18008 Gawthrop Dr #101 · Lakewood Ranch, FL 34211

$324,900

3 bd · 2.0 ba · 1,286 sqft · Condo public records · 50 Days on market

Built 2021 Excellent condition $807/mo HOA · 19% 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 +14.5/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.4/10.0
• Schools +4.4/10.0
• Livability +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. The Carolina plan offers peaceful living in a special place to call home. Two spacious bedrooms separated by multi-functional den/study, 2 full bathrooms, cozy kitchen includes quaint dinette area, lanai perfect for lazy afternoon cat naps. Lakewood National offers a lifestyle that’s nothing short of extraordinary. Membership to the expansive 36-hole golf course at Lakewood National Golf Club is included in this bundled community! Even more exciting, residents will have their very own clubhouse, fitness center, resort pool and driving range. It all adds up to a championship lifestyle beyond compare. Photography, renderings, and virtual tour are of model & are used for display purposes only. Estimated delivery November 2021. Offers are being accepted through Lennar’s Offer Program through Lennar’s Offer Program.

Key facts

• $807 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Community features: fitness center, golf, pool, sidewalks, tennis courts
• Financial info: Total monthly fees indicated; Total annual fees indicated; Lease restrictions apply
• HOA & community: HOA required (Lakewood National / Tropical Isle Management Services); Association fees billed annually; Annual association fee listed; Association amenities include clubhouse, fitness center, pool, tennis courts, pickleball courts, recreation facilities, gated entry, golf; 24-hour guard, structure maintenance and recreational facilities included in association fees; Turnkey furnished; Association approval required; Pets allowed (max 100 lbs); Full-time management

Exterior

• Parking: Covered parking; Carport with 1 space
• Security: Gated community
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential condominium; One story; Entry on first floor; North-facing
• Construction: Block and stucco construction; Tile roof; Slab foundation; New construction; Built for occupancy (completed)
• Exterior features: Patio; Screened patio; Sidewalk; Sliding doors; Pond view

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Ice maker; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Thermostat; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $325k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $74 ($890/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• Zoned schools: B.D. Gullett Elementary School (math 78% / reading 73%, grade A, #211 of 2,144 statewide, top 10%, 1,121 students, 20% FRL); Lakewood Ranch High School (math 47% / reading 63%, grade C, #135 of 667 statewide, top 20%, 2,435 students, 22% FRL) — zoned schools average 21% FRL vs 51% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 52% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Manatee average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents falling (-5.2%/yr); 1154 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% of the median local income ($120k/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 $10k 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 50 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $44k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.30% ✓
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 6.4

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: -19.5%
• Equity multiple: 0.35×
• Total profit: $-59,586
• Equity at exit: $48,444

10-year hold

• IRR: -25.8%
• Equity multiple: 0.00×
• Total profit: $-90,742
• Equity at exit: $28,091

Cash invested: $90,972 (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 34211

• Home prices YoY: -27.5%
• Rents YoY: -5.2%
• Active inventory: 1154
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $4,213 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$608 /mo · $7,296/yr
• Insurance: −$135
• HOA: −$807
• Vacancy / Maint / Mgmt: −$885
• Net cashflow: $74

Break-even live

Break-even rent $4,119

Max offer price $324,900

Occupancy floor 93%

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18008 Gawthrop Dr #402 Bradenton, FL	2.0	2.0	1154	$2,500	$2.17	16d	1	0.02mi
18028 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1310	$6,000	$4.58	16d	6	0.05mi
18017 Gawthrop Dr #104 Bradenton, FL	3.0	2.0	1786	$6,000	$3.36	23d	1	0.05mi
17902 Gawthrop Dr Unit 1546175P Bradenton, FL	3.0	2.0	1280	$2,965	$2.32	16d	1	0.05mi
17902 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1213	$6,500	$5.36	16d	4	0.05mi
17810 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1453	$4,000	$2.75	19d	2	0.06mi
18114 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1310	$7,000	$5.34	2d	3	0.10mi
18114 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1300	$7,000	$5.38	23d	5	0.10mi
17815 Gawthrop Dr #101 Bradenton, FL	3.0	2.0	1786	$7,500	$4.20	23d	1	0.11mi
18117 Gawthrop Dr #104 Bradenton, FL	3.0	2.0	1786	$4,000	$2.24	23d	1	0.12mi
17724 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1220	$3,250	$2.66	11d	3	0.16mi
17704 Gawthrop Dr Unit 1545826P Bradenton, FL	3.0	2.0	1431	$3,163	$2.21	14d	1	0.21mi
17704 Gawthrop Dr Bradenton, FL	2.0	2.0	1142	$2,375	$2.08	23d	3	0.21mi
17626 Gawthrop Dr #206 Bradenton, FL	2.0	2.0	1142	$5,500	$4.82	23d	1	0.24mi
17520 Gawthrop Dr Unit 1 Bradenton, FL	2.0	2.0	1121	$3,000	$2.68	23d	1	0.31mi
17520 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1214	$6,000	$4.94	23d	2	0.31mi
17510 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1196	$6,200	$5.18	3d	5	0.34mi
5725 Cheech Gln Bradenton, FL	3.0	2.5	1850	$12,000	$6.49	23d	1	0.51mi
6647 Clairborne Ln Bradenton, FL	3.0	3.0	1836	$3,595	$1.96	23d	1	0.58mi
5721 Palmer Cir Bradenton, FL	2.0	2.0	1452	$3,250	$2.24	23d	2	0.61mi
17118 Vardon Ter Bradenton, FL	2.0–3.0	2.0	1214	$2,800	$2.31	2d	2	0.62mi
17118 Vardon Ter Bradenton, FL	2.0–3.0	2.0	1214	$2,800	$2.31	14d	3	0.62mi
5710 Palmer Cir #201 Bradenton, FL	2.0	2.0	1462	$4,500	$3.08	23d	1	0.64mi
5711 Palmer Cir #206 Bradenton, FL	2.0	2.0	1462	$3,000	$2.05	23d	1	0.64mi
17108 Vardon Ter Bradenton, FL	2.0–3.0	2.0	1203	$6,000	$4.99	23d	4	0.66mi
5831 Wake Forest Run #101 Bradenton, FL	3.0	2.0	1741	$6,995	$4.02	23d	1	0.67mi
17006 Vardon Ter Bradenton, FL	2.0–3.0	2.0	1196	$5,200	$4.35	23d	3	0.70mi
5921 Wake Forest Run Unit 1 Bradenton, FL	3.0	2.0	1786	$3,500	$1.96	23d	1	0.71mi
5685 Palmer Cir #105 Bradenton, FL	2.0	2.0	1329	$3,100	$2.33	23d	1	0.73mi
16904 Vardon Ter Bradenton, FL	2.0–3.0	2.0	1195	$6,500	$5.44	3d	5	0.76mi
5507 Palmer Cir #105 Bradenton, FL	2.0	2.0	1329	$2,750	$2.07	23d	1	0.77mi
5674 Palmer Cir Bradenton, FL	2.0	2.0	1336	$3,050	$2.28	3d	2	0.77mi
5674 Palmer Cir #203 Bradenton, FL	2.0	2.0	1336	$3,100	$2.32	23d	1	0.77mi
5517 Palmer Cir #105 Bradenton, FL	2.0	2.0	1329	$4,000	$3.01	23d	1	0.80mi
5528 Palmer Cir #105 Bradenton, FL	2.0	2.0	1355	$2,000	$1.48	16d	1	0.80mi
16814 Vardon Ter Bradenton, FL	2.0	2.0	1124	$3,650	$3.25	23d	2	0.81mi
5664 Palmer Cir #202 Bradenton, FL	2.0	2.0	1355	$3,400	$2.51	23d	1	0.81mi
5537 Palmer Cir #201 Bradenton, FL	2.0	2.0	1569	$3,200	$2.04	23d	1	0.85mi
16804 Vardon Ter Bradenton, FL	2.0	2.0	1131	$3,425	$3.03	3d	2	0.86mi
5548 Palmer Cir #103 Bradenton, FL	2.0	2.0	1355	$2,200	$1.62	21d	1	0.86mi

HOA detail condo

• Monthly dues: $807 · $9,684/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $324,900 Active 50 DOM
2. 2026-06-17
   days on market $324,900 Active 49 DOM
3. 2026-06-16
   days on market $324,900 Active 48 DOM
4. 2026-06-15
   days on market $324,900 Active 47 DOM
5. 2026-06-13
   days on market $324,900 Active 45 DOM
6. 2026-06-13
   days on market $324,900 Active 44 DOM
7. 2026-06-10
   days on market $324,900 Active 42 DOM
8. 2026-06-09
   days on market $324,900 Active 41 DOM
9. 2026-06-08
   days on market $324,900 Active 40 DOM
10. 2026-06-08
    days on market $324,900 Active 39 DOM
11. 2026-06-03
    days on market $324,900 Active 35 DOM
12. 2026-06-02
    days on market $324,900 Active 34 DOM
13. 2026-06-01
    days on market $324,900 Active 33 DOM
14. 2026-05-31
    days on market $324,900 Active 32 DOM
15. 2026-05-12
    price $349,000
16. 2026-04-29
    listed $369,000 Active
17. 2024-09-05
    historical $2,500
18. 2024-08-30
    listed $2,500
19. 2024-07-10
    historical $2,200
20. 2024-04-26
    price $2,200
21. 2024-03-05
    price $2,750
22. 2024-01-31
    listed $3,250
23. 2023-12-13
    historical $2,600
24. 2023-09-10
    price $2,600
25. 2023-07-13
    listed
26. 2021-11-30
    soldstatus $322,999 Closed 867-char remark

    Show marketing remark (867 chars)

    Under Construction. The Carolina plan offers peaceful living in a special place to call home. Two spacious bedrooms separated by multi-functional den/study, 2 full bathrooms, cozy kitchen includes quaint dinette area, lanai perfect for lazy afternoon cat naps. Lakewood National offers a lifestyle that’s nothing short of extraordinary. Membership to the expansive 36-hole golf course at Lakewood National Golf Club is included in this bundled community! Even more exciting, residents will have their very own clubhouse, fitness center, resort pool and driving range. It all adds up to a championship lifestyle beyond compare. Photography, renderings, and virtual tour are of model & are used for display purposes only. Estimated delivery November 2021. Offers are being accepted through Lennar’s Offer Program through Lennar’s Offer Program.

27. 2021-06-15
    status Pending 867-char remark

    Show marketing remark (867 chars)

    Under Construction. The Carolina plan offers peaceful living in a special place to call home. Two spacious bedrooms separated by multi-functional den/study, 2 full bathrooms, cozy kitchen includes quaint dinette area, lanai perfect for lazy afternoon cat naps. Lakewood National offers a lifestyle that’s nothing short of extraordinary. Membership to the expansive 36-hole golf course at Lakewood National Golf Club is included in this bundled community! Even more exciting, residents will have their very own clubhouse, fitness center, resort pool and driving range. It all adds up to a championship lifestyle beyond compare. Photography, renderings, and virtual tour are of model & are used for display purposes only. Estimated delivery November 2021. Offers are being accepted through Lennar’s Offer Program through Lennar’s Offer Program.

28. 2021-06-09
    listed $322,999 Active 867-char remark

    Show marketing remark (867 chars)

    Under Construction. The Carolina plan offers peaceful living in a special place to call home. Two spacious bedrooms separated by multi-functional den/study, 2 full bathrooms, cozy kitchen includes quaint dinette area, lanai perfect for lazy afternoon cat naps. Lakewood National offers a lifestyle that’s nothing short of extraordinary. Membership to the expansive 36-hole golf course at Lakewood National Golf Club is included in this bundled community! Even more exciting, residents will have their very own clubhouse, fitness center, resort pool and driving range. It all adds up to a championship lifestyle beyond compare. Photography, renderings, and virtual tour are of model & are used for display purposes only. Estimated delivery November 2021. Offers are being accepted through Lennar’s Offer Program through Lennar’s Offer Program.

ⓘ 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: $7,296 · $608/mo
• Projected year-2 tax: $7,296 · $608/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 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: $50,557
• − Mortgage interest: −$18,199
• − Property taxes: −$7,296
• − Insurance: −$1,624
• − Repairs & maintenance: −$4,045
• − Management: −$4,045
• − HOA: −$9,684
• − Depreciation: −$9,452
• Taxable loss: −$3,787
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $1,799/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 · 12 photos

Excellent 95/100 None rehab

This well-maintained and updated condo is move-in ready with excellent curb appeal and a great location at Lakewood National Golf Club.

Value-add opportunities

• Both Landscaping improvements — enhances curb appeal and adds value
• Both Painting exterior walls — fresh paint can make a significant difference in curb appeal and value
• Both Upgrade to smart home features — increases home's marketability and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — enhances curb appeal and adds value ↑
• Both Painting exterior walls — fresh paint can make a significant difference in curb appeal and value ↑
• Both Upgrade to smart home features — increases home's marketability and adds value ↑

ⓘ 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 — Lakewood Ranch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lakewood Ranch, FL
• County: Manatee County · 416,364 people
• City population: 52,177
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 24,980
• Household income: $119,911
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 815.0

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 11% Two or more races 10% Asian 3% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Lithuanian 5% Romanian 3% Scotch-Irish 2%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 10% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -100.84%
• Current HPI: 265.946
• Rent YoY: ▼ -5.17%
• 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

+8.0% since first listed

14 events — show timeline

• 2026-05-12 Price Changed $349,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Listed $369,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-05 Rental Removed $2,500 STELLARMLS
• 2024-08-30 Listed for Rent $2,500 STELLARMLS
• 2024-07-10 Rental Removed $2,200 STELLARMLS
• 2024-04-26 Price Changed $2,200 STELLARMLS
• 2024-03-05 Price Changed $2,750 STELLARMLS
• 2024-01-31 Listed for Rent $3,250 STELLARMLS
• 2023-12-13 Rental Removed $2,600 STELLARMLS
• 2023-09-10 Price Changed $2,600 STELLARMLS
• 2023-07-13 Listed for Rent — STELLARMLS
• 2021-11-30 Sold (MLS) $322,999 Stellar MLS as Distributed by MLS Grid
• 2021-06-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-09 Listed $322,999 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.4%/yr

Latest (2024): $7,296 · +2.6% YoY. Source: county tax records.