1212 8th St W · Palmetto, FL 34221

$230,000

3 bd · 1.5 ba · 1,117 sqft · SingleFamily public records · 104 Days on market

Built 1950 10,881 sqft lot Est $271k · 15% under

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Why this score? — see what drove the C- 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 +14.9/30.0
• ARV discount +14.4/15.0
• DSCR +4.5/10.0
• 1% rule +4.4/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Come see this charming home in Palmetto Terrace that combines timeless appeal with modern conveniences. This home has 3 cozy bedrooms and 1.5 bathrooms, an updated kitchen with stainless steel appliances and eat-in kitchen. This home also has in-home laundry providing added convenience. This home also features a sunroom overlooking the backyard perfect to enjoy a book, coffee, or to retreat for a tranquil evening. The oversized yard includes a firepit and multiple sheds for storage and has great potential to transform into your own oasis. The home features SOLAR PANELS that will be paid off at closing!! This home is just a short distance to dining and

Key facts

• Multiple sheds
• Firepit
• Oversized yard

Tags

• UPDATED KITCHEN
• IN-HOME LAUNDRY
• SUNROOM OVERLOOKING BACKYARD
• OVERSIZED YARD
• FIREPIT
• MULTIPLE SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $66 ($792/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 $216k (6.3% below list).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 2.0% in Palmetto — 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 72/100 on livability (#346 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, 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: Palmetto Elementary School (math 53% / reading 34%, grade F, #1,345 of 2,144 statewide, top 64%, 570 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.
• Zoned-school proficiency averages 36% at this address vs 52% district-wide (-16 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-3.0%/yr); 1170 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/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 104 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 6y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $271,431
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 8th St W	0.00mi	3/1.5	1,117 (0%)	0mo	$225,000	$201	100
1206 8th St W	0.03mi	3/2.0	1,188 (+6%)	7mo	$257,500	$217	80
705 14th Ave W	0.15mi	2/1.0 (-1)	1,173 (+5%)	1mo	$285,000	$243	76
609 15th Ave W	0.25mi	2/1.0 (-1)	1,056 (-6%)	2mo	$325,000	$308	71
1201 6th St W	0.20mi	2/2.0 (-1)	1,257 (+12%)	1mo	$280,000	$223	62
508 18th Ave W	0.47mi	3/1.0	1,213 (+9%)	4mo	$335,000	$276	58
1814 7th St W	0.50mi	2/1.0 (-1)	1,070 (-4%)	6mo	$275,000	$257	57
808 4th Ave W	0.74mi	3/1.0	1,080 (-3%)	2mo	$227,000	$210	56
1215 20th Ave W	0.73mi	3/2.0	1,100 (-2%)	7mo	$299,000	$272	55
2002 10th St W	0.64mi	2/1.0 (-1)	1,056 (-6%)	8mo	$258,000	$244	47
707 13th St W	0.61mi	3/1.0	984 (-12%)	9mo	$200,000	$203	42
417 20th Ave W	0.69mi	2/1.0 (-1)	1,245 (+12%)	10mo	$297,000	$239	33

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: -17.8%
• Equity multiple: 0.39×
• Total profit: $-39,321
• Equity at exit: $34,294

10-year hold

• IRR: -17.4%
• Equity multiple: 0.18×
• Total profit: $-52,988
• Equity at exit: $19,886

Cash invested: $64,400 (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 34221

• Rents YoY: -3.0%
• Active inventory: 1170
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$335 /mo · $4,017/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $66

Break-even live

Break-even rent $2,072

Max offer price $230,000

Occupancy floor 92%

Sensitivity live

Price	-10% $196	-5% $131	+0% $66	+5% $1	+10% $-64
Rent	-10% $-104	-5% $-19	+0% $66	+5% $151	+10% $236
Rate	-1.0pp $182	-0.5pp $125	base $66	+0.5pp $6	+1.0pp $-54

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 15th Ave W Palmetto, FL	3.0	1.0	1250	$1,699	$1.36	3d	1	0.30mi
507 10th Ave W Palmetto, FL	2.0	1.0	737	$1,495	$2.03	18d	1	0.31mi
626 9th Ave W Palmetto, FL	3.0	2.0	1200	$2,200	$1.83	25d	1	0.33mi
1229 11th Ave W Palmetto, FL	3.0	1.0	1072	$1,800	$1.68	3d	1	0.39mi
1715 9th St W Palmetto, FL	2.0	2.0	1104	$2,000	$1.81	25d	1	0.45mi
1000 Riverside Dr Unit B103 Palmetto, FL	2.0	2.0	1435	$1,895	$1.32	25d	1	0.46mi
1213 15th St W Palmetto, FL	2.0	1.0	1000	$1,800	$1.80	25d	1	0.52mi
1901 6th St W Palmetto, FL	2.0	2.0	1360	$2,200	$1.62	5d	1	0.60mi
501 11th St W Palmetto, FL	2.0	1.0	850	$1,340	$1.58	3d	1	0.64mi
1809 5th Ave W Palmetto, FL	3.0	1.0	962	$1,895	$1.97	25d	1	1.03mi
2225 14th Ave W Unit 204 Palmetto, FL	2.0	2.0	1120	$1,795	$1.60	25d	1	1.08mi
2225 14th Ave W Palmetto, FL	2.0	2.0	1120	$1,895	$1.69	25d	1	1.08mi
105 Del Rio Dr Palmetto, FL	2.0	1.0	872	$1,600	$1.83	18d	1	1.17mi
2320 Terra Ceia Bay Blvd #211 Palmetto, FL	2.0	2.0	978	$2,500	$2.56	25d	1	1.18mi
1514 Fairway Oaks Dr Palmetto, FL	3.0	2.0	1461	$1,540	$1.05	12d	1	1.24mi
1600 1st Ave W Unit 206A Bradenton, FL	2.0	2.0	1221	$2,000	$1.64	16d	1	1.33mi
1910 3rd Ave E Palmetto, FL	4.0	2.0	1214	$2,600	$2.14	25d	1	1.34mi
1650 1st Ave W Unit 507B Bradenton, FL	2.0	2.0	1269	$2,300	$1.81	25d	1	1.35mi
1213 31st Ave W Palmetto, FL	2.0	1.5	880	$1,475	$1.68	25d	1	1.36mi
2602 Edgewater Ct Palmetto, FL	2.0	2.0	1253	$4,000	$3.19	25d	1	1.40mi
1400 1st Ave W #504 Bradenton, FL	2.0	2.0	1280	$2,295	$1.79	25d	1	1.41mi
2625 Terra Ceia Bay Blvd #401 Palmetto, FL	2.0	2.0	1349	$3,495	$2.59	25d	1	1.42mi
2625 Terra Ceia Bay Blvd #802 Palmetto, FL	2.0	2.0	1148	$2,395	$2.09	25d	1	1.42mi
900 9th Ave E Unit 180 Palmetto, FL	2.0	2.0	1000	$1,650	$1.65	18d	1	1.46mi
2725 Terra Ceia Bay Blvd #201 Palmetto, FL	3.0	2.0	1486	$2,200	$1.48	4d	1	1.50mi
2725 Terra Ceia Bay Blvd #102 Palmetto, FL	2.0	2.0	1256	$2,200	$1.75	18d	1	1.50mi

Listing history 39 events

1. 2026-04-25
   status Pending
2. 2026-04-02
   price $230,000
3. 2026-03-04
   price $245,000
4. 2026-02-07
   status Active
5. 2026-02-07
   price $255,000
6. 2026-02-04
   status Pending
7. 2026-01-07
   listed $259,900 Active
8. 2025-01-01
   historical $1,950
9. 2024-12-23
   listed $1,950
10. 2024-12-21
    historical
11. 2024-11-15
    price $269,900
12. 2024-11-11
    price $274,900
13. 2024-10-27
    price $279,900
14. 2024-10-03
    status Active
15. 2024-10-03
    historical
16. 2024-09-21
    listed $289,900 Active
17. 2024-09-20
    historical
18. 2024-09-18
    status Active
19. 2024-07-26
    status Pending
20. 2024-07-17
    price $289,900
21. 2024-07-02
    price $293,900
22. 2024-07-01
    status Active
23. 2024-06-18
    status Pending
24. 2024-05-19
    listed $294,900 Active
25. 2021-06-03
    soldstatus $205,000
26. 2021-06-02
    soldstatus $205,000 Closed
27. 2021-04-27
    status Pending
28. 2021-04-19
    listed $198,000 Active
29. 2020-04-09
    historical
30. 2020-04-03
    price $144,000
31. 2020-03-30
    price $145,000
32. 2020-03-30
    status Active
33. 2020-03-25
    status Pending
34. 2020-03-18
    price $148,000
35. 2020-03-11
    listed $149,000 Active
36. 2020-01-10
    soldstatus $70,000
37. 2006-02-22
    soldstatus $145,000
38. 1995-04-18
    soldstatus $40,000
39. 1983-09-01
    soldstatus $23,500

ⓘ 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: $4,017 · $335/mo
• Projected year-2 tax: $4,017 · $335/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 5/10 Major FEMA zone X (unshaded) · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,864
• − Mortgage interest: −$12,884
• − Property taxes: −$4,017
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − Depreciation: −$6,691
• Taxable loss: −$3,015
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $1,516/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 — Palmetto

• Score: 72/100
• State rank: #346
• US rank: #5695

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmetto, FL
• County: Manatee County · 416,364 people
• City population: 56,208
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 56,208
• Household income: $77,712
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 1193.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 22% Black 14% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 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: ▼ -383.53%
• Current HPI: 302.1458
• Rent YoY: ▼ -2.98%
• 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

+878.7% since first listed

39 events — show timeline

• 2026-04-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-07 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-01 Rental Removed $1,950 STELLARMLS
• 2024-12-23 Listed for Rent $1,950 STELLARMLS
• 2024-12-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-15 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-11 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-27 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-10-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-21 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-07-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-07-17 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-02 Price Changed $293,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-06-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-19 Listed $294,900 Stellar MLS as Distributed by MLS Grid
• 2021-06-03 Sold (Public Records) $205,000 Public Records
• 2021-06-02 Sold (MLS) $205,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-19 Listed $198,000 Stellar MLS as Distributed by MLS Grid
• 2020-04-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-04-03 Price Changed $144,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-30 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-03-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-18 Price Changed $148,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-11 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-10 Sold (Public Records) $70,000 Public Records
• 2006-02-22 Sold (Public Records) $145,000 Public Records
• 1995-04-18 Sold (Public Records) $40,000 Public Records
• 1983-09-01 Sold (Public Records) $23,500 Public Records

Property tax history

+16.8%/yr

Latest (2025): $4,017 · -0.3% YoY. Source: county tax records.