7636 Buffet Bight Ct · Lakewood Ranch, FL 34211

$613,999

3 bd · 3.0 ba · 2,445 sqft · SingleFamily · 113 Days on market

Built 2026 Good condition 3-car garage $251/sqft · 28% below area Est $849k · 28% under

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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 +15.0/15.0
• Schools +6.9/10.0
• Cash flow +6.6/30.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• 1% rule +1.7/10.0
• Rent growth +1.2/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This spacious single-story home features an airy den off the foyer, followed by an open living space with access to a lanai for outdoor entertaining. In addition to the luxe owner's suite, there is a secondary suite and a spare bedroom. A three-car garage offers extra storage or versatile needs.

Key facts

• Three-car garage
• Access to lanai
• Luxe owner's suite

Tags

• OPEN LIVING SPACE
• ACCESS TO LANAI
• LUXE OWNER'S SUITE
• SECONDARY SUITE
• THREE-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $614k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $469k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $410k (33.1% below list).
• Recommended offer: $410k (33.1% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.1% 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: B.D. Gullett Elementary School (math 78% / reading 73%, grade A, #211 of 2,144 statewide, top 10%, 1,121 students, 20% FRL); R. Dan Nolan Middle School (math 79% / reading 72%, grade A, #38 of 571 statewide, top 7%, 760 students, 28% FRL); Lakewood Ranch High School (math 47% / reading 63%, grade C, #135 of 667 statewide, top 20%, 2,435 students, 22% FRL) — zoned schools average 23% FRL vs 51% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 69% at this address vs 52% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Manatee average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents falling (-5.2%/yr); 1372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 41% of the median local income ($120k/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 $4k of loan paydown is wiped out by about $18k 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 113 days — a 9% lower offer ($559k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $410,497 (33.1% 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 113 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.67% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.98%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $849,494
• List price: $613,999
• Delta: -27.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16325 Tradewind Ter	0.18mi	3/3.0	2,455 (+0%)	2mo	$775,000	$316	89
16204 Tradewind Ter	0.16mi	3/3.0	2,616 (+7%)	2mo	$910,000	$348	79
4911 Sparkling Sea Ln	0.17mi	4/2.5 (+1)	2,356 (-4%)	0mo	$825,000	$350	79
5056 Simons Ct	0.37mi	3/3.5	2,563 (+5%)	2mo	$1,123,400	$438	71
17022 Cresswind Ter	0.57mi	3/3.0	2,318 (-5%)	2mo	$690,000	$298	63
16318 Culpepper Dr	0.70mi	4/3.0 (+1)	2,419 (-1%)	2mo	$750,000	$310	58
4940 Surfside Cir	0.71mi	3/3.5	2,560 (+5%)	1mo	$880,000	$344	56
15311 Golden Beam Pl	0.65mi	3/3.0	2,650 (+8%)	2mo	$1,037,000	$391	54
5238 Coral Reef Way	0.62mi	3/3.0	2,202 (-10%)	2mo	$670,000	$304	53
4708 Trento Pl	0.41mi	3/3.5	2,087 (-15%)	2mo	$816,000	$391	53
17735 Savory Mist Cir	0.70mi	3/3.0	2,775 (+14%)	2mo	$662,000	$239	43
16812 Harvest Moon Way	0.61mi	4/3.5 (+1)	2,787 (+14%)	0mo	$590,160	$212	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -31.8%
• Equity multiple: -0.02×
• Total profit: $-175,170
• Equity at exit: $91,549

10-year hold

• IRR: -57.1%
• Equity multiple: -0.63×
• Total profit: $-280,809
• Equity at exit: $53,087

Cash invested: $171,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 101 active · 32 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $715,000 ($293/sqft)
• Median days on market: 119 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +18.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34211

• Home prices YoY: -27.5%
• Rents YoY: -5.2%
• Active inventory: 1372
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $4,105 high
• Mortgage (P&I): −$3,220
• Tax est. 1.5%: −$767 /mo · $9,210/yr
• Insurance: −$256
• HOA: −$0
• Vacancy / Maint / Mgmt: −$862
• Net cashflow: $-1,000

Break-even live

Break-even rent $5,371

Max offer price $469,258

Occupancy floor —

Sensitivity live

Price	-10% $-576	-5% $-788	+0% $-1,000	+5% $-1,212	+10% $-1,425
Rent	-10% $-1,325	-5% $-1,162	+0% $-1,000	+5% $-838	+10% $-676
Rate	-1.0pp $-691	-0.5pp $-844	base $-1,000	+0.5pp $-1,159	+1.0pp $-1,321

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: $153,500
• Closing costs: $18,420
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19226 Cherrystone Way #102 , FL	3.0	2.0	2110	$3,600	$1.71	26d	1	0.03mi
16464 Whale Grey Pl Bradenton, FL	3.0	3.0	2444	$5,000	$2.05	72d	1	0.29mi
15835 Tradewind Ter Bradenton, FL	4.0	2.5	2356	$8,900	$3.78	47d	1	0.37mi
15716 Barefoot Beach Dr Bradenton, FL	3.0	3.0	2027	$7,500	$3.70	72d	1	0.43mi
5225 Blue Crush St Bradenton, FL	3.0	3.0	1849	$5,000	$2.70	72d	1	0.47mi
5161 Coral Reef Way Bradenton, FL	3.0	3.0	2202	$4,000	$1.82	72d	1	0.48mi
5304 Grove Mill Loop Bradenton, FL	4.0	2.5	2056	$3,200	$1.56	72d	1	0.55mi
15721 Sunny Day Dr Bradenton, FL	2.0	2.0	1580	$6,500	$4.11	72d	1	0.55mi
16905 Sweetwater Village Dr Bradenton, FL	4.0	4.0	3284	$5,300	$1.61	72d	1	0.62mi
16921 Harvest Moon Way Bradenton, FL	4.0	3.5	2787	$3,800	$1.36	19d	1	0.67mi
5329 Halewood Ct Bradenton, FL	4.0	3.0	2728	$3,600	$1.32	19d	1	0.69mi
15161 Serene Shores Loop Bradenton, FL	3.0	3.0	1840	$3,800	$2.07	72d	1	0.71mi
15021 Sea Salt Way Bradenton, FL	3.0	3.0	2444	$8,500	$3.48	72d	1	0.72mi
4909 Oyster Pearl St Bradenton, FL	4.0	3.0	2800	$10,000	$3.57	72d	1	0.77mi
4755 Motta Ct Bradenton, FL	2.0	2.0	1678	$4,200	$2.50	65d	1	0.79mi
15263 Sunny Day Dr Bradenton, FL	3.0	2.5	1879	$2,800	$1.49	27d	1	0.80mi
15016 Misty Water Xing Unit NA Bradenton, FL	3.0	3.0	1849	$3,195	$1.73	47d	1	0.82mi
17419 Harvest Moon Way Bradenton, FL	4.0	2.0	2045	$2,595	$1.27	65d	1	0.83mi
17220 Harvest Moon Way Bradenton, FL	4.0	2.0	1828	$2,700	$1.48	33d	1	0.84mi
15018 Oxford Grey Dr Bradenton, FL	4.0	3.0	2032	$5,500	$2.71	72d	1	0.84mi
14736 Lyla Ter Bradenton, FL	3.0	2.5	1700	$3,000	$1.76	65d	1	0.87mi
15167 Sea Salt Way Bradenton, FL	3.0	3.0	2444	$5,500	$2.25	72d	1	0.88mi
4708 Motta Ct Bradenton, FL	3.0	2.0	1920	$12,000	$6.25	65d	1	0.88mi
14753 Lyla Ter Bradenton, FL	3.0	2.5	1879	$2,600	$1.38	59d	1	0.88mi
15228 Lyla Ter Bradenton, FL	3.0	2.5	1925	$3,000	$1.56	72d	1	0.89mi
14775 Lyla Ter Bradenton, FL	3.0	2.5	1879	$2,600	$1.38	69d	1	0.90mi
14776 Lyla Ter Bradenton, FL	3.0	2.5	1879	$4,500	$2.39	72d	1	0.91mi
15126 Sunny Day Dr Bradenton, FL	3.0	3.0	1879	$2,700	$1.44	72d	1	0.91mi
15035 Sunny Day Dr Bradenton, FL	3.0	2.5	1880	$2,950	$1.57	72d	1	0.91mi
5528 Arnie Loop Bradenton, FL	4.0	3.0	2872	$10,000	$3.48	72d	1	0.92mi
4216 Pond Brook Ct Bradenton, FL	4.0	3.0	2419	$4,500	$1.86	63d	1	0.94mi
5507 Arnie Loop Bradenton, FL	3.0	3.0	2815	$10,500	$3.73	72d	1	0.97mi
15110 Lyla Ter Bradenton, FL	3.0	2.5	1925	$2,400	$1.25	27d	1	0.97mi
17710 Cantarina Cv Bradenton, FL	4.0	3.0	2756	$3,400	$1.23	26d	1	0.99mi
17467 Hickok Belt Loop Bradenton, FL	4.0	3.0	2247	$12,500	$5.56	72d	1	1.00mi
17605 Cantarina Cv Bradenton, FL	4.0	2.5	2045	$3,300	$1.61	35d	1	1.06mi
17525 Hickok Belt Loop Bradenton, FL	4.0	3.0	2250	$7,800	$3.47	72d	1	1.06mi
5930 Cessna Run Bradenton, FL	2.0	2.5	1850	$12,500	$6.76	72d	1	1.15mi
5105 Vecchio Ct Bradenton, FL	4.0	2.0	1828	$2,900	$1.59	35d	1	1.17mi
17821 Cantarina Cv Bradenton, FL	4.0	2.5	2045	$3,200	$1.56	35d	1	1.17mi

Property features AI

Finance

• Financial info: List price $613,999

Exterior

• Parking: 3 total parking spaces3-car garage
• Home design: Single-family property
• Exterior features: Living area approximately 2,445

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home (Summerville plan)

Listing history 50 events

1. 2026-08-08
   days on market $613,999 Active 113 DOM
2. 2026-08-07
   days on market $613,999 Active 112 DOM
3. 2026-08-06
   days on market $613,999 Active 111 DOM
4. 2026-08-05
   days on market $613,999 Active 110 DOM
5. 2026-08-04
   days on market $613,999 Active 109 DOM
6. 2026-08-03
   days on market $613,999 Active 108 DOM
7. 2026-07-31
   days on market $613,999 Active 105 DOM
8. 2026-07-30
   days on market $613,999 Active 103 DOM
9. 2026-07-28
   days on market $613,999 Active 102 DOM
10. 2026-07-24
    days on market $613,999 Active 98 DOM
11. 2026-07-23
    days on market $613,999 Active 97 DOM
12. 2026-07-22
    days on market $613,999 Active 96 DOM
13. 2026-07-21
    days on market $613,999 Active 95 DOM
14. 2026-07-18
    days on market $613,999 Active 92 DOM
15. 2026-07-18
    days on market $613,999 Active 91 DOM
16. 2026-07-16
    days on market $613,999 Active 90 DOM
17. 2026-07-15
    days on market $613,999 Active 89 DOM
18. 2026-07-13
    days on market $613,999 Active 87 DOM
19. 2026-07-13
    days on market $613,999 Active 86 DOM
20. 2026-07-11
    days on market $613,999 Active 85 DOM
21. 2026-07-10
    days on market $613,999 Active 84 DOM
22. 2026-07-09
    days on market $613,999 Active 83 DOM
23. 2026-07-07
    days on market $613,999 Active 81 DOM
24. 2026-07-06
    days on market $613,999 Active 80 DOM
25. 2026-07-05
    days on market $613,999 Active 79 DOM
26. 2026-07-03
    days on market $613,999 Active 77 DOM
27. 2026-07-02
    days on market $613,999 Active 76 DOM
28. 2026-07-01
    days on market $613,999 Active 75 DOM
29. 2026-06-30
    days on market $613,999 Active 74 DOM
30. 2026-06-29
    days on market $613,999 Active 73 DOM
31. 2026-06-28
    days on market $613,999 Active 72 DOM
32. 2026-06-27
    days on market $613,999 Active 71 DOM
33. 2026-06-27
    days on market $613,999 Active 70 DOM
34. 2026-06-25
    days on market $613,999 Active 68 DOM
35. 2026-06-22
    days on market $613,999 Active 66 DOM
36. 2026-06-22
    days on market $613,999 Active 65 DOM
37. 2026-06-18
    days on market $613,999 Active 62 DOM
38. 2026-06-17
    days on market $613,999 Active 61 DOM
39. 2026-06-16
    days on market $613,999 Active 60 DOM
40. 2026-06-15
    days on market $613,999 Active 59 DOM
41. 2026-06-13
    days on market $613,999 Active 57 DOM
42. 2026-06-13
    days on market $613,999 Active 56 DOM
43. 2026-06-10
    days on market $613,999 Active 54 DOM
44. 2026-06-09
    days on market $613,999 Active 53 DOM
45. 2026-06-08
    days on market $613,999 Active 52 DOM
46. 2026-06-08
    days on market $613,999 Active 51 DOM
47. 2026-06-03
    days on market $613,999 Active 47 DOM
48. 2026-06-02
    days on market $613,999 Active 46 DOM
49. 2026-06-01
    days on market $613,999 Active 45 DOM
50. 2026-05-31
    days on market $613,999 Active 44 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 ≥109°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: $49,260
• − Mortgage interest: −$34,393
• − Property taxes: −$9,210
• − Insurance: −$3,070
• − Repairs & maintenance: −$3,941
• − Management: −$3,941
• − Depreciation: −$17,862
• Taxable loss: −$23,157
• Est. tax savings @ 24.0%: +$5,558
• After-tax cash flow: $-6,446/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $12,225–$36,675 screening

This single-story home is in good condition with a good exterior and no visible damage. It has a good potential for increasing value with minor cosmetic updates.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping the front yard — Improves curb appeal and can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 69/100

Zoned Schools

Elementary B.d. Gullett Elementary School A FL #211/2,144 Nat'l #2,011/41,679 Middle R. Dan Nolan Middle School A FL #38/571 Nat'l #472/14,009 High Lakewood Ranch High School C FL #135/667 Nat'l #4,413/17,239

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 · 447,342 people
• City population: 52,177
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 24,980
• Household income: $119,911
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 10% Asian 3% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Lithuanian 5% Romanian 3% Scotch-Irish 2%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 10% Other Indo-European 3% Russian/Polish/Slavic 2%

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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: ▼ -100.84%
• Current HPI: 265.946
• Rent YoY: ▼ -5.17%
• Metro: North Port-Sarasota-Bradenton, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: List price $613,999

Exterior

• Parking: 3 total parking spaces3-car garage
• Home design: Single-family property
• Exterior features: Living area approximately 2,445

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home (Summerville plan)