2287 Washington Palm Ct · Lakewood Ranch, FL 34212

$313,990

3 bd · 2.0 ba · 1,790 sqft · Townhouse · 4 Days on market

Built 2026 Est $351k · 11% under

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Why this score? — see what drove the C 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 +17.6/30.0
• ARV discount +12.2/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Schools +4.4/10.0
• Appreciation +4.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0

Listing remarks

MOVE IN READY - Morgan Townhome at Palm Grove - #10103 This 2-story Morgan townhome includes 3 bedrooms, 2.5 baths, loft and an attached garage. As soon as you enter the front door, you are greeted by the large living room with a well-appointed kitchen and dining space leading out to the covered lanai. A powder room, storage closet on the lanai, and access to the garage are also on the first floor. The second level of the home includes the primary bedroom with an ensuite bathroom and walk in closet. Two additional bathrooms, loft and utility room complete this home. Call today to tour the Morgan townhome at Palm Grove! * * DISCLAIMER: Photos are of a model home and are used for illustra

Key facts

• Utility room
• Large living room
• Covered lanai

Tags

• LARGE LIVING ROOM
• WELL-APPOINTED KITCHEN
• COVERED LANAI
• ENSUITE BATHROOM
• WALK IN CLOSET
• UTILITY ROOM

Property features AI

Finance

• Financial info: List price $313,990

Exterior

• Parking: 1-car garage; 1 total parking space
• Home design: Single-family home (spec); Morgan floor plan
• Exterior features: Located at 2287 Washington Palm Ct, Bradenton, FL 34212; Living area approximately 1,790

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home, Morgan plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $314k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (2.7% below list).
• Recommended offer: $306k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 C — 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: Gene Witt Elementary School (math 84% / reading 82%, grade A+, #65 of 2,144 statewide, top 3%, 689 students, 24% FRL); Carlos E. Haile Middle School (math 70% / reading 63%, grade A-, #84 of 571 statewide, top 16%, 737 students, 45% 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 30% FRL vs 51% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 52% district-wide (+16 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 (-3.4%/yr); 486 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $6k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $305,644 (2.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.97% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $350,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2262 Washington Palm Ct	0.04mi	3/2.5	1,790 (0%)	1mo	$316,940	$177	96
2272 Washington Palm Ct	0.04mi	3/2.5	1,790 (0%)	2mo	$362,120	$202	94
2214 Washington Palm Ct	0.08mi	3/2.5	1,790 (0%)	8mo	$333,840	$187	88
2304 Washington Palm Ct	0.05mi	3/2.5	1,790 (0%)	10mo	$340,270	$190	87
17713 Crescent Moon Loop	0.55mi	3/2.5	1,758 (-2%)	3mo	$332,000	$189	67
17745 Crescent Moon Loop	0.52mi	3/2.5	1,784 (-0%)	11mo	$362,000	$203	64
17460 Crescent Moon Loop	0.59mi	3/2.5	1,784 (-0%)	8mo	$350,000	$196	63
17436 Crescent Moon Loop	0.59mi	3/2.5	1,673 (-6%)	4mo	$280,000	$167	57
17620 Crescent Moon Loop	0.63mi	3/2.5	1,673 (-6%)	11mo	$350,000	$209	48
3071 Novara Ln	0.42mi	3/2.5	1,555 (-13%)	12mo	$328,460	$211	46
16557 Bergamo Pl	0.43mi	3/2.5	1,553 (-13%)	14mo	$308,220	$198	45
16514 16514 San Nicola Pl	0.57mi	2/2.5 (-1)	1,629 (-9%)	9mo	$264,440	$162	44

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

Projected returns pro-forma

-1.82% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.68×
• Total profit: $-28,410
• Equity at exit: $63,623

10-year hold

• IRR: -3.9%
• Equity multiple: 0.72×
• Total profit: $-24,881
• Equity at exit: $56,911

Cash invested: $87,917 (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: 486
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,056 high
• Mortgage (P&I): −$1,647
• Tax est. 1.5%: −$392 /mo · $4,710/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $245

Break-even live

Break-even rent $2,747

Max offer price $313,990

Occupancy floor 87%

Sensitivity live

Price	-10% $462	-5% $353	+0% $245	+5% $136	+10% $28
Rent	-10% $3	-5% $124	+0% $245	+5% $365	+10% $486
Rate	-1.0pp $403	-0.5pp $325	base $245	+0.5pp $163	+1.0pp $81

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: $78,498
• Closing costs: $9,420
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3379 Hilltop Cir Bradenton, FL	4.0	2.5	2360	$3,100	$1.31	25d	1	0.34mi
3394 Hilltop Cir Bradenton, FL	4.0	2.5	2260	$3,600	$1.59	13d	1	0.36mi
16929 Yard Spring Dr Bradenton, FL	3.0	2.0	1504	$2,700	$1.80	4d	1	0.42mi
16921 Yard Spring Dr Bradenton, FL	4.0	2.5	2260	$3,250	$1.44	25d	1	0.42mi
3109 Novara Ln Bradenton, FL	3.0	3.0	1373	$2,500	$1.82	13d	1	0.43mi
2531 Beachcomber Inlet Loop Bradenton, FL	2.0	2.0	1479	$2,745	$1.86	4d	7	0.47mi
3222 Bitterroot Ln Bradenton, FL	4.0	2.0	1665	$3,000	$1.80	25d	1	0.49mi
17777 Crescent Moon Loop Bradenton, FL	3.0	2.5	1464	$2,300	$1.57	22d	1	0.51mi
16610 San Nicola Pl Bradenton, FL	2.0	2.5	1268	$1,975	$1.56	25d	1	0.51mi
3263 Alba Cir Bradenton, FL	3.0	2.0	1926	$12,000	$6.23	25d	1	0.58mi
17649 Crescent Moon Loop Bradenton, FL	3.0	3.0	1673	$2,749	$1.64	25d	1	0.61mi
17624 Crescent Moon Loop Bradenton, FL	3.0	2.5	1784	$2,950	$1.65	25d	1	0.65mi
16139 Isola Pl Bradenton, FL	2.0	2.0	1678	$4,000	$2.38	17d	1	0.76mi
16126 San Donato Pl Bradenton, FL	3.0	2.0	1926	$5,500	$2.86	25d	1	0.84mi
17707 Gulf Ranch Pl Bradenton, FL	4.0	2.5	2045	$4,800	$2.35	4d	1	0.90mi
18143 Wheathouse Pl Bradenton, FL	4.0	2.0	1828	$3,300	$1.81	25d	1	0.95mi
4216 Pond Brook Ct Bradenton, FL	4.0	3.0	2419	$4,500	$1.86	16d	1	0.97mi
18524 Buckskin Dr Bradenton, FL	3.0	2.5	1464	$2,300	$1.57	25d	1	1.12mi
2617 Fetlock Run Unit 2617 Bradenton, FL	3.0	2.5	1464	$2,350	$1.61	17d	1	1.27mi
16037 7th Ave E Bradenton, FL	4.0	2.5	2045	$3,500	$1.71	25d	1	1.28mi
611 160th St E Bradenton, FL	3.0	2.5	2036	$2,600	$1.28	25d	1	1.35mi
604 160th St E Bradenton, FL	4.0	2.5	2045	$3,200	$1.56	25d	1	1.38mi
14945 Sabiki LOOP Lakewood Ranch, FL	1.0–3.0	1.0–2.0	984	$2,425	$2.46	3d	28	1.45mi
17903 Cherished Loop Bradenton, FL	2.0	2.0	1672	$2,800	$1.67	25d	1	1.49mi

Listing history 3 events

1. 2026-06-22
   days on market $313,990 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $313,990 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $36,677
• − Mortgage interest: −$17,588
• − Property taxes: −$4,710
• − Insurance: −$1,570
• − Repairs & maintenance: −$2,934
• − Management: −$2,934
• − Depreciation: −$9,134
• Taxable loss: −$2,193
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $3,463/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): 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