8410 Imperial Cir · Ellenton, FL 34221

$225,000

3 bd · 2.0 ba · 1,566 sqft · Manufactured public records · 197 Days on market

Built 2002 5,881 sqft lot Est $227k · at est. $181/mo HOA · 7% of rent

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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 +22.6/30.0
• ARV discount +7.9/15.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come enjoy the Florida lifestyle in the beautiful LAKEFRONT community of Imperial Lake Estates! Bursting with curb appeal, this pristine Palm Harbor manufactured home offers 3br/2ba and 1566SF. You will appreciate the soaring VAULTED CEILINGS, CROWN MOLDING throughout, and well-maintained WOOD laminate floors. The efficient galley-style kitchen includes white cabinetry, a pantry, tile floors, and a sunny eat-in space. The master bedroom is a nice size and boasts a private en suite bathroom with his & hers sinks. The two additional bedrooms are both bright, offer ample space, and would be perfect for guests or use as a home office. Additional features include: indoor laundry, SCREENED IN PATIO, oversized covered 2 car parking, and a 1 car golf cart garage. Imperial Lake Estates is an active 55+ community with many activities and amenities including 2 POOLS, hot tub, tennis, clubhouse, library, bocce, shuffleboard, tennis, and so much more! Minutes to I-75, shopping, dining, and a beautiful golf course!

Key facts

• Large driveway
• New a/c
• Workshop garage

Tags

• NEW ROOF
• NEW A/C
• LARGE ENCLOSED LANAI
• WORKSHOP GARAGE
• REMOTE CONTROL DOOR
• LARGE DRIVEWAY

Property features AI

Finance

• Other: Property type: Residential, manufactured home; Property subtype: Manufactured Home; Double wide body type; Total acreage: under 1/4 acre
• Financial info: Lease restrictions apply
• HOA & community: Association: Sunvast Management; HOA required with approval required; Monthly HOA approximately $181.33 (Quarterly fee $544); HOA amenities include pool, recreational facilities, internet, cable TV, common area taxes; Community features: association-owned recreation, community mailbox, deed restrictions, golf carts allowed, pool, tennis courts; Senior community; Pets allowed (max ~25 lbs)

Exterior

• Parking: Covered parking; Driveway; Garage with garage door opener; Golf cart garage; Workshop in garage; Carport (2 spaces)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home (double wide); One story; Faces west; Homestead
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Covered, enclosed porch; Patio/porch; Rain gutters; Sliding doors; Exterior storage; Workshop (separate structure); Sidewalk; Paved lot; Asphalt road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Living room/dining room combo; Split bedroom floor plan; Thermostat; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer and dryer included; Laundry located inside, in the kitchen; Inside utility/utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.5% in Ellenton — 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 76/100 on livability (#232 in FL, #3,666 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute 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: Rents soft (-3.0%/yr); 1160 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 39% of the median local income ($78k/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

• It's been on market 197 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $24k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $227,070
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8434 Imperial Cir	0.14mi	2/2.0 (-1)	1,536 (-2%)	7mo	$187,500	$122	80
8521 Countess Avenue Cir	0.36mi	3/2.0	1,596 (+2%)	2mo	$235,000	$147	79
8418 Regal Way	0.05mi	3/2.0	1,680 (+7%)	9mo	$285,000	$170	78
8485 Imperial Cir	0.31mi	2/2.0 (-1)	1,592 (+2%)	3mo	$160,000	$101	76
8439 Imperial Cir	0.16mi	2/2.0 (-1)	1,484 (-5%)	9mo	$265,000	$179	71
8466 Imperial Cir	0.29mi	2/2.0 (-1)	1,502 (-4%)	4mo	$180,000	$120	71
8400 Princess Ct	0.35mi	3/2.0	1,456 (-7%)	4mo	$185,000	$127	69
8402 Imperial Cir	0.05mi	2/2.0 (-1)	1,340 (-14%)	3mo	$198,000	$148	66
8308 Princess Ct	0.34mi	2/2.0 (-1)	1,456 (-7%)	3mo	$180,000	$124	65
8534 Countess Avenue Cir	0.38mi	2/2.0 (-1)	1,696 (+8%)	4mo	$230,000	$136	60
8523 Countess Avenue Cir	0.36mi	2/2.0 (-1)	1,431 (-9%)	4mo	$207,500	$145	60
8509 Monarch Pl	0.36mi	2/2.0 (-1)	1,352 (-14%)	3mo	$255,000	$189	53

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-19,345
• Equity at exit: $33,548

10-year hold

• IRR: -3.8%
• Equity multiple: 0.78×
• Total profit: $-13,681
• Equity at exit: $19,454

Cash invested: $63,000 (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 34221

• Rents YoY: -3.0%
• Active inventory: 1160
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,526 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$157 /mo · $1,886/yr
• Insurance: −$94
• HOA: −$181
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $384

Break-even live

Break-even rent $2,040

Max offer price $225,000

Occupancy floor 80%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8132 Tea Olive Ter Palmetto, FL	4.0	3.0	1698	$2,500	$1.47	23d	1	0.41mi
8960 52nd Ave E Palmetto, FL	4.0	2.0	1984	$2,650	$1.34	23d	1	0.62mi
9650 52nd Ave E Palmetto, FL	1.0–3.0	1.0–2.0	1050	$2,342	$2.23	23d	99	0.87mi
7122 87th Ln E Palmetto, FL	4.0	2.0	1593	$2,750	$1.73	23d	1	0.91mi
4117 84th Ct E Palmetto, FL	3.0	2.0	1448	$2,466	$1.70	21d	1	1.01mi
7127 48th Ave E Palmetto, FL	4.0	2.5	2113	$1,800	$0.85	23d	1	1.03mi
4014 84th Ct E Palmetto, FL	3.0	2.0	1555	$2,516	$1.62	21d	1	1.10mi
5871 Bungalow Grove Ct Palmetto, FL	3.0	2.0	1492	$2,185	$1.46	21d	1	1.12mi
9117 Optimist Way Palmetto, FL	2.0	2.0	1489	$2,200	$1.48	23d	1	1.13mi
6210 Terra Lago Cir Palmetto, FL	1.0–3.0	1.0–2.0	1015	$2,405	$2.37	3d	50	1.23mi
5511 Bungalow Grove Ct Palmetto, FL	4.0	2.0	1633	$2,900	$1.78	23d	1	1.26mi
7562 Sea Oak Ct Palmetto, FL	3.0	2.0	1433	$2,400	$1.67	21d	1	1.33mi
7566 Sea Oak Ct Palmetto, FL	3.0	2.5	1807	$2,700	$1.49	21d	1	1.34mi
6109 63rd Ave E Palmetto, FL	3.0	2.0	1295	$1,960	$1.51	2d	1	1.39mi
6117 Tremeza Pl Palmetto, FL	4.0	2.0	1936	$2,321	$1.20	3d	1	1.41mi
4816 Heinman Cv Palmetto, FL	3.0	2.0	1920	$3,300	$1.72	11d	1	1.41mi
9262 Gulf Haven Dr Palmetto, FL	3.0	2.5	2043	$2,750	$1.35	14d	1	1.46mi
6249 Fairmont Ln Palmetto, FL	2.0	2.5	1200	$1,890	$1.57	14d	1	1.46mi
6256 Fairmont Ln Palmetto, FL	2.0	2.5	1216	$1,845	$1.52	14d	1	1.49mi

HOA detail

• Monthly dues: $181 · $2,172/yr
• Likely covers: pool

Listing history 19 events

1. 2026-05-07
   status Pending
2. 2026-04-23
   price $225,000
3. 2026-03-15
   price $230,000
4. 2026-03-10
   price $240,000
5. 2026-01-18
   price $243,000
6. 2025-12-02
   price $248,000
7. 2025-10-22
   listed $249,000 Active
8. 2017-06-08
   soldstatus $157,000 Sold 1022-char remark

   Show marketing remark (1022 chars)

   Come enjoy the Florida lifestyle in the beautiful LAKEFRONT community of Imperial Lake Estates! Bursting with curb appeal, this pristine Palm Harbor manufactured home offers 3br/2ba and 1566SF. You will appreciate the soaring VAULTED CEILINGS, CROWN MOLDING throughout, and well-maintained WOOD laminate floors. The efficient galley-style kitchen includes white cabinetry, a pantry, tile floors, and a sunny eat-in space. The master bedroom is a nice size and boasts a private en suite bathroom with his & hers sinks. The two additional bedrooms are both bright, offer ample space, and would be perfect for guests or use as a home office. Additional features include: indoor laundry, SCREENED IN PATIO, oversized covered 2 car parking, and a 1 car golf cart garage. Imperial Lake Estates is an active 55+ community with many activities and amenities including 2 POOLS, hot tub, tennis, clubhouse, library, bocce, shuffleboard, tennis, and so much more! Minutes to I-75, shopping, dining, and a beautiful golf course!

9. 2017-06-02
   soldstatus $157,000
10. 2017-05-08
    status Pending 1022-char remark

    Show marketing remark (1022 chars)

    Come enjoy the Florida lifestyle in the beautiful LAKEFRONT community of Imperial Lake Estates! Bursting with curb appeal, this pristine Palm Harbor manufactured home offers 3br/2ba and 1566SF. You will appreciate the soaring VAULTED CEILINGS, CROWN MOLDING throughout, and well-maintained WOOD laminate floors. The efficient galley-style kitchen includes white cabinetry, a pantry, tile floors, and a sunny eat-in space. The master bedroom is a nice size and boasts a private en suite bathroom with his & hers sinks. The two additional bedrooms are both bright, offer ample space, and would be perfect for guests or use as a home office. Additional features include: indoor laundry, SCREENED IN PATIO, oversized covered 2 car parking, and a 1 car golf cart garage. Imperial Lake Estates is an active 55+ community with many activities and amenities including 2 POOLS, hot tub, tennis, clubhouse, library, bocce, shuffleboard, tennis, and so much more! Minutes to I-75, shopping, dining, and a beautiful golf course!

11. 2017-03-30
    listed $159,900 Active 1022-char remark

    Show marketing remark (1022 chars)

    Come enjoy the Florida lifestyle in the beautiful LAKEFRONT community of Imperial Lake Estates! Bursting with curb appeal, this pristine Palm Harbor manufactured home offers 3br/2ba and 1566SF. You will appreciate the soaring VAULTED CEILINGS, CROWN MOLDING throughout, and well-maintained WOOD laminate floors. The efficient galley-style kitchen includes white cabinetry, a pantry, tile floors, and a sunny eat-in space. The master bedroom is a nice size and boasts a private en suite bathroom with his & hers sinks. The two additional bedrooms are both bright, offer ample space, and would be perfect for guests or use as a home office. Additional features include: indoor laundry, SCREENED IN PATIO, oversized covered 2 car parking, and a 1 car golf cart garage. Imperial Lake Estates is an active 55+ community with many activities and amenities including 2 POOLS, hot tub, tennis, clubhouse, library, bocce, shuffleboard, tennis, and so much more! Minutes to I-75, shopping, dining, and a beautiful golf course!

12. 2017-03-02
    historical
13. 2016-11-21
    status Active
14. 2016-11-14
    historical
15. 2016-11-09
    listed $159,900 Active
16. 2016-09-10
    status Pending
17. 2016-09-09
    historical
18. 2016-03-14
    listed $159,900 Active
19. 2002-12-16
    soldstatus $21,000

ⓘ 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: $1,886 · $157/mo
• Projected year-2 tax: $1,886 · $157/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $30,313
• − Mortgage interest: −$12,603
• − Property taxes: −$1,886
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,425
• − Management: −$2,425
• − HOA: −$2,172
• − Depreciation: −$6,545
• Taxable income: $1,132
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $4,334/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 — Ellenton

• Score: 76/100
• State rank: #232
• US rank: #3666

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C+ 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: 14,819
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 56,208
• Household income: $77,712
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 1193.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 22% Black 14% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -383.53%
• Current HPI: 302.1458
• Rent YoY: ▼ -2.98%
• 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

+971.4% since first listed

19 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-15 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-18 Price Changed $243,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $248,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-08 Sold (MLS) $157,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-02 Sold (Public Records) $157,000 Public Records
• 2017-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-03-30 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2017-03-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-11-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-11-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-11-09 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2016-09-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-09-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-03-14 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2002-12-16 Sold (Public Records) $21,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,886 · +7.5% YoY. Source: county tax records.