8751 Salty Sands St · Ellenton, FL 34219

$288,000

4 bd · 2.5 ba · 2,466 sqft · Land · 89 Days on market

Built 2025 3,001 sqft lot $274/mo HOA · 9% of rent

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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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.8/10.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 8751 Salty Sands St in Parrish—an inviting two-story residence with excellent curb appeal and a clean, modern interior designed for easy Florida living. The home features an open-concept main level with large-format tile flooring, recessed lighting, and a bright, airy feel throughout the spacious living and dining areas. At the heart of the home, the contemporary kitchen shines with crisp white cabinetry, a large center island with breakfast bar, and stainless steel appliances, plenty of prep space and storage—perfect for everyday meals or entertaining. Step outside to enjoy low-maintenance landscaping and a welcoming front entry, plus the convenience of an attac

Key facts

• Multi-use trails
• Large center island
• Resort-style pool

Tags

• OPEN-CONCEPT MAIN LEVEL
• LARGE CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• LOW-MAINTENANCE LANDSCAPING
• RESORT-STYLE POOL
• MULTI-USE TRAILS

Property features AI

Finance

• Other: Total annual fees $3,292 (as provided); Total monthly fees $274.33 (as provided)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Kai Connected, LLC and Seaire Master Homeowners Association, Inc.); Monthly HOA $135; Quarterly association fee $418; Association approval required; Pets allowed (weight limit not restrictive)

Exterior

• Parking: Driveway; Attached garage with 2 spaces
• Security: Owned security system
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Residential townhouse; Two levels; Faces north; Entry on slab foundation
• Construction: Block and stucco construction; Shingle roof; Built on slab foundation
• Exterior features: Other exterior features; Paved road

Interior

• Kitchen: Range; Electric water heater; Other appliance(s)
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; No central cooling
• Interior features: Ceiling fans; Living room / dining room combo; Stone counters; Security system (owned)
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $288k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $288k).
• Recommended offer: $271k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: schools D+, 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.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 19 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).
• This rent runs 33% of the median local income ($114k/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 $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 ($271k) is reasonable based on typical stale-listing flexibility.

Recommended offer $270,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.08% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 7.7

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: -13.4%
• Equity multiple: 0.53×
• Total profit: $-37,733
• Equity at exit: $42,942

10-year hold

• IRR: -10.7%
• Equity multiple: 0.45×
• Total profit: $-44,433
• Equity at exit: $24,901

Cash invested: $80,640 (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: 7.7×

Monthly cashflow live

• Estimated rent: $3,117 high
• Mortgage (P&I): −$1,510
• Tax from tax record: −$277 /mo · $3,322/yr
• Insurance: −$120
• HOA: −$274
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $281

Break-even live

Break-even rent $2,761

Max offer price $288,000

Occupancy floor 86%

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9009 Moccasin Wallow Rd Parrish, FL	3.0–4.0	2.5	1581	$2,304	$1.46	1d	32	0.21mi
9276 Bonita Mar Dr Parrish, FL	4.0	2.5	2466	$4,250	$1.72	23d	1	0.29mi
8541 Bella Mar Trl Parrish, FL	5.0	3.0	2389	$2,800	$1.17	10d	1	0.34mi
9224 Bonita Mar Dr Parrish, FL	3.0	2.5	1799	$2,290	$1.27	23d	1	0.34mi
8505 Bella Mar Trl Parrish, FL	4.0	2.5	1870	$2,750	$1.47	16d	1	0.35mi
9207 Bonita Mar Dr Parrish, FL	3.0	2.5	1666	$2,275	$1.37	23d	1	0.36mi
9432 Bella Mar Trl Parrish, FL	4.0	2.5	2045	$2,699	$1.32	16d	1	0.53mi
9262 Gulf Haven Dr Palmetto, FL	3.0	2.5	2043	$2,750	$1.35	14d	1	0.58mi
7566 Sea Oak Ct Palmetto, FL	3.0	2.5	1807	$2,700	$1.49	21d	1	0.70mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	3d	1	0.84mi
10225 Daybreak Gln Parrish, FL	4.0	3.0	1978	$2,600	$1.31	3d	1	1.08mi
10455 Wet Marsh Cv Parrish, FL	3.0	2.0	1635	$2,650	$1.62	10d	1	1.08mi
8326 Abalone Loop Parrish, FL	4.0	3.0	2711	$3,650	$1.35	3d	1	1.09mi
8330 Abalone Loop Parrish, FL	3.0	2.5	2473	$2,900	$1.17	16d	1	1.09mi
8614 Mercator Ct Parrish, FL	4.0	2.5	2910	$3,300	$1.13	23d	1	1.11mi
7122 87th Ln E Palmetto, FL	4.0	2.0	1593	$2,750	$1.73	23d	1	1.11mi
9544 Sandy Bluffs Cir Parrish, FL	5.0	3.0	2557	$2,950	$1.15	3d	1	1.20mi
11612 Armada Way Parrish, FL	4.0	2.0	2112	$3,400	$1.61	20d	1	1.35mi
11628 Moonsail Dr Parrish, FL	3.0	2.0	2144	$3,500	$1.63	21d	1	1.39mi

HOA detail

• Monthly dues: $274 · $3,288/yr
• Likely covers: landscaping

Listing history 12 events

1. 2026-06-08
   statusdays on market $288,000 Pending 89 DOM
2. 2026-06-08
   days on market $288,000 Active 88 DOM
3. 2026-06-03
   days on market $288,000 Active 84 DOM
4. 2026-06-02
   days on market $288,000 Active 83 DOM
5. 2026-06-01
   days on market $288,000 Active 82 DOM
6. 2026-05-31
   days on market $288,000 Active 81 DOM
7. 2026-05-07
   price $295,000
8. 2026-04-23
   price $300,000
9. 2026-04-09
   price $307,000
10. 2026-03-26
    price $312,000
11. 2026-03-11
    listed $321,000 Active
12. 2026-03-03
    soldstatus $296,500

ⓘ 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: $3,322 · $277/mo
• Projected year-2 tax: $3,322 · $277/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $37,402
• − Mortgage interest: −$16,132
• − Property taxes: −$3,322
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,992
• − Management: −$2,992
• − HOA: −$3,288
• − Depreciation: −$8,378
• Taxable loss: −$1,143
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $3,648/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

-0.5% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $307,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $312,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Listed $321,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Sold (Public Records) $296,500 Public Records