6935 Lennox Pl · The Meadows, FL 34201

$695,000

3 bd · 2.0 ba · 2,048 sqft · SingleFamily public records · 311 Days on market

Built 2000 9,152 sqft lot Est $688k · at est. $738/mo HOA · 10% of rent ↓ 7% since listing

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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 +16.5/30.0
• ARV discount +7.1/15.0
• 1% rule +5.6/10.0
• DSCR +5.1/10.0
• Schools +4.4/10.0
• Appreciation +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Under contract-accepting backup offers. Timeless design and a floor plan that never goes out of style define this beautifully maintained residence in the Lennox Gardens enclave of University Park Country Club. Set on a preserve lot with mature landscaping, the home welcomes you with refreshed curb appeal and a covered front entry. Recent improvements include a NEW tile roof (July 2025) and new luxury vinyl plank flooring (July 2025). Inside, soaring 10-foot ceilings and 8’ doors allows abundant natural light creating a bright, airy atmosphere. The spacious great room opens to the formal dining area and kitchen, which includes natural gas cooking; a breakfast nook with a window seat. S

Key facts

• Private lot
• New tile roof
• Great room

Tags

• PRIVATE LOT
• MATURE LANDSCAPING
• NEW TILE ROOF
• SOARING 10-FOOT CEILINGS
• ABUNDANT NATURAL LIGHT
• GREAT ROOM

Property features AI

Finance

• Other: Irrigation equipment; Community features: golf, golf carts allowed, sidewalks, deed restrictions, special community restrictions, association recreation (owned); Pets allowed
• HOA & community: Has HOA (monthly HOA approximately $738.67; quarterly association fee listed); Association amenities: clubhouse, fitness center, pool, recreation facilities, tennis courts, pickleball courts, gated community, security, private road, management, maintenance of grounds, guard (24-hour), cable TV, internet, escrow reserves, fidelity bond; Association requires membership/approval as noted

Exterior

• Parking: Attached 2-car garage with 20x19 dimensions; Driveway; Garage door opener
• Security: Gated community; Security system owned; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; Sewer connected; Water connected
• Home design: Single family residence; One story; Southeast facing; Completed condition; Entry on main level
• Construction: Block and stucco construction; Tile roof; Slab foundation; Built by Neal Communities
• Exterior features: Covered patio; Screened patio; Patio; Sliding doors; Exterior lighting; Private mailbox; Rain gutters; Sidewalk; Landscaped lot; Mature landscaping with trees; Level lot; Near golf course; Paved surfaces

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Water filtration system; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; High ceilings; Living room/dining room combo; Open floorplan; Thermostat; Tray ceilings; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer; Dryer; Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $695k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $695k).
• Recommended offer: $612k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#465 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A; Watch: amenities F, commute F, health & safety 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: Robert Willis Elementary School (math 83% / reading 79%, grade A+, #95 of 2,144 statewide, top 5%, 765 students, 22% FRL); Braden River High School (math 44% / reading 52%, grade D, #201 of 667 statewide, top 30%, 1,774 students, 45% FRL) — zoned schools average 33% FRL vs 51% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 52% district-wide (+12 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: 102 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $5k of loan paydown is wiped out by about $11k 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 311 days — a 12% lower offer ($612k) 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $611,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.06% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $688,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7017 Lennox Pl	0.09mi	2/2.0 (-1)	2,102 (+3%)	12mo	$650,000	$309	77
6947 Lennox Pl	0.03mi	3/2.0	2,239 (+9%)	13mo	$980,000	$438	72
6505 Berkshire Pl	0.49mi	3/2.0	1,934 (-6%)	0mo	$445,000	$230	67
6426 Addington Pl	0.51mi	3/2.0	1,929 (-6%)	4mo	$825,000	$428	63
6525 Berkshire Pl	0.49mi	3/2.0	2,174 (+6%)	13mo	$705,000	$324	56
8319 Abingdon Ct	0.43mi	2/2.0 (-1)	2,200 (+7%)	8mo	$760,000	$345	56
6416 Wentworth Xing	0.69mi	3/2.0	2,066 (+1%)	15mo	$815,000	$394	54
7952 Hampton Ct	0.73mi	3/2.0	1,989 (-3%)	10mo	$690,000	$347	53
8173 Misty Oaks Blvd	0.69mi	3/2.0	2,223 (+8%)	7mo	$712,500	$321	48
8407 Abingdon Ct	0.45mi	2/2.0 (-1)	2,231 (+9%)	15mo	$750,000	$336	47
7960 Hampton Ct	0.71mi	3/2.0	2,266 (+11%)	6mo	$535,000	$236	44
7909 Hampton Ct	0.75mi	3/2.0	1,762 (-14%)	1mo	$485,000	$275	41

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

Projected returns pro-forma

-1.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.77×
• Total profit: $-45,266
• Equity at exit: $147,570

10-year hold

• IRR: 2.0%
• Equity multiple: 1.17×
• Total profit: $33,096
• Equity at exit: $138,340

Cash invested: $194,600 (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 34201

• Home prices YoY: -0.9%
• Active inventory: 102
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $7,388 high
• Mortgage (P&I): −$3,645
• Tax from tax record: −$763 /mo · $9,159/yr
• Insurance: −$290
• HOA: −$738
• Vacancy / Maint / Mgmt: −$1,551
• Net cashflow: $401

Break-even live

Break-even rent $6,880

Max offer price $695,000

Occupancy floor 90%

Sensitivity live

Price	-10% $795	-5% $598	+0% $401	+5% $204	+10% $8
Rent	-10% $-183	-5% $109	+0% $401	+5% $693	+10% $985
Rate	-1.0pp $751	-0.5pp $578	base $401	+0.5pp $221	+1.0pp $38

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: $173,750
• Closing costs: $20,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6914 Stanhope Pl University Park, FL	3.0	4.0	2951	$8,000	$2.71	4d	1	0.03mi
6939 Lennox Pl University Park, FL	3.0	2.0	2034	$8,300	$4.08	24d	1	0.04mi
6909 Lennox Pl University Park, FL	3.0	2.0	2032	$6,500	$3.20	17d	1	0.05mi
6920 Lennox Pl University Park, FL	3.0	2.0	2044	$8,300	$4.06	24d	1	0.05mi
7005 Stanhope Pl University Park, FL	4.0	3.0	2846	$9,000	$3.16	24d	1	0.08mi
7151 83rd Dr E Bradenton, FL	3.0	2.5	1596	$2,095	$1.31	17d	1	0.37mi
8133 Misty Oaks Blvd Sarasota, FL	3.0	2.5	2423	$4,300	$1.77	24d	1	0.73mi
7911 Whitebridge Gln University Park, FL	2.0	2.0	1721	$6,500	$3.78	24d	1	0.82mi
7711 Whitebridge Gln University Park, FL	2.0	2.0	1609	$2,500	$1.55	24d	1	0.93mi
6120 Country Club Way #207 Sarasota, FL	2.0	2.0	1400	$1,950	$1.39	24d	1	0.94mi
6110 Country Club Way #201 Sarasota, FL	2.0	2.0	1400	$4,000	$2.86	24d	1	0.96mi
8128 Villa Grande Ct Sarasota, FL	3.0	2.5	1818	$3,190	$1.75	21d	1	1.05mi
8119 Villa Grande Ct Unit Available Sarasota, FL	3.0	2.5	2120	$2,600	$1.23	24d	1	1.09mi
8204 Villa Grande Ct Sarasota, FL	3.0	2.5	2121	$3,200	$1.51	17d	1	1.13mi
7557 Fairlinks Ct Sarasota, FL	3.0	2.0	1782	$7,000	$3.93	24d	1	1.24mi
5409 Palm Aire Dr Sarasota, FL	3.0	2.0	2098	$3,500	$1.67	24d	1	1.35mi

HOA detail

• Monthly dues: $738 · $8,856/yr
• Likely covers: gaslandscaping

Listing history 9 events

1. 2026-06-08
   statusdays on market $695,000 Pending 311 DOM
2. 2026-06-08
   days on market $695,000 Active 310 DOM
3. 2026-06-03
   days on market $695,000 Active 306 DOM
4. 2026-06-02
   days on market $695,000 Active 305 DOM
5. 2026-06-01
   days on market $695,000 Active 304 DOM
6. 2026-05-31
   days on market $695,000 Active 303 DOM
7. 2026-03-08
   price $695,000
8. 2025-12-29
   price $715,000
9. 2025-08-01
   listed $749,000 Active

ⓘ 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: $9,159 · $763/mo
• Projected year-2 tax: $9,159 · $763/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $88,657
• − Mortgage interest: −$38,931
• − Property taxes: −$9,159
• − Insurance: −$3,475
• − Repairs & maintenance: −$7,093
• − Management: −$7,093
• − HOA: −$8,856
• − Depreciation: −$20,218
• Taxable loss: −$6,167
• Est. tax savings @ 24.0%: +$1,480
• After-tax cash flow: $6,293/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 — The Meadows

• Score: 69/100
• State rank: #465
• US rank: #8393

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment B- Housing A Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,114
• Population (ZIP): 3,993

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 11% Two or more races 6% Asian 1%
• Hispanic origin (detail): Cuban 4%
• Common ancestry: Lithuanian 8% Romanian 6% Scotch-Irish 3%
• Foreign-born: 17% · Canada, South Korea, Dominican Republic
• Languages at home: 80% English-only · German/W. Germanic 6% Russian/Polish/Slavic 6% Spanish 4%

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: ▼ -1.61%
• Current HPI: 173.9689
• Rent YoY: —
• Metro: —
• 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

-7.2% since first listed

3 events — show timeline

• 2026-03-08 Price Changed $695,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-29 Price Changed $715,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Listed $749,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $9,159 · +4.0% YoY. Source: county tax records.