267 Cape Harbour Loop #103 · Bradenton, FL 34212

$209,000

2 bd · 2.5 ba · 1,429 sqft · Condo public records · 37 Days on market

Built 2005 $389/mo HOA · 19% of rent ↓ 16% since listing

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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 +8.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +4.4/10.0
• Appreciation +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +1.6/5.0

Listing remarks

Virtually Staged. VALUE IN AN A+ LOCATION! LOW FEES! Tucked away in the desirable Townhomes at Lighthouse Cove section of Heritage Harbour, this home provides an entry in to one of the area's fastest growing locations. With an abundance of conveniences nearby. .. golf courses, restaurants, community amenities, I-75, and more just a stones throw away. This is the larger square footage of the models in this community. Offering over 1,400+ sf, 2 bedrooms, a loft/ den area that could be used as a 3rd bedroom, and 2.5 bathrooms. Complete with an inviting layout, spacious living areas, and serene surroundings, this residence offers an ideal opportunity no matter your lifestyle. Whether as a full-

Key facts

• Versatile loft space
• Top-rated schools
• $389 HOA

Tags

• TOWNHOMES AT LIGHTHOUSE COVE
• PRIVATE SCREENED LANAI
• VERSATILE LOFT SPACE
• RESORT-STYLE COMMUNITY POOL
• TOP-RATED SCHOOLS
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Financial info: Total monthly fees approximately $389.67; Total annual fees approximately $4,676; Lease restrictions apply
• HOA & community: HOA required (Townhomes at Lighthouse/Inframark and Heritage Harbour); Monthly HOA approximately $361.67; Quarterly association fees include pool, sewer, trash, and water; Community amenities: pool, park, playground, trails, sidewalks, dog park; Pets allowed (maximum ~25 lbs)

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; High-speed internet available; Sewer connected; Water connected
• Home design: Residential townhouse; Completed condition; Two levels; Faces southwest; Slab foundation
• Construction: Block and stucco construction; Shingle roof
• Exterior features: Rear screened porch; Lighting; Sidewalk; Sliding doors; Outdoor storage; Mature landscaping with trees

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Solid surface counters; Solid wood cabinets
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Solid surface counters; Solid wood cabinets; Blinds and window treatments
• Laundry & utility: Washer; Dryer; Laundry closet on upper level; Inside utility; Storage rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $209k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (0.7% below list).
• Recommended offer: $171k (18.1% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.6% in Bradenton — 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 81/100 on livability (#101 in FL, #1,528 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime D, amenities 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: Freedom Elementary School (math 75% / reading 67%, grade A-, #320 of 2,144 statewide, top 15%, 574 students, 42% FRL); Carlos E. Haile Middle School (math 70% / reading 63%, grade A-, #84 of 571 statewide, top 16%, 737 students, 45% FRL); Parrish Community High School (math 47% / reading 57%, grade D+, #160 of 667 statewide, top 25%, 2,017 students, 32% FRL).
• Market conditions: Rents falling (-3.4%/yr); 486 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1k of loan paydown is wiped out by about $4k 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 37 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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.

Risks & watch-outs

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

Recommended offer $171,275 (18.1% 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 37 days. Have you received any prior offers? Is the seller open to a 18% 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. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.99% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.1%
• Equity multiple: 0.27×
• Total profit: $-42,753
• Equity at exit: $42,349

10-year hold

• IRR: -18.0%
• Equity multiple: -0.16×
• Total profit: $-67,636
• Equity at exit: $37,881

Cash invested: $58,520 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$281 /mo · $3,374/yr
• Insurance: −$87
• HOA: −$389
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-214

Break-even live

Break-even rent $2,346

Max offer price $171,275

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-154	+0% $-214	+5% $-273	+10% $-332
Rent	-10% $-378	-5% $-296	+0% $-214	+5% $-132	+10% $-50
Rate	-1.0pp $-108	-0.5pp $-160	base $-214	+0.5pp $-268	+1.0pp $-323

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
267 Cape Harbour Loop #101 Bradenton, FL	3.0	2.5	1200	$1,700	$1.42	25d	1	0.04mi
262 Cape Harbour Loop #102 Bradenton, FL	3.0	2.5	1200	$1,900	$1.58	25d	1	0.04mi
280 Cape Harbour Loop #101 Bradenton, FL	3.0	2.5	1400	$2,100	$1.50	17d	1	0.05mi
257 Cape Harbour Loop #101 Bradenton, FL	3.0	2.5	1200	$1,925	$1.60	5d	1	0.06mi
257 Cape Harbour Loop #104 Bradenton, FL	2.0	2.5	1429	$1,700	$1.19	25d	1	0.06mi
311 Cape Harbour Loop #103 Bradenton, FL	2.0	2.5	1429	$1,850	$1.29	16d	1	0.07mi
250 Cape Harbour Loop Bradenton, FL	3.0	2.5	1200	$1,800	$1.50	25d	1	0.09mi
250 Cape Harbour Loop #106 Bradenton, FL	2.0	2.5	1429	$1,775	$1.24	16d	1	0.10mi
208 Cape Harbour Loop #101 Bradenton, FL	3.0	2.5	1200	$2,000	$1.67	25d	1	0.28mi
360 Cape Harbour Loop #105 Bradenton, FL	3.0	2.5	1429	$2,200	$1.54	25d	1	0.28mi
6510 Anchor Loop Bradenton, FL	1.0–3.0	1.0–2.0	1135	$1,782	$1.57	3d	32	0.37mi
6760 Willowshire Way Bradenton, FL	3.0	2.0	1387	$3,500	$2.52	25d	1	0.53mi
131 Babbling Brook Run Bradenton, FL	3.0	2.0	1387	$2,200	$1.59	25d	1	0.57mi
7124 Grand Estuary Trl #104 Bradenton, FL	3.0	2.0	1786	$2,500	$1.40	25d	1	0.59mi
6627 Candlestick Dr Bradenton, FL	2.0	2.0	1541	$5,500	$3.57	25d	1	0.73mi
7008 Grand Estuary Trl #104 Bradenton, FL	3.0	2.0	1786	$2,800	$1.57	25d	1	0.75mi
6110 9th Avenue Cir NE Bradenton, FL	2.0	1.5	1000	$2,000	$2.00	25d	1	0.84mi
6614 Grand Estuary Trl #101 Bradenton, FL	3.0	2.0	1786	$3,200	$1.79	25d	1	0.89mi
6705 Grand Estuary Trl #104 Bradenton, FL	2.0	2.0	1561	$2,500	$1.60	25d	1	0.94mi
6715 Grand Estuary Trl #106 Bradenton, FL	2.0	2.0	1600	$5,000	$3.12	25d	1	0.95mi
6611 Grand Estuary Trl #204 Bradenton, FL	2.0	2.0	1561	$2,500	$1.60	17d	1	0.95mi
6611 Grand Estuary Trl Bradenton, FL	2.0	2.0	1561	$2,350	$1.51	25d	2	0.96mi
6819 Grand Estuary Trl #205 Bradenton, FL	2.0	2.0	1561	$2,499	$1.60	25d	1	0.96mi
6519 Grand Estuary Trl Bradenton, FL	2.0	2.0	1156	$3,000	$2.60	25d	2	0.97mi
6515 Grand Estuary Trl #107 Bradenton, FL	2.0	2.0	1156	$3,950	$3.42	25d	1	0.98mi
6411 Grand Estuary Trl #401 Bradenton, FL	2.0	2.0	1156	$2,325	$2.01	17d	1	0.99mi
424 Winding Brook Ln #104 Bradenton, FL	3.0	2.0	1786	$2,995	$1.68	17d	1	1.02mi
7005 River Hammock Dr #305 Bradenton, FL	2.0	2.0	1121	$2,500	$2.23	25d	1	1.06mi
7019 River Hammock Dr Bradenton, FL	2.0–3.0	2.0	1209	$2,000	$1.65	13d	2	1.07mi
7121 River Hammock Dr Bradenton, FL	2.0	2.0	1176	$2,248	$1.91	25d	2	1.08mi
7121 River Hammock Dr Unit 1546059P Bradenton, FL	2.0	2.0	1151	$2,903	$2.52	17d	1	1.08mi
7225 River Hammock Dr #202 Bradenton, FL	2.0	2.0	1561	$1,749	$1.12	5d	1	1.14mi
7305 River Hammock Dr #206 Bradenton, FL	2.0	2.0	1661	$2,600	$1.57	25d	1	1.17mi
7607 Grand Estuary Trl Bradenton, FL	2.0	2.0	1226	$2,900	$2.37	25d	2	1.30mi
7705 Grand Estuary Trl Bradenton, FL	2.0	2.0	1175	$1,975	$1.68	17d	2	1.35mi
7803 Grand Estuary Trl Bradenton, FL	2.0	2.0	1371	$2,650	$1.93	25d	2	1.39mi
803 Fairwaycove Ln Bradenton, FL	2.0	2.0	1165	$1,835	$1.58	5d	2	1.40mi
955 53rd St E Bradenton, FL	1.0–3.0	1.0–2.0	948	$1,685	$1.78	3d	5	1.42mi
819 Fairwaycove Ln Bradenton, FL	2.0	2.0	1165	$1,950	$1.67	17d	2	1.43mi
7911 Grand Estuary Trl Bradenton, FL	2.0	2.0	1156	$3,500	$3.03	25d	2	1.43mi

HOA detail condo

• Monthly dues: $389 · $4,668/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-22
   days on market $209,000 Active 37 DOM
2. 2026-06-18
   price $209,000 Active 34 DOM
3. 2026-06-18
   days on market $212,000 Active 34 DOM
4. 2026-06-17
   days on market $212,000 Active 33 DOM
5. 2026-06-16
   days on market $212,000 Active 32 DOM
6. 2026-06-15
   days on market $212,000 Active 31 DOM
7. 2026-06-13
   days on market $212,000 Active 29 DOM
8. 2026-06-13
   days on market $212,000 Active 28 DOM
9. 2026-06-10
   days on market $212,000 Active 26 DOM
10. 2026-06-09
    days on market $212,000 Active 25 DOM
11. 2026-06-08
    days on market $212,000 Active 24 DOM
12. 2026-06-08
    days on market $212,000 Active 23 DOM
13. 2026-06-03
    days on market $212,000 Active 19 DOM
14. 2026-06-02
    days on market $212,000 Active 18 DOM
15. 2026-06-01
    days on market $212,000 Active 17 DOM
16. 2026-05-31
    days on market $212,000 Active 16 DOM
17. 2026-05-15
    listed $212,000 Active
18. 2026-04-30
    historical
19. 2026-03-03
    price $220,000
20. 2026-02-02
    price $225,000
21. 2025-10-23
    listed $228,000 Active
22. 2025-10-18
    historical $1,925
23. 2025-10-09
    price $1,925
24. 2025-09-16
    listed $1,975
25. 2024-11-04
    historical
26. 2024-08-13
    listed $264,900 Active
27. 2021-06-01
    soldstatus $189,000 Closed
28. 2021-05-18
    status Pending
29. 2021-05-15
    listed $184,900 Active
30. 2009-11-25
    historical
31. 2009-07-01
    listed $79,900
32. 2006-01-20
    soldstatus $252,900

ⓘ 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: $3,374 · $281/mo
• Projected year-2 tax: $3,374 · $281/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 6/10 Major FEMA zone X (shaded) · 56% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $24,907
• − Mortgage interest: −$11,707
• − Property taxes: −$3,374
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − HOA: −$4,668
• − Depreciation: −$6,080
• Taxable loss: −$5,952
• Est. tax savings @ 24.0%: +$1,429
• After-tax cash flow: $-1,134/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 — Bradenton

• Score: 81/100
• State rank: #101
• US rank: #1528

Category grades

Amenities F Commute A+ Cost of living A+ Crime D Employment D+ 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: 227,091
• 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

-16.2% since first listed

16 events — show timeline

• 2026-05-15 Listed $212,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-23 Listed $228,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-18 Rental Removed $1,925 STELLARMLS
• 2025-10-09 Price Changed $1,925 STELLARMLS
• 2025-09-16 Listed for Rent $1,975 STELLARMLS
• 2024-11-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-13 Listed $264,900 Stellar MLS as Distributed by MLS Grid
• 2021-06-01 Sold (MLS) $189,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-15 Listed $184,900 Stellar MLS as Distributed by MLS Grid
• 2009-11-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-07-01 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-20 Sold (Public Records) $252,900 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,374 · -10.5% YoY. Source: county tax records.