208 Cape Harbour Loop #102 · Bradenton, FL 34212

$205,000

3 bd · 2.5 ba · 1,200 sqft · Condo public records · 93 Days on market

Built 2007 $382/mo HOA · 17% of rent

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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 +13.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.4/10.0
• DSCR +4.1/10.0
• Appreciation +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0

Listing remarks MLS

LAKE VIEWS- BEAUTIFUL TOWNHOME situated on back lake with stunning views & tranquil setting. This Move-In ready Townhome opens up to a large Living Room/Dining area with laminate wood flooring. The Breakfast Bar gives multiple seating areas, overlooking the kitchen with Stainless Steele Appliances and a New oversized Stainless Sink. The First Floor has a 1/2 bath with a storage closet inside and the Washer/Dryer is outside the bathroom behind bi-folds. Take in the Lake view while eating in your Dining Area, makes this the perfect location in the community! Venture upstairs to the 3 Beds & 2 full Baths, the hallway bathroom has a bath tub shared between the bedrooms. The Master Bedroom is a nice size with a double closet and has a Master Bath with a stall shower. All bedrooms have laminate flooring and carpeting on the stairs. For comfort there are 2 zones for A/C system. Enjoy living in Heritage Harbour's Townhome community of Lighthouse Cove with Walking Trails, Soccer/Baseball Fields, a Fishing Pier, Park Settings and Golf available for charge. Nearby Restaurants, Shopping, Urgent Care, Crunch Fitness Center and newly opened Costco. The Community Pool is nearby and pets allowed for owners. HOA includes pest control, water, sewer & trash removal. Conveniently located near Gorgeous Beaches & Airports.

Key facts

• Dog park
• Community pool
• Disc golf

Tags

• CORNER UNIT
• COMMUNITY POOL
• DOG PARK
• DISC GOLF
• TOP-RATED SCHOOLS

Property features AI

Finance

• Other: Total monthly fees $382; total annual fees $4,584
• Financial info: CDD present; Lease restrictions apply
• HOA & community: Heritage Harbour association; The townhomes at Lighthouse Cove VI; Monthly HOA approximately $358.67; Quarterly association fees (example: $1,076 and $70 listed quarterly); HOA covers: pool, reserves, structure maintenance, grounds maintenance, general maintenance, management, pest control, recreational facilities, sewer, trash and water; Pets allowed with limits (number and size)

Exterior

• Parking: Asphalt/paved road access
• Utilities: Private water source; Public sewer; Electricity connected; Cable available; Public water connected
• Home design: Residential townhouse; Two levels; Southwest facing; Entry on primary level
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Lennar
• Exterior features: Landscaped; Lighting; Private mailbox; Sidewalk; Pond waterfront with water view; In-ground gunite pool (community)

Interior

• Kitchen: Range; Microwave; Refrigerator; Solid surface counters
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Solid surface counters; Thermostat; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $13 ($158/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $187k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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); 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); 479 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 93 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $186,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.12% ✓
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 7.4

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: -12.8%
• Equity multiple: 0.50×
• Total profit: $-28,527
• Equity at exit: $41,538

10-year hold

• IRR: -10.1%
• Equity multiple: 0.31×
• Total profit: $-39,391
• Equity at exit: $37,156

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 34212

• Home prices YoY: -0.7%
• Rents YoY: -3.4%
• Active inventory: 479
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,297 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$259 /mo · $3,109/yr
• Insurance: −$85
• HOA: −$382
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $13

Break-even live

Break-even rent $2,280

Max offer price $205,000

Occupancy floor 94%

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 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Cape Harbour Loop #101 Bradenton, FL	3.0	2.5	1200	$2,000	$1.67	23d	1	0.01mi
360 Cape Harbour Loop #105 Bradenton, FL	3.0	2.5	1429	$2,200	$1.54	23d	1	0.02mi
250 Cape Harbour Loop #106 Bradenton, FL	2.0	2.5	1429	$1,775	$1.24	14d	1	0.19mi
250 Cape Harbour Loop Bradenton, FL	3.0	2.5	1200	$1,800	$1.50	23d	1	0.19mi
257 Cape Harbour Loop #104 Bradenton, FL	2.0	2.5	1429	$1,700	$1.19	23d	1	0.22mi
257 Cape Harbour Loop #101 Bradenton, FL	3.0	2.5	1200	$1,925	$1.60	3d	1	0.22mi
311 Cape Harbour Loop #103 Bradenton, FL	2.0	2.5	1429	$1,850	$1.29	14d	1	0.23mi
262 Cape Harbour Loop #102 Bradenton, FL	3.0	2.5	1200	$1,900	$1.58	23d	1	0.24mi
267 Cape Harbour Loop #101 Bradenton, FL	3.0	2.5	1200	$1,700	$1.42	23d	1	0.24mi
6510 Anchor Loop Bradenton, FL	1.0–3.0	1.0–2.0	1135	$2,180	$1.92	1d	32	0.28mi
280 Cape Harbour Loop #101 Bradenton, FL	3.0	2.5	1400	$2,100	$1.50	16d	1	0.29mi
6760 Willowshire Way Bradenton, FL	3.0	2.0	1387	$3,500	$2.52	23d	1	0.38mi
131 Babbling Brook Run Bradenton, FL	3.0	2.0	1387	$2,200	$1.59	23d	1	0.39mi
6519 Grand Estuary Trl Bradenton, FL	2.0	2.0	1156	$3,000	$2.60	23d	2	0.73mi
6110 9th Avenue Cir NE Bradenton, FL	2.0	1.5	1000	$2,000	$2.00	23d	1	0.73mi
6515 Grand Estuary Trl #107 Bradenton, FL	2.0	2.0	1156	$3,950	$3.42	23d	1	0.75mi
6411 Grand Estuary Trl #401 Bradenton, FL	2.0	2.0	1156	$2,325	$2.01	16d	1	0.77mi
7005 River Hammock Dr #305 Bradenton, FL	2.0	2.0	1121	$2,500	$2.23	23d	1	0.78mi
7019 River Hammock Dr Bradenton, FL	2.0–3.0	2.0	1209	$2,350	$1.94	11d	2	0.79mi
7121 River Hammock Dr Bradenton, FL	2.0	2.0	1176	$2,248	$1.91	23d	2	0.80mi
7121 River Hammock Dr Unit 1546059P Bradenton, FL	2.0	2.0	1151	$2,903	$2.52	16d	1	0.80mi
7607 Grand Estuary Trl Bradenton, FL	2.0	2.0	1226	$2,900	$2.37	23d	2	1.04mi
7705 Grand Estuary Trl Bradenton, FL	2.0	2.0	1175	$1,975	$1.68	16d	2	1.09mi
7803 Grand Estuary Trl Bradenton, FL	2.0	2.0	1371	$2,650	$1.93	23d	2	1.14mi
7911 Grand Estuary Trl Bradenton, FL	2.0	2.0	1156	$3,500	$3.03	23d	2	1.18mi
8105 Grand Estuary Trl Bradenton, FL	2.0	2.0	1138	$2,875	$2.53	3d	3	1.25mi
8205 Grand Estuary Trl Bradenton, FL	2.0	2.0	1121	$2,125	$1.90	16d	2	1.29mi
8309 Grand Estuary Trl Bradenton, FL	2.0	2.0	1185	$3,375	$2.85	16d	2	1.33mi
8403 Grand Estuary Trl Bradenton, FL	2.0	2.0	1138	$2,900	$2.55	23d	2	1.37mi
803 Fairwaycove Ln Bradenton, FL	2.0	2.0	1165	$1,835	$1.58	3d	2	1.44mi
819 Fairwaycove Ln Bradenton, FL	2.0	2.0	1165	$1,950	$1.67	16d	2	1.48mi

HOA detail condo

• Monthly dues: $382 · $4,584/yr
• Likely covers: watersewertrashpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-08
   statusdays on market $205,000 Pending 93 DOM
2. 2026-06-03
   days on market $205,000 Active 90 DOM
3. 2026-06-02
   days on market $205,000 Active 89 DOM
4. 2026-06-01
   days on market $205,000 Active 88 DOM
5. 2026-05-31
   days on market $205,000 Active 87 DOM
6. 2026-05-15
   price $205,000
7. 2026-05-04
   price $210,000
8. 2026-04-04
   price $215,000
9. 2026-03-20
   price $225,000
10. 2026-03-05
    listed $235,000 Active
11. 2020-08-14
    soldstatus $160,000
12. 2020-08-13
    soldstatus $160,000 Sold 1348-char remark

    Show marketing remark (1348 chars)

    LAKE VIEWS- BEAUTIFUL TOWNHOME situated on back lake with stunning views & tranquil setting. This Move-In ready Townhome opens up to a large Living Room/Dining area with laminate wood flooring. The Breakfast Bar gives multiple seating areas, overlooking the kitchen with Stainless Steele Appliances and a New oversized Stainless Sink. The First Floor has a 1/2 bath with a storage closet inside and the Washer/Dryer is outside the bathroom behind bi-folds. Take in the Lake view while eating in your Dining Area, makes this the perfect location in the community! Venture upstairs to the 3 Beds & 2 full Baths, the hallway bathroom has a bath tub shared between the bedrooms. The Master Bedroom is a nice size with a double closet and has a Master Bath with a stall shower. All bedrooms have laminate flooring and carpeting on the stairs. For comfort there are 2 zones for A/C system. Enjoy living in Heritage Harbour's Townhome community of Lighthouse Cove with Walking Trails, Soccer/Baseball Fields, a Fishing Pier, Park Settings and Golf available for charge. Nearby Restaurants, Shopping, Urgent Care, Crunch Fitness Center and newly opened Costco. The Community Pool is nearby and pets allowed for owners. HOA includes pest control, water, sewer & trash removal. Conveniently located near Gorgeous Beaches & Airports.

13. 2020-07-14
    status Pending 1348-char remark

    Show marketing remark (1348 chars)

    LAKE VIEWS- BEAUTIFUL TOWNHOME situated on back lake with stunning views & tranquil setting. This Move-In ready Townhome opens up to a large Living Room/Dining area with laminate wood flooring. The Breakfast Bar gives multiple seating areas, overlooking the kitchen with Stainless Steele Appliances and a New oversized Stainless Sink. The First Floor has a 1/2 bath with a storage closet inside and the Washer/Dryer is outside the bathroom behind bi-folds. Take in the Lake view while eating in your Dining Area, makes this the perfect location in the community! Venture upstairs to the 3 Beds & 2 full Baths, the hallway bathroom has a bath tub shared between the bedrooms. The Master Bedroom is a nice size with a double closet and has a Master Bath with a stall shower. All bedrooms have laminate flooring and carpeting on the stairs. For comfort there are 2 zones for A/C system. Enjoy living in Heritage Harbour's Townhome community of Lighthouse Cove with Walking Trails, Soccer/Baseball Fields, a Fishing Pier, Park Settings and Golf available for charge. Nearby Restaurants, Shopping, Urgent Care, Crunch Fitness Center and newly opened Costco. The Community Pool is nearby and pets allowed for owners. HOA includes pest control, water, sewer & trash removal. Conveniently located near Gorgeous Beaches & Airports.

14. 2020-07-08
    listed $165,000 Active 1348-char remark

    Show marketing remark (1348 chars)

    LAKE VIEWS- BEAUTIFUL TOWNHOME situated on back lake with stunning views & tranquil setting. This Move-In ready Townhome opens up to a large Living Room/Dining area with laminate wood flooring. The Breakfast Bar gives multiple seating areas, overlooking the kitchen with Stainless Steele Appliances and a New oversized Stainless Sink. The First Floor has a 1/2 bath with a storage closet inside and the Washer/Dryer is outside the bathroom behind bi-folds. Take in the Lake view while eating in your Dining Area, makes this the perfect location in the community! Venture upstairs to the 3 Beds & 2 full Baths, the hallway bathroom has a bath tub shared between the bedrooms. The Master Bedroom is a nice size with a double closet and has a Master Bath with a stall shower. All bedrooms have laminate flooring and carpeting on the stairs. For comfort there are 2 zones for A/C system. Enjoy living in Heritage Harbour's Townhome community of Lighthouse Cove with Walking Trails, Soccer/Baseball Fields, a Fishing Pier, Park Settings and Golf available for charge. Nearby Restaurants, Shopping, Urgent Care, Crunch Fitness Center and newly opened Costco. The Community Pool is nearby and pets allowed for owners. HOA includes pest control, water, sewer & trash removal. Conveniently located near Gorgeous Beaches & Airports.

ⓘ 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: $3,109 · $259/mo
• Projected year-2 tax: $3,109 · $259/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 (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $27,565
• − Mortgage interest: −$11,483
• − Property taxes: −$3,109
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − HOA: −$4,584
• − Depreciation: −$5,964
• Taxable loss: −$3,010
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $880/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

+24.2% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-04 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-14 Sold (Public Records) $160,000 Public Records
• 2020-08-13 Sold (MLS) $160,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-07-08 Listed $165,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.6%/yr

Latest (2025): $3,109 · -0.2% YoY. Source: county tax records.