8356 72nd St E · The Meadows, FL 34201

$274,900

3 bd · 2.5 ba · 1,596 sqft · Condo public records · 34 Days on market

Built 2010

---

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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• 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

Welcome to Sabal Bay & acirc; & euro; & rdquo; a gated, maintenance-free townhome community perfectly positioned in the heart of Southwest Florida. This beautifully maintained 3-bedroom, 2.5-bath townhome offers the ideal combination of comfort, convenience, and location, tucked just off Honore Avenue north of University Parkway and west of I-75. Inside, you& apos; ll find an open-concept floor plan designed for everyday living and entertaining, featuring a spacious kitchen with granite countertops, ample cabinetry, and seamless flow into the living and dining areas. Enjoy Florida living year-round from the screened-in lanai, plus the convenience of an attached 1-car garage

Key facts

• Gated community
• Attached garage
• Spacious kitchen

Tags

• GATED COMMUNITY
• MAINTENANCE FREE
• OPEN CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• SCREENED IN LANAI
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (3.0% 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.
• Market conditions: 102 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2k 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.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $266,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.32%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,735
• Equity at exit: $58,370

10-year hold

• IRR: 7.9%
• Equity multiple: 1.71×
• Total profit: $55,026
• Equity at exit: $54,719

Cash invested: $76,972 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,976 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$325 /mo · $3,901/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $470

Break-even live

Break-even rent $2,381

Max offer price $274,900

Occupancy floor 79%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7151 83rd Dr E Bradenton, FL	3.0	2.5	1596	$2,095	$1.31	16d	1	0.01mi
6939 Lennox Pl University Park, FL	3.0	2.0	2034	$8,300	$4.08	23d	1	0.36mi
6909 Lennox Pl University Park, FL	3.0	2.0	2032	$6,500	$3.20	16d	1	0.41mi
6920 Lennox Pl University Park, FL	3.0	2.0	2044	$8,300	$4.06	23d	1	0.42mi
7755 Plantation Cir Bradenton, FL	3.0	2.5	1282	$2,600	$2.03	23d	1	0.47mi
7654 Plantation Cir Bradenton, FL	2.0	2.5	1156	$2,150	$1.86	16d	1	0.56mi
6211 Timber Lake Dr Unit B9 Sarasota, FL	2.0	2.0	1274	$1,750	$1.37	23d	1	0.91mi
6191 Timber Lake Dr Unit A6 Sarasota, FL	2.0	2.0	1178	$1,600	$1.36	23d	1	0.94mi
6104 Turnbury Park Dr Sarasota, FL	1.0–3.0	1.0–2.0	1065	$2,505	$2.35	1d	29	1.01mi
7911 Whitebridge Gln University Park, FL	2.0	2.0	1721	$6,500	$3.78	23d	1	1.02mi
7725 Whitebridge Gln University Park, FL	2.0	2.0	1344	$5,250	$3.91	23d	1	1.05mi
7711 Whitebridge Gln University Park, FL	2.0	2.0	1609	$2,500	$1.55	23d	1	1.08mi
5924 Clubside Dr Sarasota, FL	2.0	2.0	1380	$2,500	$1.81	23d	1	1.13mi
8925 77th Ter E Lakewood Ranch, FL	1.0–2.0	1.0–2.0	1049	$4,200	$4.00	16d	67	1.15mi
6120 Country Club Way #207 Sarasota, FL	2.0	2.0	1400	$1,950	$1.39	23d	1	1.18mi
6041 Clubside Dr Unit 6041 Sarasota, FL	2.0	2.0	1380	$2,950	$2.14	23d	1	1.18mi
6110 Country Club Way #201 Sarasota, FL	2.0	2.0	1400	$4,000	$2.86	23d	1	1.20mi
5735 Gardens Dr Unit 5735 Sarasota, FL	2.0	1.0	1068	$2,000	$1.87	23d	1	1.27mi
8926 Manor Loop Lakewood Ranch, FL	2.0–3.0	2.0	1165	$2,700	$2.32	23d	2	1.35mi
8926 Manor Loop #201 Lakewood Ranch, FL	3.0	2.0	1250	$2,700	$2.16	14d	1	1.35mi
8917 Manor Loop #205 Lakewood Ranch, FL	2.0	2.0	1080	$2,150	$1.99	23d	1	1.37mi
8932 Manor Loop #205 Lakewood Ranch, FL	2.0	2.0	1080	$1,900	$1.76	23d	1	1.38mi
8445 Gardens Cir Sarasota, FL	1.0–3.0	1.0–2.0	973	$2,172	$2.23	2d	29	1.38mi
5662 Gardens Dr #104 Sarasota, FL	2.0	2.0	1068	$1,950	$1.83	23d	1	1.40mi
8128 Villa Grande Ct Sarasota, FL	3.0	2.5	1818	$3,190	$1.75	19d	1	1.42mi
7135 Kensington Ct University Park, FL	2.0	2.0	2208	$7,000	$3.17	23d	1	1.42mi
8911 Manor Loop #205 Lakewood Ranch, FL	3.0	2.0	1490	$1,950	$1.31	21d	1	1.42mi
7557 Fairlinks Ct Sarasota, FL	3.0	2.0	1782	$7,000	$3.93	23d	1	1.44mi
8119 Villa Grande Ct Unit Available Sarasota, FL	3.0	2.5	2120	$2,600	$1.23	23d	1	1.45mi
8204 Villa Grande Ct Sarasota, FL	3.0	2.5	2121	$3,200	$1.51	16d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $274,900 Active 34 DOM
2. 2026-06-17
   days on market $274,900 Active 33 DOM
3. 2026-06-16
   days on market $274,900 Active 32 DOM
4. 2026-06-15
   days on market $274,900 Active 31 DOM
5. 2026-06-13
   days on market $274,900 Active 29 DOM
6. 2026-06-13
   days on market $274,900 Active 28 DOM
7. 2026-06-10
   days on market $274,900 Active 26 DOM
8. 2026-06-09
   days on market $274,900 Active 25 DOM
9. 2026-06-08
   days on market $274,900 Active 24 DOM
10. 2026-06-08
    days on market $274,900 Active 23 DOM
11. 2026-06-03
    days on market $274,900 Active 19 DOM
12. 2026-06-02
    days on market $274,900 Active 18 DOM
13. 2026-06-01
    days on market $274,900 Active 17 DOM
14. 2026-05-31
    days on market $274,900 Active 16 DOM
15. 2026-05-16
    listed $274,900 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: $3,901 · $325/mo
• Projected year-2 tax: $3,901 · $325/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 5/10 Major FEMA zone X (unshaded) · 50% 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: $35,709
• − Mortgage interest: −$15,399
• − Property taxes: −$3,901
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,857
• − Management: −$2,857
• − Depreciation: −$7,997
• Taxable income: $1,324
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $5,317/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

1 event — show timeline

• 2026-05-16 Listed $274,900 FSBO.com

Property tax history

+6.5%/yr

Latest (2025): $3,901 · -2.3% YoY. Source: county tax records.