8108 Lakeview Dr N · Ellenton, FL 34222

$89,900

2 bd · 2.0 ba · 1,144 sqft · Other · 37 Days on market

Built 1985 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful waterfront Florida home is located in the Colony Cove 55+ community--- northside. The inviting outdoor space has been upgraded with 16 x 29 paved patio and a 10 x 12 pergola-- along with a Saluspa hot tub for 2-4 persons. Relax and watch sunrise/sunsets daily! Tons of wildlife in your back yard! The 2 bedroom 2 bath home ?? plus Florida room has bright and inviting living spaces --an open concept. Large island in kitchen makes a cozy friendly space while preparing meals. * * * Laminate flooring throughout with exception of 2nd bedroom (newer carpet). * * * A/C 6 m * * * washer/dryer 1 year * * * shingle roof 3 years * * * shed roof 1 yr * * * 4 point insp

Key facts

• Saluspa hot tub
• Paved patio
• Florida room

Tags

• UPGRADED OUTDOOR SPACE
• PAVED PATIO
• PERGOLA
• SALUSPA HOT TUB
• FLORIDA ROOM
• LARGE ISLAND IN KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $905 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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: 182 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 36% of the median local income ($64k/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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.15% ✓
• Cap rate: 18.37%
• Cash-on-cash: 43.14%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 40.0%
• Equity multiple: 2.71×
• Total profit: $43,098
• Equity at exit: $13,404

10-year hold

• IRR: 46.3%
• Equity multiple: 5.44×
• Total profit: $111,864
• Equity at exit: $7,773

Cash invested: $25,172 (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 34222

• Home prices YoY: -26.9%
• Active inventory: 182
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $905

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 48%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4212 Long Lake Way Ellenton, FL	2.0	2.0	1000	$1,900	$1.90	23d	1	0.11mi
3908 Lemonwood Dr N Ellenton, FL	2.0	2.0	1400	$1,750	$1.25	23d	1	0.21mi
3808 Sunset Dr Ellenton, FL	3.0	2.0	1441	$1,699	$1.18	21d	1	0.29mi
8314 Nancy Ln Ellenton, FL	2.0	2.0	1404	$1,895	$1.35	23d	1	0.34mi
7711 Desoto Dr Ellenton, FL	2.0	2.5	1356	$1,599	$1.18	14d	1	0.36mi
2711 80th Ave E Ellenton, FL	3.0	2.0	1000	$1,836	$1.84	3d	1	0.83mi
3931 Day Bridge Pl Ellenton, FL	3.0	2.0	1250	$2,295	$1.84	3d	1	0.83mi
482 Outer Dr Unit NA Ellenton, FL	3.0	2.0	1400	$1,600	$1.14	3d	1	1.01mi
5605 78th Ave E Palmetto, FL	3.0	2.0	1415	$2,800	$1.98	21d	1	1.02mi
9922 52nd St E Parrish, FL	3.0	2.0	1270	$2,250	$1.77	3d	1	1.46mi
2710 59th Dr E Ellenton, FL	1.0–3.0	1.0–2.0	1149	$2,234	$1.94	2d	37	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $89,900 Active 37 DOM
2. 2026-06-17
   days on market $89,900 Active 36 DOM
3. 2026-06-16
   days on market $89,900 Active 35 DOM
4. 2026-06-15
   days on market $89,900 Active 34 DOM
5. 2026-06-13
   days on market $89,900 Active 32 DOM
6. 2026-06-13
   days on market $89,900 Active 31 DOM
7. 2026-06-10
   days on market $89,900 Active 29 DOM
8. 2026-06-09
   days on market $89,900 Active 28 DOM
9. 2026-06-08
   days on market $89,900 Active 27 DOM
10. 2026-06-08
    days on market $89,900 Active 26 DOM
11. 2026-06-03
    days on market $89,900 Active 22 DOM
12. 2026-06-02
    days on market $89,900 Active 21 DOM
13. 2026-06-01
    days on market $89,900 Active 20 DOM
14. 2026-05-31
    days on market $89,900 Active 19 DOM
15. 2026-05-12
    listed $89,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 28 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: $23,183
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$2,615
• Taxable income: $10,025
• Est. tax owed @ 24.0%: −$2,406
• After-tax cash flow: $8,453/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This waterfront home in Ellenton, FL, offers a good condition with a well-maintained exterior and interior. It has a spacious patio and pergola, making it ideal for relaxation and outdoor enjoyment. Minor updates to landscaping and curb appeal would significantly enhance its value.

Value-add opportunities

• Both Landscaping and garden improvements — Enhances curb appeal and outdoor living space
• Both Painting exterior and interior — Fresh paint improves appearance and value
• Both Upgrade lighting — Modern lighting enhances curb appeal and safety

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and garden improvements — Enhances curb appeal and outdoor living space ↑
• Both Painting exterior and interior — Fresh paint improves appearance and value ↑
• Both Upgrade lighting — Modern lighting enhances curb appeal and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: 14,819
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 14,819
• Household income: $64,355
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 313.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 13% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Vietnamese 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: ▼ -107.75%
• Current HPI: 293.2597
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-12 Listed $89,900 FSBO.com