6315 Rosefinch Ct #101 · Lakewood Ranch, FL 34202

$205,000

2 bd · 1.0 ba · 982 sqft · Condo public records · 101 Days on market

Built 2002 $544/mo HOA · 26% of rent

---

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 +7.5/15.0
• Cash flow +6.6/30.0
• 1% rule +5.4/10.0
• Appreciation +4.4/10.0
• Schools +4.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.8/10.0

Listing remarks MLS

Wonderful 2 bed, 2 bath condo in Summerfield Hollows / Riverwalk Village. Entering you are welcomed into the living room, leading into the kitchen and dining area. The kitchen boasts ample cabinet and counter space, with closet pantry, stone countertops and stainless steel appliances. The primary bedroom has an en suite bath and walk-in closet. Outside is a patio overlooking the shared community space. Located in Lakewood Ranch, this home is convenient to shops, restaurants, and I-75 for an easy commute to Tampa, Sarasota and surrounding areas, as well as the beautiful gulf beaches.

Key facts

• $544 HOA
• Garage
• Built 2002

Property features AI

Finance

• Other: Homestead exempt; Zoned PDR/WP
• Financial info: Total monthly fees $544; total annual fees $6,528; Lease restrictions apply
• HOA & community: Monthly association fee of $544 (includes common area taxes, structure maintenance, grounds maintenance, pest control, private road, sewer, trash, water); Association approval required; Association-managed (Shane Raniere, CMCA, AMS / Progressive Community M); Pets allowed with restrictions (cats OK, dogs OK, breed restrictions, number limit); No truck/RV/motorcycle parking; Sidewalks

Exterior

• Parking: Attached garage; 1 garage space; 1-car carport
• Utilities: Public water; Public sewer; Water connected
• Home design: Residential condominium; One-story; Faces north; Entry level: 1
• Construction: Wood siding; Shingle roof; Concrete perimeter foundation; Built in 6315 (building identifier)
• Exterior features: Hurricane shutters; Rain gutters; Asphalt road access

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Exhaust fan; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Shutters on windows; Smoke detectors
• Laundry & utility: Laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $-340 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (29.3% below list).
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $145k (29.3% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 3.3% in Lakewood Ranch — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Braden River Elementary School (math 76% / reading 64%, grade A-, #345 of 2,144 statewide, top 17%, 568 students, 40% FRL); Braden River Middle School (math 54% / reading 47%, grade C, #246 of 571 statewide, top 44%, 810 students, 58% FRL); Lakewood Ranch High School (math 47% / reading 63%, grade C, #135 of 667 statewide, top 20%, 2,435 students, 22% FRL).
• Market conditions: Rents soft (-0.5%/yr); 507 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 (-1.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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 101 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,922 (29.3% 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 101 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 4.30%
• Cash-on-cash: -7.11%
• DSCR: 0.68
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.2% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.22×
• Total profit: $-44,757
• Equity at exit: $47,536

10-year hold

• IRR: -17.4%
• Equity multiple: -0.30×
• Total profit: $-74,487
• Equity at exit: $48,274

Cash invested: $57,400 (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 34202

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 507
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,127 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$316 /mo · $3,788/yr
• Insurance: −$85
• HOA: −$544
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-340

Break-even live

Break-even rent $2,557

Max offer price $144,922

Occupancy floor —

Sensitivity live

Price	-10% $-224	-5% $-282	+0% $-340	+5% $-398	+10% $-456
Rent	-10% $-508	-5% $-424	+0% $-340	+5% $-256	+10% $-172
Rate	-1.0pp $-237	-0.5pp $-288	base $-340	+0.5pp $-393	+1.0pp $-447

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11209 Ranch Creek Ter Bradenton, FL	1.0–3.0	1.0–2.0	1099	$2,090	$1.90	3d	30	1.00mi
11140 Lost Creek Ter Bradenton, FL	1.0–2.0	1.0–2.0	1009	$1,785	$1.77	3d	11	1.12mi
5420 122nd Cir E Bradenton, FL	1.0–3.0	1.0–2.0	1012	$2,172	$2.14	4d	28	1.23mi

HOA detail condo

• Monthly dues: $544 · $6,528/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-22
   days on market $205,000 Active 101 DOM
2. 2026-06-18
   days on market $205,000 Active 98 DOM
3. 2026-06-17
   days on market $205,000 Active 97 DOM
4. 2026-06-16
   days on market $205,000 Active 96 DOM
5. 2026-06-15
   days on market $205,000 Active 95 DOM
6. 2026-06-13
   days on market $205,000 Active 93 DOM
7. 2026-06-13
   days on market $205,000 Active 92 DOM
8. 2026-06-10
   days on market $205,000 Active 90 DOM
9. 2026-06-09
   days on market $205,000 Active 89 DOM
10. 2026-06-08
    days on market $205,000 Active 88 DOM
11. 2026-06-08
    days on market $205,000 Active 87 DOM
12. 2026-06-03
    days on market $205,000 Active 83 DOM
13. 2026-06-02
    days on market $205,000 Active 82 DOM
14. 2026-06-01
    days on market $205,000 Active 81 DOM
15. 2026-05-31
    days on market $205,000 Active 80 DOM
16. 2026-05-23
    price $205,000
17. 2026-03-12
    listed $218,000 Active
18. 2021-09-08
    soldstatus $210,000
19. 2021-09-03
    soldstatus $210,000 Closed 589-char remark

    Show marketing remark (589 chars)

    Wonderful 2 bed, 2 bath condo in Summerfield Hollows / Riverwalk Village. Entering you are welcomed into the living room, leading into the kitchen and dining area. The kitchen boasts ample cabinet and counter space, with closet pantry, stone countertops and stainless steel appliances. The primary bedroom has an en suite bath and walk-in closet. Outside is a patio overlooking the shared community space. Located in Lakewood Ranch, this home is convenient to shops, restaurants, and I-75 for an easy commute to Tampa, Sarasota and surrounding areas, as well as the beautiful gulf beaches.

20. 2021-07-27
    status Pending 589-char remark

    Show marketing remark (589 chars)

    Wonderful 2 bed, 2 bath condo in Summerfield Hollows / Riverwalk Village. Entering you are welcomed into the living room, leading into the kitchen and dining area. The kitchen boasts ample cabinet and counter space, with closet pantry, stone countertops and stainless steel appliances. The primary bedroom has an en suite bath and walk-in closet. Outside is a patio overlooking the shared community space. Located in Lakewood Ranch, this home is convenient to shops, restaurants, and I-75 for an easy commute to Tampa, Sarasota and surrounding areas, as well as the beautiful gulf beaches.

21. 2021-07-21
    status Active 589-char remark

    Show marketing remark (589 chars)

    Wonderful 2 bed, 2 bath condo in Summerfield Hollows / Riverwalk Village. Entering you are welcomed into the living room, leading into the kitchen and dining area. The kitchen boasts ample cabinet and counter space, with closet pantry, stone countertops and stainless steel appliances. The primary bedroom has an en suite bath and walk-in closet. Outside is a patio overlooking the shared community space. Located in Lakewood Ranch, this home is convenient to shops, restaurants, and I-75 for an easy commute to Tampa, Sarasota and surrounding areas, as well as the beautiful gulf beaches.

22. 2021-07-09
    status Pending 589-char remark

    Show marketing remark (589 chars)

    Wonderful 2 bed, 2 bath condo in Summerfield Hollows / Riverwalk Village. Entering you are welcomed into the living room, leading into the kitchen and dining area. The kitchen boasts ample cabinet and counter space, with closet pantry, stone countertops and stainless steel appliances. The primary bedroom has an en suite bath and walk-in closet. Outside is a patio overlooking the shared community space. Located in Lakewood Ranch, this home is convenient to shops, restaurants, and I-75 for an easy commute to Tampa, Sarasota and surrounding areas, as well as the beautiful gulf beaches.

23. 2021-06-25
    price $209,900 589-char remark

    Show marketing remark (589 chars)

    Wonderful 2 bed, 2 bath condo in Summerfield Hollows / Riverwalk Village. Entering you are welcomed into the living room, leading into the kitchen and dining area. The kitchen boasts ample cabinet and counter space, with closet pantry, stone countertops and stainless steel appliances. The primary bedroom has an en suite bath and walk-in closet. Outside is a patio overlooking the shared community space. Located in Lakewood Ranch, this home is convenient to shops, restaurants, and I-75 for an easy commute to Tampa, Sarasota and surrounding areas, as well as the beautiful gulf beaches.

24. 2021-06-10
    listed $215,100 Active 589-char remark

    Show marketing remark (589 chars)

    Wonderful 2 bed, 2 bath condo in Summerfield Hollows / Riverwalk Village. Entering you are welcomed into the living room, leading into the kitchen and dining area. The kitchen boasts ample cabinet and counter space, with closet pantry, stone countertops and stainless steel appliances. The primary bedroom has an en suite bath and walk-in closet. Outside is a patio overlooking the shared community space. Located in Lakewood Ranch, this home is convenient to shops, restaurants, and I-75 for an easy commute to Tampa, Sarasota and surrounding areas, as well as the beautiful gulf beaches.

25. 2021-06-04
    soldstatus $189,200
26. 2021-06-03
    soldstatus $189,200
27. 2021-06-03
    listed $189,200
28. 2016-09-14
    soldstatus $143,000
29. 2016-09-12
    soldstatus $143,000 Sold
30. 2016-08-11
    status Pending
31. 2016-08-08
    listed $138,900 Active
32. 2010-09-08
    soldstatus $80,000
33. 2010-08-27
    soldstatus $80,000
34. 2010-05-19
    listed $99,900
35. 2005-01-24
    soldstatus $167,500
36. 2005-01-14
    soldstatus $167,500
37. 2004-11-29
    listed $169,900

ⓘ 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: $3,788 · $316/mo
• Projected year-2 tax: $3,788 · $316/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,520
• − Mortgage interest: −$11,483
• − Property taxes: −$3,788
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − HOA: −$6,528
• − Depreciation: −$5,964
• Taxable loss: −$7,351
• Est. tax savings @ 24.0%: +$1,764
• After-tax cash flow: $-2,317/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 — Lakewood Ranch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lakewood Ranch, FL
• County: Manatee County · 416,364 people
• City population: 52,177
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 27,197
• Household income: $121,659
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 574.0

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 (80%)
• Race & ethnicity: White 80% Two or more races 10% Hispanic / Latino 9% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 4% Italian 4% Slovak 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 88% English-only · Spanish 5% Arabic 1% Other Asian/Pacific 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: ▼ -1.20%
• Current HPI: 240.7087
• Rent YoY: ▼ -0.54%
• 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

+20.7% since first listed

22 events — show timeline

• 2026-05-23 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Listed $218,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-08 Sold (Public Records) $210,000 Public Records
• 2021-09-03 Sold (MLS) $210,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-07-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-25 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2021-06-10 Listed $215,100 Stellar MLS as Distributed by MLS Grid
• 2021-06-04 Sold (Public Records) $189,200 Public Records
• 2021-06-03 Listed $189,200 Stellar MLS as Distributed by MLS Grid
• 2021-06-03 Sold (MLS) $189,200 Stellar MLS as Distributed by MLS Grid
• 2016-09-14 Sold (Public Records) $143,000 Public Records
• 2016-09-12 Sold (MLS) $143,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-08-08 Listed $138,900 Stellar MLS as Distributed by MLS Grid
• 2010-09-08 Sold (Public Records) $80,000 Public Records
• 2010-08-27 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2010-05-19 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2005-01-24 Sold (Public Records) $167,500 Public Records
• 2005-01-14 Sold (MLS) $167,500 Stellar MLS as Distributed by MLS Grid
• 2004-11-29 Listed $169,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2025): $3,788 · +5.4% YoY. Source: county tax records.