7039 Stanhope Pl · The Meadows, FL 34201

$985,000

3 bd · 3.0 ba · 2,906 sqft · SingleFamily public records · 16 Days on market

Built 2001 0.31 ac lot Est $1151k · 14% under $682/mo HOA · 8% of rent ↓ 9% 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).

• ARV discount +14.0/15.0
• Cash flow +9.7/30.0
• Schools +4.4/10.0
• Appreciation +4.2/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

ROOF (2019), Refurbished pool cage (2022), AC (2024) and much more! Walk through the front door and be immediately captivated by the spectacular lakefront view! The inviting foyer opens to an impressive formal dining room, spacious enough to comfortably host twelve guests—ideal for memorable gatherings with family and friends. The living room offers an atmosphere of refined relaxation with panoramic views of the sparkling pool, lush year-round landscaping, and the tranquil lake beyond. A well-appointed gourmet kitchen provides everything needed for culinary creativity and seamlessly connects to the open family room, where a cozy gas fireplace and expansive sliding doors perfectly fram

Key facts

• Gourmet kitchen
• Gas fireplace
• Lakefront view

Tags

• LAKEFRONT VIEW
• GOURMET KITCHEN
• GAS FIREPLACE
• PRIVATE GUEST SUITES
• SPA-INSPIRED BATHROOM
• AWARD-WINNING COMMUNITY

Property features AI

Finance

• Other: Property type: Residential (single family); On-water property with pond and lake view (43 feet of pond frontage); Private heated inground pool and spa (swim spa, lighting); Living area reported at 2,906 sq ft; total building area reported at 3,866 sq ft; Lot size approximately 0.31 acres (1/4 to less than 1/2 acre)
• Financial info: Lease restrictions apply
• HOA & community: Homeowners association (monthly HOA approximately $682.67; quarterly association fee $2,048); HOA approval required for buyers; HOA services include: 24-hour guard, cable TV, internet, management, private road maintenance, recreational facilities, security, common area taxes, escrow reserves; Community amenities: clubhouse, fitness center, tennis and racquetball courts, golf course and carts allowed, association recreation, deed restrictions, wheelchair access, handicap modified access, no truck/RV/motorcycle parking, irrigation with reclaimed water

Exterior

• Parking: Attached oversized garage with 2 spaces (garage door opener, 23x21 dimensions)
• Security: Gated community; 24-hour guard (provided by HOA)
• Utilities: Public water; Private sewer; Cable connected; Natural gas available; Sewer connected; Sprinkler recycled; Water connected; Irrigation equipment
• Home design: Single family residence; One-story; East-facing; Completed condition
• Construction: Cement siding, concrete and stucco construction; Tile roof; Other foundation
• Exterior features: Sidewalk; Sprinkler system (metered); Landscaped yard; Level, oversized lot; Paved road access

Interior

• Kitchen: Built-in oven; Dishwasher; Garbage disposal; Ice maker; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Zoned heating; Central air conditioning; Zoned cooling; Gas fireplace
• Interior features: Built-in features; Cathedral ceilings; Crown molding; Eat-in kitchen; High ceilings; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Split bedroom layout; Vaulted ceilings; Walk-in closets; Window treatments
• Laundry & utility: Dedicated laundry room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $985k.

Deal economics

• At list price, monthly cash flow is $-651 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $870k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $812k (17.6% below list).
• Recommended offer: $812k (17.6% below list) — sets the bar for 1% rule.

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; 8 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 $7k of loan paydown is wiped out by about $16k 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 16 days — a 2% lower offer ($970k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $812,102 (17.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.82% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $1,150,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7009 Stanhope Pl	0.11mi	3/3.0	2,837 (-2%)	3mo	$1,050,000	$370	89
6748 Curzon Ter	0.25mi	3/3.0	2,680 (-8%)	2mo	$1,043,000	$389	74
8125 Collingwood Ct	0.28mi	3/3.0	3,122 (+7%)	2mo	$950,000	$304	73
8113 Collingwood Ct	0.32mi	3/3.0	2,632 (-9%)	1mo	$980,000	$372	68
7915 Warwick Gardens Ln	0.62mi	3/3.0	2,915 (+0%)	3mo	$1,155,000	$396	68
8108 Collingwood Ct	0.34mi	3/3.0	3,139 (+8%)	4mo	$1,365,000	$435	67
8116 Collingwood Ct	0.29mi	3/3.0	3,246 (+12%)	0mo	$1,350,000	$416	67
6620 Saint James Xing	0.53mi	3/3.0	2,860 (-2%)	7mo	$899,900	$315	67
8223 Regents Ct	0.43mi	4/3.5 (+1)	3,125 (+8%)	7mo	$1,100,000	$352	55
8033 Fairhaven Gln	0.43mi	4/3.0 (+1)	2,561 (-12%)	2mo	$1,435,000	$560	54
6641 ST James Xing	0.59mi	4/3.5 (+1)	3,096 (+6%)	6mo	$1,900,000	$614	49
8214 Regents Ct	0.45mi	4/3.5 (+1)	3,257 (+12%)	4mo	$1,565,000	$481	49

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: -12.7%
• Equity multiple: 0.48×
• Total profit: $-142,265
• Equity at exit: $209,146

10-year hold

• IRR: -5.4%
• Equity multiple: 0.55×
• Total profit: $-122,875
• Equity at exit: $196,065

Cash invested: $275,800 (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: 10.1×

Monthly cashflow live

• Estimated rent: $8,121 high
• Mortgage (P&I): −$5,165
• Tax from tax record: −$809 /mo · $9,708/yr
• Insurance: −$410
• HOA: −$682
• Vacancy / Maint / Mgmt: −$1,705
• Net cashflow: $-651

Break-even live

Break-even rent $8,945

Max offer price $869,958

Occupancy floor —

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: $246,250
• Closing costs: $29,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7005 Stanhope Pl University Park, FL	4.0	3.0	2846	$9,000	$3.16	23d	1	0.11mi
6914 Stanhope Pl University Park, FL	3.0	4.0	2951	$8,000	$2.71	3d	1	0.16mi
6939 Lennox Pl University Park, FL	3.0	2.0	2034	$8,300	$4.08	23d	1	0.17mi
6909 Lennox Pl University Park, FL	3.0	2.0	2032	$6,500	$3.20	15d	1	0.22mi
6920 Lennox Pl University Park, FL	3.0	2.0	2044	$8,300	$4.06	23d	1	0.23mi
8133 Misty Oaks Blvd Sarasota, FL	3.0	2.5	2423	$4,300	$1.77	23d	1	0.88mi
8119 Villa Grande Ct Unit Available Sarasota, FL	3.0	2.5	2120	$2,600	$1.23	23d	1	1.27mi
8204 Villa Grande Ct Sarasota, FL	3.0	2.5	2121	$3,200	$1.51	15d	1	1.31mi

HOA detail

• Monthly dues: $682 · $8,184/yr
• Likely covers: gaslandscapingpool

Listing history 11 events

1. 2026-06-08
   status $985,000 Pending 16 DOM
2. 2026-06-03
   days on market $985,000 Active 16 DOM
3. 2026-06-02
   days on market $985,000 Active 15 DOM
4. 2026-06-01
   days on market $985,000 Active 14 DOM
5. 2026-05-31
   days on market $985,000 Active 13 DOM
6. 2026-05-18
   price $985,000
7. 2026-05-18
   listed $950,000 Active
8. 2026-01-02
   historical
9. 2026-01-01
   status Active
10. 2025-12-18
    status Pending
11. 2025-12-01
    listed $1,085,000 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: $9,708 · $809/mo
• Projected year-2 tax: $9,708 · $809/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: $97,452
• − Mortgage interest: −$55,175
• − Property taxes: −$9,708
• − Insurance: −$4,925
• − Repairs & maintenance: −$7,796
• − Management: −$7,796
• − HOA: −$8,184
• − Depreciation: −$28,655
• Taxable loss: −$24,787
• Est. tax savings @ 24.0%: +$5,949
• After-tax cash flow: $-1,866/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 — 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: 52,177
• 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

-9.2% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $985,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Listed $950,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Listed $1,085,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $9,708 · +2.5% YoY. Source: county tax records.