8808 Clear View St · Ellenton, FL 34219

$337,000

4 bd · 2.0 ba · 1,665 sqft · Land · 54 Days on market

Built 2026 5,200 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 +10.3/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. REDTAG SALE! Receive up to $20,000 towards closing costs, $5,000 towards upgrades and special interest rates with the use of our preferred lender - Now through Sunday, April 26th. Welcome to Seaire, our newest single-family home community where luxurious living meets a vibrant coastal lifestyle. Situated in the center of Parrish, Florida, Seaire offers a blend of modern convenience, resort-style amenities, and a warm, welcoming neighborhood atmosphere. At the heart of Seaire lies a breathtaking 4.5-acre crystal-clear lagoon, the centerpiece for relaxation and recreation. Whether you’re seeking adventure or a serene escape, the lagoon offers something for everyone.

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

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $337k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (15.6% below list).
• Recommended offer: $284k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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; 14 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 $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 54 days — a 3% lower offer ($327k) is reasonable based on typical stale-listing flexibility.

Recommended offer $284,260 (15.6% 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 54 days. Have you received any prior offers? Is the seller open to a 16% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 9.9

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: -23.7%
• Equity multiple: 0.21×
• Total profit: $-74,508
• Equity at exit: $50,248

10-year hold

• IRR: -30.6%
• Equity multiple: -0.18×
• Total profit: $-111,681
• Equity at exit: $29,138

Cash invested: $94,360 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,843 high
• Mortgage (P&I): −$1,767
• Tax est. 1.5%: −$421 /mo · $5,055/yr
• Insurance: −$140
• HOA: −$100
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-183

Break-even live

Break-even rent $3,075

Max offer price $310,479

Occupancy floor —

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: $84,250
• Closing costs: $10,110
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8505 Bella Mar Trl Parrish, FL	4.0	2.5	1870	$2,750	$1.47	16d	1	0.17mi
9432 Bella Mar Trl Parrish, FL	4.0	2.5	2045	$2,699	$1.32	16d	1	0.18mi
9009 Moccasin Wallow Rd Parrish, FL	3.0–4.0	2.5	1581	$2,304	$1.46	1d	32	0.26mi
9224 Bonita Mar Dr Parrish, FL	3.0	2.5	1799	$2,290	$1.27	23d	1	0.40mi
9207 Bonita Mar Dr Parrish, FL	3.0	2.5	1666	$2,275	$1.37	23d	1	0.44mi
9262 Gulf Haven Dr Palmetto, FL	3.0	2.5	2043	$2,750	$1.35	14d	1	0.67mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	3d	1	0.72mi
7566 Sea Oak Ct Palmetto, FL	3.0	2.5	1807	$2,700	$1.49	21d	1	0.75mi
7562 Sea Oak Ct Palmetto, FL	3.0	2.0	1433	$2,400	$1.67	21d	1	0.76mi
10225 Daybreak Gln Parrish, FL	4.0	3.0	1978	$2,600	$1.31	3d	1	0.88mi
10120 Abrazo DR Palmetto, FL	1.0–3.0	1.0–2.5	1122	$2,675	$2.38	2d	24	1.01mi
10416 High Noon Trl Parrish, FL	3.0	2.0	1412	$2,400	$1.70	3d	1	1.04mi
7122 87th Ln E Palmetto, FL	4.0	2.0	1593	$2,750	$1.73	23d	1	1.06mi
10455 Wet Marsh Cv Parrish, FL	3.0	2.0	1635	$2,650	$1.62	10d	1	1.08mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 9 events

1. 2026-04-27
   status Pending
2. 2026-04-22
   price $337,000
3. 2026-04-15
   price $339,000
4. 2026-04-09
   price $344,000
5. 2026-03-25
   price $354,000
6. 2026-03-18
   price $357,000
7. 2026-03-13
   price $359,990
8. 2026-03-04
   listed $369,000 Active
9. 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: $34,111
• − Mortgage interest: −$18,877
• − Property taxes: −$5,055
• − Insurance: −$1,685
• − Repairs & maintenance: −$2,729
• − Management: −$2,729
• − HOA: −$1,200
• − Depreciation: −$9,804
• Taxable loss: −$7,967
• Est. tax savings @ 24.0%: +$1,912
• After-tax cash flow: $-287/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

-90.3% since first listed

9 events — show timeline

• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $337,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $339,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $344,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $354,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $357,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $359,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Listed $369,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Sold (Public Records) $3,486,000 Public Records