8230 72nd St E · The Meadows, FL 34201

$262,900

3 bd · 2.5 ba · 1,596 sqft · Condo public records · 27 Days on market

Built 2005 $415/mo HOA · 16% of rent ↓ 17% 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).

• Cash flow +14.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• DSCR +4.5/10.0
• 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

Under contract-accepting backup offers. One or more photo(s) has been virtually staged. A meticulously maintained, priced-to-sell FAST townhouse nestled within the gated, Sabal Bay community, (5 minutes from UTC) this gorgeous three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort and convenience. New 42" kitchen cabinets, updated granite countertop and backsplash. Just steps from the heated community pool, playground, and cabana within lush, tropical landscaping, the home features an open floor plan with high ceilings, tile and carpet flooring, a screened porch perfect for enjoying Florida weather and overlooking serene green space for ultimate privacy. ROOF is 20

Key facts

• Gated community
• Screened porch
• New kitchen cabinets

Tags

• GATED COMMUNITY
• HEATED COMMUNITY POOL
• SCREENED PORCH
• SERENE GREEN SPACE
• NEW KITCHEN CABINETS
• UPDATED GRANITE COUNTERTOP

Property features AI

Finance

• Other: Community gate (directions reference gated entrance — gate code will be provided)
• Financial info: Total monthly HOA fees $415 (annual $4,980); Lease restrictions apply
• HOA & community: HOA with monthly fee of $415; Association management: Advanced Management Inc/Emily Haight; Association approval required; Association fees include: common area taxes, pool, escrow reserves, insurance, structure maintenance, grounds maintenance, management, recreational facilities; Buyer approval required; Deed restrictions; Playground and pool in community; Pets allowed with restrictions (breed restrictions, cats OK, dogs OK, number limit)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity available and connected; Fiber optics; Cable available; Phone available; BB/HS internet available; Underground utilities; Water connected
• Home design: Residential townhouse; Two stories; Faces east; Slab foundation
• Construction: Block and stucco construction; Shingle roof; Built with slab foundation
• Exterior features: Sidewalk; Sliding doors; Irrigation equipment; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Living room / dining room combo; Stone counters; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments
• Laundry & utility: Washer; Dryer; Laundry inside on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $263k.

Deal economics

• At list price, monthly cash flow is $75 ($906/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $263k).
• Recommended offer: $259k (1.5% 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; 35 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $258,956 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 8.2

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: -7.2%
• Equity multiple: 0.70×
• Total profit: $-21,993
• Equity at exit: $55,822

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $1,970
• Equity at exit: $52,330

Cash invested: $73,612 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,674 high
• Mortgage (P&I): −$1,379
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$110
• HOA: −$415
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $75

Break-even live

Break-even rent $2,579

Max offer price $262,900

Occupancy floor 92%

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: $65,725
• Closing costs: $7,887
• Reserves months: —
• Total cash needed: —

Rent comps 35 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	0.08mi
6939 Lennox Pl University Park, FL	3.0	2.0	2034	$8,300	$4.08	23d	1	0.39mi
7755 Plantation Cir Bradenton, FL	3.0	2.5	1282	$2,600	$2.03	23d	1	0.41mi
6909 Lennox Pl University Park, FL	3.0	2.0	2032	$6,500	$3.20	16d	1	0.42mi
6920 Lennox Pl University Park, FL	3.0	2.0	2044	$8,300	$4.06	23d	1	0.44mi
7654 Plantation Cir Bradenton, FL	2.0	2.5	1156	$2,150	$1.86	16d	1	0.51mi
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
7911 Whitebridge Gln University Park, FL	2.0	2.0	1721	$6,500	$3.78	23d	1	0.98mi
7725 Whitebridge Gln University Park, FL	2.0	2.0	1344	$5,250	$3.91	23d	1	1.00mi
6104 Turnbury Park Dr Sarasota, FL	1.0–3.0	1.0–2.0	1065	$2,505	$2.35	1d	29	1.02mi
7711 Whitebridge Gln University Park, FL	2.0	2.0	1609	$2,500	$1.55	23d	1	1.04mi
8925 77th Ter E Lakewood Ranch, FL	1.0–2.0	1.0–2.0	1049	$4,200	$4.00	16d	67	1.12mi
5924 Clubside Dr Sarasota, FL	2.0	2.0	1380	$2,500	$1.81	23d	1	1.13mi
6120 Country Club Way #207 Sarasota, FL	2.0	2.0	1400	$1,950	$1.39	23d	1	1.15mi
6110 Country Club Way #201 Sarasota, FL	2.0	2.0	1400	$4,000	$2.86	23d	1	1.17mi
6041 Clubside Dr Unit 6041 Sarasota, FL	2.0	2.0	1380	$2,950	$2.14	23d	1	1.18mi
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	1.31mi
8926 Manor Loop #201 Lakewood Ranch, FL	3.0	2.0	1250	$2,700	$2.16	14d	1	1.31mi
8917 Manor Loop #205 Lakewood Ranch, FL	2.0	2.0	1080	$2,150	$1.99	23d	1	1.33mi
8932 Manor Loop #205 Lakewood Ranch, FL	2.0	2.0	1080	$1,900	$1.76	23d	1	1.34mi
7135 Kensington Ct University Park, FL	2.0	2.0	2208	$7,000	$3.17	23d	1	1.35mi
8911 Manor Loop #205 Lakewood Ranch, FL	3.0	2.0	1490	$1,950	$1.31	21d	1	1.38mi
7557 Fairlinks Ct Sarasota, FL	3.0	2.0	1782	$7,000	$3.93	23d	1	1.39mi
8445 Gardens Cir Sarasota, FL	1.0–3.0	1.0–2.0	973	$2,172	$2.23	2d	29	1.39mi
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	1.41mi
8119 Villa Grande Ct Unit Available Sarasota, FL	3.0	2.5	2120	$2,600	$1.23	23d	1	1.45mi
8858 White Sage Loop Lakewood Ranch, FL	2.0	2.5	1064	$1,900	$1.79	3d	1	1.45mi
6718 Virginia Xing University Park, FL	3.0	2.0	1721	$5,250	$3.05	23d	1	1.47mi
7405 Vista Way Bradenton, FL	3.0	2.0	1324	$2,000	$1.51	23d	1	1.47mi
8204 Villa Grande Ct Sarasota, FL	3.0	2.5	2121	$3,200	$1.51	16d	1	1.48mi
7428 Vista Way #105 Bradenton, FL	3.0	2.0	1224	$1,900	$1.55	23d	1	1.49mi
8828 White Sage Loop Lakewood Ranch, FL	2.0	2.5	1092	$1,975	$1.81	3d	1	1.50mi

HOA detail condo

• Monthly dues: $415 · $4,980/yr
• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-16
   price $262,900
2. 2026-04-27
   listed $269,900 Active
3. 2026-03-26
   historical
4. 2026-03-11
   price $299,900
5. 2026-01-28
   price $307,000
6. 2025-09-09
   listed $314,900 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: $1,608 · $134/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$574/yr (+$48/mo · 35.7%)

ⓘ 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) · 51% 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: $32,091
• − Mortgage interest: −$14,726
• − Property taxes: −$1,608
• − Insurance: −$1,314
• − Repairs & maintenance: −$2,567
• − Management: −$2,567
• − HOA: −$4,980
• − Depreciation: −$7,648
• Taxable loss: −$3,320
• Est. tax savings @ 24.0%: +$797
• After-tax cash flow: $1,703/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

-16.5% since first listed

6 events — show timeline

• 2026-05-16 Price Changed $262,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Price Changed $307,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-09 Listed $314,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-0.5%/yr

Latest (2025): $1,608 · +4.0% YoY. Source: county tax records.