2814 58th Way E · Ellenton, FL 34221

$414,900

5 bd · 3.5 ba · 2,227 sqft · Land · 162 Days on market

Built 2026 7,841 sqft lot $70/mo HOA · 2% of rent ↓ 5% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +1.8/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 2-story home for sale in Palmetto, Florida, with 4 bedrooms! Welcome to the Seabrooke II! Downstairs, enjoy a welcoming, open living area with luxury vinyl plank flooring! Plus, enjoy outdoor living on your front porch and large covered lanai, spanning the entire back of your home! Upstairs, your beautiful owner's suite is complete with a private en-suite bath with a decorative tiled shower with glass enclosure, dual vanities, and a walk-in wardrobe. This home includes features and finishes hand-selected by our professional designers to provide you with enduring style, move-in convenience, and easy home maintenance: Open kitchen with: A counter-height butterfly island. Quartz countertops . 36-in. white shaker-style cabinets with crown moulding and decorative knobs/pulls. Stainless steel undermount sink with a pull-down faucet. Walk-in pantry . Samsung stainless steel appliances: 5-burner smooth-top electric range with wi-fi smart controls. Fingerprint-resistant microwave with a ventilation system. ENERGY STAR® quiet-operation dishwasher. ENERGY STAR® large capacity side by side refrigerator . . . Convenience built-in with a drop zone at the garage entry . Low-maintenance luxury vinyl plank flooring throughout

Key facts

• Spacious island
• Quartz countertops
• Walk-in wardrobe

Tags

• OPEN KITCHEN
• QUARTZ COUNTERTOPS
• WALK-IN PANTRY
• SPACIOUS ISLAND
• STAIN-RESISTANT CARPET
• WALK-IN WARDROBE

Property features AI

Finance

• Other: Total acreage: 0.18 acres
• HOA & community: HOA managed by Primemanagement; HOA required; $850 annually ($70.83 monthly); Pets allowed

Exterior

• Parking: Attached 2-car garage (19x22)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two levels; Under construction; Faces southeast
• Construction: Block construction; Shingle roof; Slab foundation; New construction (projected completion April 30, 2026); Built by Highland Homes, model Seabrooke II
• Exterior features: Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: In-wall pest system; Irrigation equipment
• Laundry & utility: Laundry inside

🏗️ 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 5-bed/3.5-bath land listed at $415k.

Deal economics

• At list price, monthly cash flow is $-594 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (28.5% below list).
• Recommended offer: $297k (28.5% below list) — sets the bar for 1% rule.

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: Rents soft (-3.0%/yr); 1160 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• At $2,966/mo this rent would consume 46% of the median local household income ($78k/yr) (locally 1193% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 162 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (6%) 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; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $296,595 (28.5% 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 162 days. Have you received any prior offers? Is the seller open to a 29% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.14%
• DSCR: 0.73
• GRM: 11.7

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: -30.3%
• Equity multiple: 0.02×
• Total profit: $-113,680
• Equity at exit: $61,863

10-year hold

• IRR: -52.5%
• Equity multiple: -0.56×
• Total profit: $-180,955
• Equity at exit: $35,873

Cash invested: $116,172 (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 34221

• Rents YoY: -3.0%
• Active inventory: 1160
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,966 high
• Mortgage (P&I): −$2,176
• Tax est. 1.5%: −$519 /mo · $6,224/yr
• Insurance: −$173
• HOA: −$70
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-594

Break-even live

Break-even rent $3,718

Max offer price $328,921

Occupancy floor —

Sensitivity live

Price	-10% $-307	-5% $-451	+0% $-594	+5% $-738	+10% $-881
Rent	-10% $-828	-5% $-711	+0% $-594	+5% $-477	+10% $-360
Rate	-1.0pp $-385	-0.5pp $-489	base $-594	+0.5pp $-702	+1.0pp $-811

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: $103,725
• Closing costs: $12,447
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5514 Night Owl Ter Palmetto, FL	4.0	2.0	1752	$2,650	$1.51	17d	1	0.86mi
3616 Mossy Limb Ct Palmetto, FL	4.0	2.0	2068	$2,500	$1.21	12d	1	0.92mi
6115 Blue Paloma CT Palmetto, FL	5.0	2.5	2217	$2,990	$1.35	4d	1	0.92mi
5520 Flagstone Trl Palmetto, FL	4.0	2.5	2248	$3,200	$1.42	24d	1	0.94mi
5141 Rocky Coast Pl Palmetto, FL	4.0	2.5	2260	$2,650	$1.17	4d	1	1.20mi
7127 48th Ave E Palmetto, FL	4.0	2.5	2113	$1,800	$0.85	24d	1	1.36mi
6117 Tremeza Pl Palmetto, FL	4.0	2.0	1936	$2,321	$1.20	4d	1	1.38mi
4042 Wayfarer Way Palmetto, FL	4.0	2.0	1828	$2,600	$1.42	17d	1	1.44mi
4916 Willow Breeze Way Palmetto, FL	4.0	2.5	1997	$2,245	$1.12	2d	1	1.48mi

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: electricinternet

Listing history 18 events

1. 2026-06-18
   days on market $414,900 Active 162 DOM
2. 2026-06-17
   days on market $414,900 Active 161 DOM
3. 2026-06-16
   days on market $414,900 Active 160 DOM
4. 2026-06-15
   days on market $414,900 Active 159 DOM
5. 2026-06-13
   days on market $414,900 Active 157 DOM
6. 2026-06-13
   pricedays on market $414,900 Active 156 DOM
7. 2026-06-10
   days on market $421,090 Active 154 DOM
8. 2026-06-09
   days on market $421,090 Active 153 DOM
9. 2026-06-08
   days on market $421,090 Active 152 DOM
10. 2026-06-08
    days on market $421,090 Active 151 DOM
11. 2026-06-03
    days on market $421,090 Active 147 DOM
12. 2026-06-02
    days on market $421,090 Active 146 DOM
13. 2026-06-01
    days on market $421,090 Active 145 DOM
14. 2026-05-31
    days on market $421,090 Active 144 DOM
15. 2026-03-27
    price $421,090 1270-char remark

    Show marketing remark (1270 chars)

    Move-in ready 2-story home for sale in Palmetto, Florida, with 4 bedrooms! Welcome to the Seabrooke II! Downstairs, enjoy a welcoming, open living area with luxury vinyl plank flooring! Plus, enjoy outdoor living on your front porch and large covered lanai, spanning the entire back of your home! Upstairs, your beautiful owner's suite is complete with a private en-suite bath with a decorative tiled shower with glass enclosure, dual vanities, and a walk-in wardrobe. This home includes features and finishes hand-selected by our professional designers to provide you with enduring style, move-in convenience, and easy home maintenance: Open kitchen with: A counter-height butterfly island. Quartz countertops . 36-in. white shaker-style cabinets with crown moulding and decorative knobs/pulls. Stainless steel undermount sink with a pull-down faucet. Walk-in pantry . Samsung stainless steel appliances: 5-burner smooth-top electric range with wi-fi smart controls. Fingerprint-resistant microwave with a ventilation system. ENERGY STAR® quiet-operation dishwasher. ENERGY STAR® large capacity side by side refrigerator . . . Convenience built-in with a drop zone at the garage entry . Low-maintenance luxury vinyl plank flooring throughout

16. 2026-03-26
    price $421,090
17. 2026-01-07
    listed $441,090 Active
18. 2025-12-18
    listed $441,090 Active 1270-char remark

    Show marketing remark (1270 chars)

    Move-in ready 2-story home for sale in Palmetto, Florida, with 4 bedrooms! Welcome to the Seabrooke II! Downstairs, enjoy a welcoming, open living area with luxury vinyl plank flooring! Plus, enjoy outdoor living on your front porch and large covered lanai, spanning the entire back of your home! Upstairs, your beautiful owner's suite is complete with a private en-suite bath with a decorative tiled shower with glass enclosure, dual vanities, and a walk-in wardrobe. This home includes features and finishes hand-selected by our professional designers to provide you with enduring style, move-in convenience, and easy home maintenance: Open kitchen with: A counter-height butterfly island. Quartz countertops . 36-in. white shaker-style cabinets with crown moulding and decorative knobs/pulls. Stainless steel undermount sink with a pull-down faucet. Walk-in pantry . Samsung stainless steel appliances: 5-burner smooth-top electric range with wi-fi smart controls. Fingerprint-resistant microwave with a ventilation system. ENERGY STAR® quiet-operation dishwasher. ENERGY STAR® large capacity side by side refrigerator . . . Convenience built-in with a drop zone at the garage entry . Low-maintenance luxury vinyl plank flooring throughout

ⓘ 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 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,591
• − Mortgage interest: −$23,241
• − Property taxes: −$6,224
• − Insurance: −$2,074
• − Repairs & maintenance: −$2,847
• − Management: −$2,847
• − HOA: −$840
• − Depreciation: −$12,070
• Taxable loss: −$14,552
• Est. tax savings @ 24.0%: +$3,492
• After-tax cash flow: $-3,638/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): 56,208
• Household income: $77,712
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 1193.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 22% Black 14% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 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: ▼ -383.53%
• Current HPI: 302.1458
• Rent YoY: ▼ -2.98%
• 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

-4.5% since first listed

4 events — show timeline

• 2026-03-27 Price Changed $421,090 Zillow
• 2026-03-26 Price Changed $421,090 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listed $441,090 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Listed $441,090 Zillow

Property tax history

+28.7%/yr

Latest (2025): $728 · +3.4% YoY. Source: county tax records.