6582 Fairway Gardens Dr #6582 · Lakewood Ranch, FL 34203

$223,995

2 bd · 2.0 ba · 1,346 sqft · Condo · 9 Days on market

Built 1997 Good condition $427/mo HOA · 18% 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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to the perfect condo in the perfect location! You'll be amazed at the spaciousness of this 2BR 2BA condo located a short bike ride away from almost every convenience you can think of. Grocery store? Got it. Restaurants? Take your pick. Need a haircut or your nails done? Call in and show up. If that's not enough, take your pick from 2 golf courses. One private for those who MUST have their own place to play and call their home course or the semi-private golf course for those who love to play a round for fun. NOTE: This condo comes with the option to join the private course should you CHOOSE to but is NOT required (only a class B social membership is required) The home itself is an absolute gem. The vaulted ceiling and openness of the plan make it seem twice as big as the square footage. The kitchen which opens to the rest of the home has durable and basically destroy proof solid surface countertops with integrated dual sinks. The layout is ergonomically correct with all the appliances and refrigerator within easy arms length distance for making cooking and all kitchen chores amazingly simple. It opens to the great room which offers all kinds of possibilities from big screen TV's to the ability to put in an awesome built in for books, pictures, etc. You'll love the extra large screened-in outdoor patio for relaxing on those perfect days and nights. The Master retreat and walk-in closet are something you'd expect in a much larger home. The guest quarter is large enough to accommodate any size bed and the closet space is ample, enough so that your guests may not want to leave! If all that's not enough, the attached one car garage with painted garage floor completes your home. Bring your clients by and I'm sure they'll agree, there's not a lot that will compare for the price!!

Key facts

• Breakfast nook
• Granite countertops
• Center island

Tags

• FULLY REMODELED KITCHEN
• GRANITE COUNTERTOPS
• CENTER ISLAND
• BREAKFAST NOOK
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• Other: Home warranty included; Third-party listing involvement noted
• Financial info: Total monthly fees approx. $427.83; total annual association fees approx. $5,134; Lease restrictions apply
• HOA & community: Monthly condo fee (approx. $270); condo fees $3,243 annually; Additional association fee $1,171 annually; Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, golf, recreation facilities, maintenance, pest control and common area services; Buyer approval required for association; Community features: association recreation (owned), community mailbox, deed restrictions, street lights; Pets allowed with restrictions (breed restrictions, number limit; max pet weight 35 lbs)

Exterior

• Parking: Deeded parking with driveway and guest spaces; Attached garage with garage door opener (1 garage space); Ground-level access
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available; Underground utilities
• Home design: Condominium (residential); Two-story building; unit on 2nd floor; Entry faces west
• Construction: Block and stucco construction; Tile roof; Slab foundation; Building identified as #6582
• Exterior features: Covered, enclosed and screened rear porch; Patio/porch with sliding doors; Exterior lighting; Mature landscaping with trees; Greenbelt and landscaped surroundings; Level lot near golf course and public transit; Paved asphalt road and public maintained road; Irrigation equipment (reclaimed water available in community)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Solid surface and stone counters; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat and air; Electric heat pump; Central air
• Interior features: Cathedral and vaulted ceilings; Ceiling fans; Eat-in kitchen; High ceilings; Open floorplan with living/dining combo; Split bedroom layout; Solid surface and stone counters; Walk-in closets; Window treatments; Thermostat
• Laundry & utility: Washer and dryer hookups inside (electric dryer hookup); Laundry closet; Inside utility/storage room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $224k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-50 ($-605/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (3.3% below list).
• Meets the 1% rule at list price ($2k rent vs $224k).
• Recommended offer: $217k (3.3% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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 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: Tara Elementary School (math 79% / reading 66%, grade A, #281 of 2,144 statewide, top 13%, 559 students, 52% FRL); Braden River Middle School (math 54% / reading 47%, grade C, #246 of 571 statewide, top 44%, 810 students, 58% FRL); Braden River High School (math 44% / reading 52%, grade D, #201 of 667 statewide, top 30%, 1,774 students, 45% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 387 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 41% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago 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.
• Current owner paid $157k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $216,701 (3.3% 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. 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. 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 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: 1.09% ✓
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.26×
• Total profit: $-46,347
• Equity at exit: $33,398

10-year hold

• IRR: -30.4%
• Equity multiple: -0.13×
• Total profit: $-70,868
• Equity at exit: $19,367

Cash invested: $62,719 (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 34203

• Home prices YoY: -24.5%
• Rents YoY: -1.0%
• Active inventory: 387
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,436 high
• Mortgage (P&I): −$1,175
• Tax est. 1.5%: −$280 /mo · $3,360/yr
• Insurance: −$93
• HOA: −$427
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-50

Break-even live

Break-even rent $2,500

Max offer price $216,701

Occupancy floor 97%

Sensitivity live

Price	-10% $104	-5% $27	+0% $-50	+5% $-128	+10% $-205
Rent	-10% $-243	-5% $-147	+0% $-50	+5% $46	+10% $142
Rate	-1.0pp $62	-0.5pp $7	base $-50	+0.5pp $-108	+1.0pp $-167

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: $55,999
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6505 Stone River Rd Bradenton, FL	2.0	2.0	1080	$2,825	$2.62	18d	3	0.11mi
6503 Fairway Gardens Dr Unit Available Bradenton, FL	2.0	2.0	1346	$2,200	$1.63	25d	1	0.16mi
6758 Fairview Ter Bradenton, FL	2.0	2.0	1346	$2,300	$1.71	25d	1	0.17mi
5414 Fair Oaks St Unit 10-D Bradenton, FL	2.0	2.0	1004	$1,995	$1.99	5d	1	0.17mi
6501 Stone River Rd Bradenton, FL	2.0	2.0	1080	$2,820	$2.61	18d	2	0.19mi
6501 Stone River Rd Unit Available Bradenton, FL	2.0	2.0	1118	$2,200	$1.97	25d	1	0.19mi
5515 Fair Oaks St Unit 5515 Bradenton, FL	2.0	2.0	1004	$2,000	$1.99	25d	1	0.28mi
6870 Fairview Ter #6870 Bradenton, FL	2.0	2.0	1346	$2,200	$1.63	18d	1	0.28mi
6872 Fairview Ter #101 Bradenton, FL	2.0	2.0	1352	$2,000	$1.48	25d	1	0.29mi
6807 Stone River Rd #202 Bradenton, FL	2.0	2.0	1292	$3,500	$2.71	18d	1	0.30mi
6713 Stone River Rd #202 Bradenton, FL	2.0	2.0	1232	$1,900	$1.54	25d	1	0.30mi
7224 49th Ave E Bradenton, FL	3.0	2.0	1349	$3,000	$2.22	25d	1	0.69mi
6738 Peach Tree Creek Rd Bradenton, FL	2.0	2.0	1838	$6,200	$3.37	25d	1	0.86mi
5635 Whitehead St Bradenton, FL	2.0	2.5	1496	$2,300	$1.54	25d	1	0.89mi
4637 72nd Ct E Bradenton, FL	3.0	2.0	1535	$2,650	$1.73	4d	1	0.89mi
5547 West Pl Unit C-1 Bradenton, FL	2.0	2.0	1652	$3,600	$2.18	25d	1	0.93mi
7269 Fountain Palm Cir Bradenton, FL	3.0	2.0	1617	$2,300	$1.42	25d	1	0.96mi
5808 Nesters Ln Bradenton, FL	3.0	2.0	1645	$5,000	$3.04	25d	1	0.97mi
5650 Simonton St Bradenton, FL	2.0	2.5	1496	$2,095	$1.40	5d	1	0.98mi
6055 Wingspan Way Bradenton, FL	3.0	2.0	1643	$2,500	$1.52	25d	1	1.02mi
5316 53rd Ave E Unit Q111 Bradenton, FL	2.0	2.0	1056	$1,495	$1.42	12d	1	1.04mi
5616 Gentle Breeze St Bradenton, FL	2.0	2.0	1100	$1,700	$1.55	25d	1	1.15mi
7189 Strand Cir Unit 1 Bradenton, FL	2.0	2.0	1368	$2,300	$1.68	25d	1	1.29mi
7037 Scrub Jay Way Unit 7037 Bradenton, FL	2.0	2.0	1320	$2,000	$1.52	25d	1	1.36mi
6351 Bay Cedar Ln Bradenton, FL	2.0	2.0	1320	$2,100	$1.59	25d	1	1.37mi
6251 Wingspan Way Bradenton, FL	3.0	2.0	1504	$2,300	$1.53	25d	1	1.43mi
6421 Bay Cedar Ln Bradenton, FL	2.0	2.0	1368	$2,100	$1.54	25d	1	1.45mi
5707 45th St E #19 Bradenton, FL	2.0	2.0	972	$1,700	$1.75	25d	1	1.45mi

HOA detail condo

• Monthly dues: $427 · $5,124/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-15
   statusdays on market $223,995 Pending 9 DOM
2. 2026-06-13
   days on market $223,995 Active 8 DOM
3. 2026-06-13
   days on market $223,995 Active 7 DOM
4. 2026-06-10
   days on market $223,995 Active 5 DOM
5. 2026-06-09
   days on market $223,995 Active 4 DOM
6. 2026-06-08
   days on market $223,995 Active 3 DOM
7. 2026-06-07
   remarks 687-char remark
8. 2026-06-07
   listed $223,995 Active 2 DOM

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

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 ≥108°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: $29,234
• − Mortgage interest: −$12,547
• − Property taxes: −$3,360
• − Insurance: −$1,120
• − Repairs & maintenance: −$2,339
• − Management: −$2,339
• − HOA: −$5,124
• − Depreciation: −$6,516
• Taxable loss: −$4,111
• Est. tax savings @ 24.0%: +$987
• After-tax cash flow: $382/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated townhome in Fairway Gardens at Tara offers a perfect blend of casual elegance and resort-style living. With its good condition and attractive curb appeal, it's ready for a new owner or renter.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Updating the flooring — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality.
• Both Updating the bathrooms — Fresh bathrooms can enhance the home's overall appeal and functionality.
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Updating the bathrooms — Fresh bathrooms can enhance the home's overall appeal and functionality. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 40,618
• Household income: $70,761
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 1469.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Two or more races 12% Black 9% Asian 5%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 17% · Canada, Vietnam, Dominican Republic
• Languages at home: 76% English-only · Spanish 16% Vietnamese 2% Other Indo-European 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: ▼ -95.87%
• Current HPI: 295.8871
• Rent YoY: ▼ -0.97%
• 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

+38.3% since first listed

11 events — show timeline

• 2026-06-05 Listed $223,995 Stellar MLS as Distributed by MLS Grid
• 2025-09-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-12 Price Changed $243,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-31 Price Changed $269,775 Stellar MLS as Distributed by MLS Grid
• 2024-08-11 Price Changed $275,500 Stellar MLS as Distributed by MLS Grid
• 2024-07-26 Price Changed $289,995 Stellar MLS as Distributed by MLS Grid
• 2024-06-14 Price Changed $299,500 Stellar MLS as Distributed by MLS Grid
• 2024-04-03 Listed $309,995 Stellar MLS as Distributed by MLS Grid
• 2020-09-14 Sold (MLS) $157,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-06-01 Listed $162,000 Stellar MLS as Distributed by MLS Grid