184 Tierra Verde Way · Lakewood Ranch, FL 34212

$350,000

4 bd · 2.0 ba · 1,767 sqft · SingleFamily public records · 21 Days on market

Built 2019 6,000 sqft lot Est $373k · 6% under $110/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 +10.9/30.0
• ARV discount +10.3/15.0
• Schools +4.4/10.0
• Appreciation +4.1/10.0
• 1% rule +3.3/10.0
• DSCR +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0

Listing remarks MLS

Under Construction; This appealing one-story layout optimizes living space with an open concept kitchen that overlooks the living room, dining room, and covered lanai. The well-appointed kitchen has a corner pantry and comes with all appliances including refrigerator, built-in dishwasher, electric range, and microwave hood. The Owner’s Suite, located at the back of the house for privacy, has an ensuite bathroom with double vanity and large walk-in closet. Two other bedrooms at the front of the house share a second bathroom. A fourth bedroom is located just off the foyer. The laundry room, equipped with included washer and dryer, is located near the kitchen. Other quick inventory options available in this community and others nearby. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at anytime without notice or obligation.

Key facts

• 6,000 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Total monthly fees reported as $110; total annual fees $1,320
• Financial info: Lease restrictions apply
• HOA & community: HOA (Ivy Kaull) with required approval; Monthly HOA fee $110 (includes pool); Community amenities: fitness center, playground, pool, community mailbox; Buyer approval required; Pets allowed (cats and dogs; number limit applies)

Exterior

• Parking: Attached 2-car garage (19x20) with garage door opener
• Utilities: Public water; Public sewer; Electricity connected; Cable available; BB/HS internet available; Underground utilities; Water connected; Sewer connected
• Home design: Single family residence; One story; Southwest facing; Located in a planned unit development; PD-R zoning
• Construction: Block construction; Shingle roof; Slab foundation; Built as a residential single-family home
• Exterior features: Covered patio; Patio; Hurricane shutters; Sidewalk; Sliding doors; Vinyl fencing; Mature landscaping; Pond view; Paved and asphalt road access; Unincorporated area

Interior

• Kitchen: Built-in oven; Dishwasher; Range hood
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Solid wood cabinets; Split-bedroom layout; Stone counters; Thermostat; Walk-in closets
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (16.6% below list).
• Recommended offer: $292k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Gene Witt Elementary School (math 84% / reading 82%, grade A+, #65 of 2,144 statewide, top 3%, 689 students, 24% FRL); Carlos E. Haile Middle School (math 70% / reading 63%, grade A-, #84 of 571 statewide, top 16%, 737 students, 45% 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 30% FRL vs 51% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 52% district-wide (+16 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 (-3.4%/yr); 486 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 (-1.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k 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 21 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $260k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $291,786 (16.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $372,837
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15224 Peaceful Bull Pl	0.43mi	4/2.0	1,846 (+4%)	0mo	$377,000	$204	72
15208 Peaceful Bull Pl	0.42mi	4/2.0	1,846 (+4%)	2mo	$425,000	$230	72
131 Brilliant Bloom Ct	0.53mi	3/2.0 (-1)	1,844 (+4%)	1mo	$415,000	$225	62
115 Brilliant Bloom Ct	0.57mi	3/2.0 (-1)	1,844 (+4%)	1mo	$451,500	$245	60
313 157th Ct E	0.56mi	3/2.0 (-1)	1,565 (-11%)	2mo	$318,070	$203	48
621 157th Ct E	0.63mi	3/2.0 (-1)	1,565 (-11%)	3mo	$324,500	$207	44
868 157th Ct E	0.71mi	3/2.0 (-1)	1,565 (-11%)	1mo	$330,000	$211	42
864 157th Ct E	0.72mi	3/2.0 (-1)	1,565 (-11%)	1mo	$330,000	$211	42
872 157th Ct E	0.71mi	3/2.0 (-1)	1,565 (-11%)	2mo	$332,000	$212	41
884 157th Ct E	0.70mi	3/2.0 (-1)	1,565 (-11%)	3mo	$321,000	$205	41
875 157th Ct E	0.72mi	3/2.0 (-1)	1,565 (-11%)	3mo	$325,000	$208	40
869 157th Ct E	0.74mi	3/2.0 (-1)	1,565 (-11%)	3mo	$323,990	$207	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.82% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.41×
• Total profit: $-57,553
• Equity at exit: $70,919

10-year hold

• IRR: -11.8%
• Equity multiple: 0.19×
• Total profit: $-79,859
• Equity at exit: $63,438

Cash invested: $98,000 (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 34212

• Home prices YoY: -0.7%
• Rents YoY: -3.4%
• Active inventory: 486
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,918 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$370 /mo · $4,444/yr
• Insurance: −$146
• HOA: −$110
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-156

Break-even live

Break-even rent $3,116

Max offer price $322,356

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-57	+0% $-156	+5% $-256	+10% $-355
Rent	-10% $-387	-5% $-272	+0% $-156	+5% $-41	+10% $74
Rate	-1.0pp $20	-0.5pp $-67	base $-156	+0.5pp $-247	+1.0pp $-339

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 Tierra Verde Way Bradenton, FL	5.0	2.5	2594	$3,400	$1.31	25d	1	0.06mi
153 Tierra Verde Way Bradenton, FL	4.0	2.0	1846	$2,595	$1.41	5d	1	0.07mi
327 Tierra Verde Way Bradenton, FL	3.0	2.0	1690	$2,340	$1.38	18d	1	0.12mi
405 Gris Sky Ln Bradenton, FL	3.0	2.0	1650	$2,399	$1.45	16d	1	0.48mi
316 158th St E Bradenton, FL	4.0	3.0	2537	$2,950	$1.16	23d	1	0.63mi
316 158th St E Bradenton, FL	4.0	3.0	2537	$2,850	$1.12	5d	1	0.63mi
626 157th Ct E Bradenton, FL	3.0	2.0	1562	$2,499	$1.60	18d	1	0.64mi
204 Lone Dove Ln Bradenton, FL	4.0	2.5	2263	$2,570	$1.14	4d	1	0.69mi
15769 High Bell Pl Bradenton, FL	4.0	2.0	1828	$2,500	$1.37	16d	1	0.72mi
604 160th St E Bradenton, FL	4.0	2.5	2045	$3,200	$1.56	25d	1	0.90mi
611 160th St E Bradenton, FL	3.0	2.5	2036	$2,600	$1.28	25d	1	0.93mi
202 133rd St E Bradenton, FL	3.0	2.0	2176	$2,115	$0.97	25d	1	1.01mi
16037 7th Ave E Bradenton, FL	4.0	2.5	2045	$3,500	$1.71	25d	1	1.02mi
811 133rd St E Bradenton, FL	3.0	2.0	2152	$2,550	$1.18	3d	1	1.10mi
1043 145th Street Cir NE Bradenton, FL	3.0	3.0	2600	$7,000	$2.69	23d	1	1.11mi
743 129th St NE Bradenton, FL	4.0	2.5	2421	$3,950	$1.63	25d	1	1.38mi

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: electric

Listing history 9 events

1. 2026-05-09
   status Pending
2. 2026-05-04
   status Active
3. 2026-04-26
   status Pending
4. 2026-04-10
   listed $350,000 Active
5. 2019-03-19
   soldstatus $259,990 Sold 1054-char remark

   Show marketing remark (1054 chars)

   Under Construction; This appealing one-story layout optimizes living space with an open concept kitchen that overlooks the living room, dining room, and covered lanai. The well-appointed kitchen has a corner pantry and comes with all appliances including refrigerator, built-in dishwasher, electric range, and microwave hood. The Owner’s Suite, located at the back of the house for privacy, has an ensuite bathroom with double vanity and large walk-in closet. Two other bedrooms at the front of the house share a second bathroom. A fourth bedroom is located just off the foyer. The laundry room, equipped with included washer and dryer, is located near the kitchen. Other quick inventory options available in this community and others nearby. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at anytime without notice or obligation.

6. 2018-12-22
   status Pending 1054-char remark

   Show marketing remark (1054 chars)

   Under Construction; This appealing one-story layout optimizes living space with an open concept kitchen that overlooks the living room, dining room, and covered lanai. The well-appointed kitchen has a corner pantry and comes with all appliances including refrigerator, built-in dishwasher, electric range, and microwave hood. The Owner’s Suite, located at the back of the house for privacy, has an ensuite bathroom with double vanity and large walk-in closet. Two other bedrooms at the front of the house share a second bathroom. A fourth bedroom is located just off the foyer. The laundry room, equipped with included washer and dryer, is located near the kitchen. Other quick inventory options available in this community and others nearby. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at anytime without notice or obligation.

7. 2018-12-14
   price $259,990 1054-char remark

   Show marketing remark (1054 chars)

   Under Construction; This appealing one-story layout optimizes living space with an open concept kitchen that overlooks the living room, dining room, and covered lanai. The well-appointed kitchen has a corner pantry and comes with all appliances including refrigerator, built-in dishwasher, electric range, and microwave hood. The Owner’s Suite, located at the back of the house for privacy, has an ensuite bathroom with double vanity and large walk-in closet. Two other bedrooms at the front of the house share a second bathroom. A fourth bedroom is located just off the foyer. The laundry room, equipped with included washer and dryer, is located near the kitchen. Other quick inventory options available in this community and others nearby. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at anytime without notice or obligation.

8. 2018-12-07
   price $282,990 1054-char remark

   Show marketing remark (1054 chars)

   Under Construction; This appealing one-story layout optimizes living space with an open concept kitchen that overlooks the living room, dining room, and covered lanai. The well-appointed kitchen has a corner pantry and comes with all appliances including refrigerator, built-in dishwasher, electric range, and microwave hood. The Owner’s Suite, located at the back of the house for privacy, has an ensuite bathroom with double vanity and large walk-in closet. Two other bedrooms at the front of the house share a second bathroom. A fourth bedroom is located just off the foyer. The laundry room, equipped with included washer and dryer, is located near the kitchen. Other quick inventory options available in this community and others nearby. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at anytime without notice or obligation.

9. 2018-11-20
   listed $281,990 Active 1054-char remark

   Show marketing remark (1054 chars)

   Under Construction; This appealing one-story layout optimizes living space with an open concept kitchen that overlooks the living room, dining room, and covered lanai. The well-appointed kitchen has a corner pantry and comes with all appliances including refrigerator, built-in dishwasher, electric range, and microwave hood. The Owner’s Suite, located at the back of the house for privacy, has an ensuite bathroom with double vanity and large walk-in closet. Two other bedrooms at the front of the house share a second bathroom. A fourth bedroom is located just off the foyer. The laundry room, equipped with included washer and dryer, is located near the kitchen. Other quick inventory options available in this community and others nearby. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at anytime without notice or obligation.

ⓘ 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: $4,444 · $370/mo
• Projected year-2 tax: $4,444 · $370/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $35,014
• − Mortgage interest: −$19,605
• − Property taxes: −$4,444
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,801
• − Management: −$2,801
• − HOA: −$1,320
• − Depreciation: −$10,182
• Taxable loss: −$7,889
• Est. tax savings @ 24.0%: +$1,893
• After-tax cash flow: $16/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 — Lakewood Ranch

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

Census & demographics

• County: Manatee County · 416,364 people
• City population: 52,177
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 25,536
• Household income: $125,486
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 383.0

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 10% Two or more races 8% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Vietnamese 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: ▼ -1.82%
• Current HPI: 276.7636
• Rent YoY: ▼ -3.44%
• 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

+24.1% since first listed

9 events — show timeline

• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-19 Sold (MLS) $259,990 Stellar MLS as Distributed by MLS Grid
• 2018-12-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-12-14 Price Changed $259,990 Stellar MLS as Distributed by MLS Grid
• 2018-12-07 Price Changed $282,990 Stellar MLS as Distributed by MLS Grid
• 2018-11-20 Listed $281,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+67.1%/yr

Latest (2025): $4,444 · +52.8% YoY. Source: county tax records.