Angelina Plan · Lakewood Ranch, FL 34211

$515,999

2 bd · 2.0 ba · 2,061 sqft · SingleFamily · 62 Days on market

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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 +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story home enjoys a cohesive modern design uniting the spacious kitchen, family and dining rooms that's ideal for shared living. An expansive lanai is accessible from the family room and the owner's suite, while a den and secondary bedroom in the front of the home add flexibility.

Key facts

• Secondary bedroom
• Spacious kitchen
• Expansive lanai

Tags

• SPACIOUS KITCHEN
• EXPANSIVE LANAI
• OWNER'S SUITE
• DEN
• SECONDARY BEDROOM

Property features AI

Finance

• Financial info: List price: $515,999

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Plan name: Angelina
• Exterior features: Property listed as the Angelina plan (new construction plan)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area of approximately 2,061 (living area value provided)

🏗️ New construction. The $515,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $663,642.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $516k.

Deal economics

• At list price, monthly cash flow is $-958 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $459k (11.0% below list).
• Recommended offer: $459k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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 F — 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.
• Market conditions: Rents falling (-5.2%/yr); 1154 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $4,593/mo this rent would consume 46% of the median local household income ($120k/yr) (locally 815% 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 $5k of loan paydown is wiped out by about $20k 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 62 days — a 6% lower offer ($485k) is reasonable based on typical stale-listing flexibility.

Recommended offer $459,276 (11.0% 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 62 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.19%
• DSCR: 0.72
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $663,642
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19047 Cherrystone Way	0.60mi	2/2.0	2,061 (0%)	1mo	$700,000	$340	71
19019 Cherrystone Way	0.60mi	2/2.0	2,061 (0%)	1mo	$638,605	$310	71
19103 Cherrystone Way	0.40mi	3/2.0 (+1)	2,246 (+9%)	3mo	$670,000	$298	59
17601 Hickok Belt Loop	0.72mi	3/2.0 (+1)	2,061 (0%)	4mo	$830,000	$403	58
19104 Cherrystone Way	0.50mi	2/2.5	1,850 (-10%)	3mo	$685,000	$370	56
19123 Cherrystone Way	0.50mi	3/2.0 (+1)	2,246 (+9%)	3mo	$635,000	$283	55
19015 Cherrystone Way	0.50mi	3/3.0 (+1)	2,252 (+9%)	2mo	$725,000	$322	51
19039 Cherrystone Way	0.60mi	2/2.5	1,850 (-10%)	2mo	$600,000	$324	51
19051 Cherrystone Way	0.60mi	2/3.0	2,247 (+9%)	3mo	$690,000	$307	51
19031 Cherrystone Way	0.60mi	3/3.0 (+1)	2,247 (+9%)	2mo	$650,000	$289	46
17609 Hickok Belt Loop	0.70mi	2/2.5	1,850 (-10%)	3mo	$775,000	$419	46
19108 Cherrystone Way	0.60mi	3/3.0 (+1)	2,247 (+9%)	4mo	$705,596	$314	45

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

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: $-181,944
• Equity at exit: $98,951

10-year hold

• IRR: -51.7%
• Equity multiple: -0.55×
• Total profit: $-288,736
• Equity at exit: $57,380

Cash invested: $185,820 (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 34211

• Home prices YoY: -27.5%
• Rents YoY: -5.2%
• Active inventory: 1154
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $4,593 high
• Mortgage (P&I): −$3,480
• Tax est. 1.5%: −$830 /mo · $9,955/yr
• Insurance: −$277
• HOA: −$0
• Vacancy / Maint / Mgmt: −$964
• Net cashflow: $-958

Break-even live

Break-even rent $5,805

Max offer price $525,018

Occupancy floor —

Sensitivity live

Price	-10% $-499	-5% $-729	+0% $-958	+5% $-1,187	+10% $-1,417
Rent	-10% $-1,321	-5% $-1,139	+0% $-958	+5% $-777	+10% $-595
Rate	-1.0pp $-624	-0.5pp $-789	base $-958	+0.5pp $-1,130	+1.0pp $-1,305

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: $165,910
• Closing costs: $19,909
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5420 Lightning Whelk Ln Bradenton, FL	3.0	3.0	2445	$6,000	$2.45	25d	1	0.02mi
5612 Lightning Whelk Ln Bradenton, FL	3.0	3.0	2444	$12,500	$5.11	25d	1	0.02mi
19015 Scallop Loop Unit 7118 Lakewood Ranch, FL	2.0	2.0	1569	$6,000	$3.82	25d	1	0.21mi
5623 Mulligan Way Bradenton, FL	3.0	2.5	2359	$14,000	$5.93	25d	1	0.22mi
18731 Cherrystone Way Bradenton, FL	3.0	3.0	2799	$8,000	$2.86	25d	1	0.46mi
5725 Cheech Gln Bradenton, FL	3.0	2.5	1850	$12,000	$6.49	25d	1	0.49mi
5720 Cheech Gln Bradenton, FL	3.0	2.0	2246	$5,500	$2.45	25d	1	0.50mi
5711 Palmer Cir #206 Bradenton, FL	2.0	2.0	1462	$3,000	$2.05	25d	1	0.55mi
5721 Palmer Cir Bradenton, FL	2.0	2.0	1452	$3,250	$2.24	25d	2	0.57mi
19168 Cherrystone Way Bradenton, FL	2.0	2.0	2061	$4,500	$2.18	25d	1	0.59mi
19023 Cherrystone Way Bradenton, FL	3.0	2.0	2246	$5,500	$2.45	4d	1	0.59mi
19156 Cherrystone Way Bradenton, FL	3.0	3.0	2247	$5,000	$2.23	25d	1	0.59mi
5710 Palmer Cir #201 Bradenton, FL	2.0	2.0	1462	$4,500	$3.08	25d	1	0.62mi
5947 Brandon Run Bradenton, FL	3.0	2.0	2200	$13,000	$5.91	25d	1	0.75mi
18117 Gawthrop Dr #104 Bradenton, FL	3.0	2.0	1786	$4,000	$2.24	25d	1	0.78mi
18017 Gawthrop Dr #104 Bradenton, FL	3.0	2.0	1786	$6,000	$3.36	25d	1	0.82mi
18114 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1310	$2,200	$1.68	3d	3	0.84mi
18114 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1300	$2,300	$1.77	25d	5	0.84mi
6026 Brandon Run Bradenton, FL	3.0	2.0	2246	$12,000	$5.34	25d	1	0.85mi
18028 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1310	$1,950	$1.49	17d	6	0.86mi
5558 Palmer Cir #106 Bradenton, FL	2.0	2.0	1462	$6,000	$4.10	25d	1	0.87mi
17815 Gawthrop Dr #101 Bradenton, FL	3.0	2.0	1786	$7,500	$4.20	25d	1	0.89mi
17810 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1453	$2,200	$1.51	20d	2	0.91mi
5577 Palmer Cir #201 Bradenton, FL	2.0	2.0	1569	$2,300	$1.47	25d	1	0.93mi
5805 Wake Forest Run #103 Bradenton, FL	3.0	2.0	2110	$4,250	$2.01	17d	1	0.95mi
5537 Palmer Cir #201 Bradenton, FL	2.0	2.0	1569	$3,200	$2.04	25d	1	0.95mi
5815 Wake Forest Run #103 Bradenton, FL	3.0	2.0	2108	$3,500	$1.66	25d	1	0.97mi
17704 Gawthrop Dr Unit 1545826P Bradenton, FL	3.0	2.0	1431	$3,163	$2.21	16d	1	0.98mi
19111 Fox Landing Pl Bradenton, FL	3.0	3.5	2808	$3,900	$1.39	25d	1	1.01mi
5831 Wake Forest Run #101 Bradenton, FL	3.0	2.0	1741	$6,995	$4.02	25d	1	1.06mi
5915 Wake Forest Run #103 Bradenton, FL	3.0	2.0	2108	$4,800	$2.28	25d	1	1.13mi
17929 Cherished Loop Bradenton, FL	2.0	2.0	1432	$3,000	$2.09	4d	1	1.15mi
5921 Wake Forest Run Unit 1 Bradenton, FL	3.0	2.0	1786	$3,500	$1.96	25d	1	1.15mi
17918 Cherished Loop Bradenton, FL	2.0	2.0	1452	$3,000	$2.07	25d	1	1.17mi
17903 Cherished Loop Bradenton, FL	2.0	2.0	1672	$2,800	$1.67	25d	1	1.19mi
5507 Arnie Loop Bradenton, FL	3.0	3.0	2815	$10,500	$3.73	25d	1	1.21mi
6137 Cessna Run Bradenton, FL	3.0	2.0	2248	$11,000	$4.89	25d	1	1.35mi
6113 Cessna Run Bradenton, FL	3.0	2.0	2248	$6,000	$2.67	25d	1	1.36mi
5930 Cessna Run Bradenton, FL	2.0	2.5	1850	$12,500	$6.76	25d	1	1.39mi
16808 Bwana Pl Bradenton, FL	3.0	2.0	2006	$5,500	$2.74	25d	1	1.44mi

Listing history 14 events

1. 2026-06-18
   days on market $515,999 Active 62 DOM
2. 2026-06-17
   days on market $515,999 Active 61 DOM
3. 2026-06-16
   days on market $515,999 Active 60 DOM
4. 2026-06-15
   days on market $515,999 Active 59 DOM
5. 2026-06-13
   days on market $515,999 Active 57 DOM
6. 2026-06-13
   days on market $515,999 Active 56 DOM
7. 2026-06-10
   days on market $515,999 Active 54 DOM
8. 2026-06-09
   days on market $515,999 Active 53 DOM
9. 2026-06-08
   days on market $515,999 Active 52 DOM
10. 2026-06-08
    days on market $515,999 Active 51 DOM
11. 2026-06-03
    days on market $515,999 Active 47 DOM
12. 2026-06-02
    days on market $515,999 Active 46 DOM
13. 2026-06-01
    days on market $515,999 Active 45 DOM
14. 2026-05-31
    days on market $515,999 Active 44 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $55,113
• − Mortgage interest: −$37,174
• − Property taxes: −$9,955
• − Insurance: −$3,318
• − Repairs & maintenance: −$4,409
• − Management: −$4,409
• − Depreciation: −$19,306
• Taxable loss: −$23,458
• Est. tax savings @ 24.0%: +$5,630
• After-tax cash flow: $-5,866/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): 24,980
• Household income: $119,911
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 815.0

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 11% Two or more races 10% Asian 3% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Lithuanian 5% Romanian 3% Scotch-Irish 2%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 10% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -100.84%
• Current HPI: 265.946
• Rent YoY: ▼ -5.17%
• 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