5%: −$390 /mo · $4,680/yr
• Insurance: −$130
• HOA: −$100
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-130

Break-even live

Break-even rent $2,856

Max offer price $293,245

Occupancy floor 100%

Sensitivity live

Price	-10% $86	-5% $-22	+0% $-130	+5% $-237	+10% $-345
Rent	-10% $-342	-5% $-236	+0% $-130	+5% $-23	+10% $83
Rate	-1.0pp $28	-0.5pp $-50	base $-130	+0.5pp $-210	+1.0pp $-293

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: $78,000
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9432 Bella Mar Trl Parrish, FL	4.0	2.5	2045	$2,699	$1.32	17d	1	0.14mi
8505 Bella Mar Trl Parrish, FL	4.0	2.5	1870	$2,750	$1.47	17d	1	0.24mi
9009 Moccasin Wallow Rd Parrish, FL	3.0–4.0	2.5	1581	$2,056	$1.30	2d	32	0.31mi
9224 Bonita Mar Dr Parrish, FL	3.0	2.5	1799	$2,290	$1.27	24d	1	0.49mi
9207 Bonita Mar Dr Parrish, FL	3.0	2.5	1666	$2,275	$1.37	24d	1	0.52mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	4d	1	0.66mi
9262 Gulf Haven Dr Palmetto, FL	3.0	2.5	2043	$2,750	$1.35	15d	1	0.75mi
10225 Daybreak Gln Parrish, FL	4.0	3.0	1978	$2,600	$1.31	4d	1	0.80mi
7566 Sea Oak Ct Palmetto, FL	3.0	2.5	1807	$2,700	$1.49	22d	1	0.83mi
7562 Sea Oak Ct Palmetto, FL	3.0	2.0	1433	$2,400	$1.67	22d	1	0.83mi
10416 High Noon Trl Parrish, FL	3.0	2.0	1412	$2,400	$1.70	4d	1	0.98mi
10455 Wet Marsh Cv Parrish, FL	3.0	2.0	1635	$2,650	$1.62	11d	1	1.04mi
10120 Abrazo DR Palmetto, FL	1.0–3.0	1.0–2.5	1122	$2,675	$2.38	3d	24	1.11mi
7122 87th Ln E Palmetto, FL	4.0	2.0	1593	$2,750	$1.73	24d	1	1.11mi
10504 Spring Tide Way Palmetto, FL	2.0	2.0	1533	$2,500	$1.63	4d	1	1.20mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: electric

Listing history 24 events

1. 2026-06-01
   statusdays on market $312,000 Pending 89 DOM
2. 2026-05-31
   days on market $312,000 Active 88 DOM
3. 2026-05-21
   price $314,000 558-char remark

   Show marketing remark (558 chars)

   This all-concrete block constructed, one-story, two-car garage home optimizes living space with an open concept kitchen situated between the living area and dining room. The kitchen, which overlooks the living area comes with all appliances, including a refrigerator, built-in dishwasher, electric range, and microwave. The living area includes Luxury Vinyl Plank (LVP). Bedroom 1, located at the back of the home for privacy, houses Bathroom 1. Two additional bedrooms share a second bathroom. The laundry room comes equipped with included washer and dryer.

4. 2026-05-20
   price $314,000
5. 2026-05-14
   price $317,000 558-char remark

   Show marketing remark (558 chars)

   This all-concrete block constructed, one-story, two-car garage home optimizes living space with an open concept kitchen situated between the living area and dining room. The kitchen, which overlooks the living area comes with all appliances, including a refrigerator, built-in dishwasher, electric range, and microwave. The living area includes Luxury Vinyl Plank (LVP). Bedroom 1, located at the back of the home for privacy, houses Bathroom 1. Two additional bedrooms share a second bathroom. The laundry room comes equipped with included washer and dryer.

6. 2026-05-13
   price $317,000
7. 2026-05-06
   price $319,000

   Show marketing remark (558 chars)

   This all-concrete block constructed, one-story, two-car garage home optimizes living space with an open concept kitchen situated between the living area and dining room. The kitchen, which overlooks the living area comes with all appliances, including a refrigerator, built-in dishwasher, electric range, and microwave. The living area includes Luxury Vinyl Plank (LVP). Bedroom 1, located at the back of the home for privacy, houses Bathroom 1. Two additional bedrooms share a second bathroom. The laundry room comes equipped with included washer and dryer.

8. 2026-05-06
   price $319,000 558-char remark

   Show marketing remark (558 chars)

   This all-concrete block constructed, one-story, two-car garage home optimizes living space with an open concept kitchen situated between the living area and dining room. The kitchen, which overlooks the living area comes with all appliances, including a refrigerator, built-in dishwasher, electric range, and microwave. The living area includes Luxury Vinyl Plank (LVP). Bedroom 1, located at the back of the home for privacy, houses Bathroom 1. Two additional bedrooms share a second bathroom. The laundry room comes equipped with included washer and dryer.

9. 2026-05-01
   price $321,000 558-char remark

   Show marketing remark (558 chars)

   This all-concrete block constructed, one-story, two-car garage home optimizes living space with an open concept kitchen situated between the living area and dining room. The kitchen, which overlooks the living area comes with all appliances, including a refrigerator, built-in dishwasher, electric range, and microwave. The living area includes Luxury Vinyl Plank (LVP). Bedroom 1, located at the back of the home for privacy, houses Bathroom 1. Two additional bedrooms share a second bathroom. The laundry room comes equipped with included washer and dryer.

10. 2026-04-30
    price $321,000
11. 2026-04-23
    price $322,000 558-char remark

    Show marketing remark (558 chars)

    This all-concrete block constructed, one-story, two-car garage home optimizes living space with an open concept kitchen situated between the living area and dining room. The kitchen, which overlooks the living area comes with all appliances, including a refrigerator, built-in dishwasher, electric range, and microwave. The living area includes Luxury Vinyl Plank (LVP). Bedroom 1, located at the back of the home for privacy, houses Bathroom 1. Two additional bedrooms share a second bathroom. The laundry room comes equipped with included washer and dryer.

12. 2026-04-22
    price $322,000
13. 2026-04-15
    price $324,000 558-char remark

    Show marketing remark (558 chars)

    This all-concrete block constructed, one-story, two-car garage home optimizes living space with an open concept kitchen situated between the living area and dining room. The kitchen, which overlooks the living area comes with all appliances, including a refrigerator, built-in dishwasher, electric range, and microwave. The living area includes Luxury Vinyl Plank (LVP). Bedroom 1, located at the back of the home for privacy, houses Bathroom 1. Two additional bedrooms share a second bathroom. The laundry room comes equipped with included washer and dryer.

14. 2026-04-15
    price $324,000

    Show marketing remark (558 chars)

    This all-concrete block constructed, one-story, two-car garage home optimizes living space with an open concept kitchen situated between the living area and dining room. The kitchen, which overlooks the living area comes with all appliances, including a refrigerator, built-in dishwasher, electric range, and microwave. The living area includes Luxury Vinyl Plank (LVP). Bedroom 1, located at the back of the home for privacy, houses Bathroom 1. Two additional bedrooms share a second bathroom. The laundry room comes equipped with included washer and dryer.

15. 2026-04-09
    price $339,000
16. 2026-04-03
    price $342,000 558-char remark

    Show marketing remark (558 chars)

    This all-concrete block constructed, one-story, two-car garage home optimizes living space with an open concept kitchen situated between the living area and dining room. The kitchen, which overlooks the living area comes with all appliances, including a refrigerator, built-in dishwasher, electric range, and microwave. The living area includes Luxury Vinyl Plank (LVP). Bedroom 1, located at the back of the home for privacy, houses Bathroom 1. Two additional bedrooms share a second bathroom. The laundry room comes equipped with included washer and dryer.

17. 2026-04-02
    price $342,000
18. 2026-03-26
    price $344,000 558-char remark

    Show marketing remark (558 chars)

    This all-concrete block constructed, one-story, two-car garage home optimizes living space with an open concept kitchen situated between the living area and dining room. The kitchen, which overlooks the living area comes with all appliances, including a refrigerator, built-in dishwasher, electric range, and microwave. The living area includes Luxury Vinyl Plank (LVP). Bedroom 1, located at the back of the home for privacy, houses Bathroom 1. Two additional bedrooms share a second bathroom. The laundry room comes equipped with included washer and dryer.

19. 2026-03-25
    price $344,000
20. 2026-03-13
    price $345,250
21. 2026-03-11
    price $345,250 558-char remark

    Show marketing remark (558 chars)

    This all-concrete block constructed, one-story, two-car garage home optimizes living space with an open concept kitchen situated between the living area and dining room. The kitchen, which overlooks the living area comes with all appliances, including a refrigerator, built-in dishwasher, electric range, and microwave. The living area includes Luxury Vinyl Plank (LVP). Bedroom 1, located at the back of the home for privacy, houses Bathroom 1. Two additional bedrooms share a second bathroom. The laundry room comes equipped with included washer and dryer.

22. 2026-03-05
    listed $357,250 Active 558-char remark

    Show marketing remark (558 chars)

    This all-concrete block constructed, one-story, two-car garage home optimizes living space with an open concept kitchen situated between the living area and dining room. The kitchen, which overlooks the living area comes with all appliances, including a refrigerator, built-in dishwasher, electric range, and microwave. The living area includes Luxury Vinyl Plank (LVP). Bedroom 1, located at the back of the home for privacy, houses Bathroom 1. Two additional bedrooms share a second bathroom. The laundry room comes equipped with included washer and dryer.

23. 2026-03-04
    listed $357,250 Active
24. 2025-10-22
    soldstatus $3,486,000

ⓘ 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: $32,302
• − Mortgage interest: −$17,477
• − Property taxes: −$4,680
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,584
• − Management: −$2,584
• − HOA: −$1,200
• − Depreciation: −$9,076
• Taxable loss: −$6,859
• Est. tax savings @ 24.0%: +$1,646
• After-tax cash flow: $91/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: 33,319
• 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

-91.0% since first listed

22 events — show timeline

• 2026-05-21 Price Changed $314,000 Zillow
• 2026-05-20 Price Changed $314,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $317,000 Zillow
• 2026-05-13 Price Changed $317,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $319,000 Zillow
• 2026-05-01 Price Changed $321,000 Zillow
• 2026-04-30 Price Changed $321,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $322,000 Zillow
• 2026-04-22 Price Changed $322,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $324,000 Zillow
• 2026-04-15 Price Changed $324,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $339,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $342,000 Zillow
• 2026-04-02 Price Changed $342,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $344,000 Zillow
• 2026-03-25 Price Changed $344,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $345,250 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $345,250 Zillow
• 2026-03-05 Listed $357,250 Zillow
• 2026-03-04 Listed $357,250 Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Sold (Public Records) $3,486,000 Public Records