18917 Scallop Loop #107 · Lakewood Ranch, FL 34202

$1,355

2 bd · 2.0 ba · 1,355 sqft · Condo · 4 Days on market

Built 2026 $745/mo HOA · 24% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.4/10.0
• Schools +4.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Under Construction. Own a stunning slice of paradise at our premier golf and resort community—where vibrant social moments, effortless activity and laid back relaxation are thoughtfully woven into every day. This condo showcases a split design between the open layout and sleeping spaces. On one side, a contemporary design flows the kitchen, dining space and living room together with access to a lanai for outdoor experiences. Adjacent are a secondary bedroom ideal for guests, a private den for a home office and a luxe owner’s suite with a bedroom and bathroom. Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Open layout
• Luxe owner’s suite
• $745 HOA

Tags

• OPEN LAYOUT
• LANAI FOR OUTDOOR EXPERIENCES
• PRIVATE DEN FOR HOME OFFICE
• LUXE OWNER’S SUITE

Property features AI

Finance

• Other: Active listing — list price available

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Single-level unit (address includes unit number)
• Exterior features: Living area approximately 1355

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Bromelia II plan)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $1k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $1k).
• Cap rate 1468.8% 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: 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 soft (-0.5%/yr); 507 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 30% of the median local income ($122k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $9 of loan paydown is wiped out by about $16 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.
• At projected returns (-1.2% appreciation + 0.0% rent growth), your $379 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $1,355

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: 224.74% ✓
• Cap rate: 1468.76%
• Cash-on-cash: 5223.09%
• DSCR: 233.40
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.2% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 255.72×
• Total profit: $96,642
• Equity at exit: $314

10-year hold

• IRR: —
• Equity multiple: 494.52×
• Total profit: $187,241
• Equity at exit: $319

Cash invested: $379 (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 34202

• Home prices YoY: -0.5%
• Rents YoY: -0.5%
• Active inventory: 507

Monthly cashflow live

• Estimated rent: $3,045 high
• Mortgage (P&I): −$7
• Tax est. 1.5%: −$2 /mo · $20/yr
• Insurance: −$1
• HOA: −$745
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $1,651

Break-even live

Break-even rent $955

Max offer price $1,355

Occupancy floor 41%

Sensitivity live

Price	-10% $1,652	-5% $1,652	+0% $1,651	+5% $1,651	+10% $1,650
Rent	-10% $1,411	-5% $1,531	+0% $1,651	+5% $1,772	+10% $1,892
Rate	-1.0pp $1,652	-0.5pp $1,652	base $1,651	+0.5pp $1,651	+1.0pp $1,651

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: $339
• Closing costs: $41
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19007 Scallop Loop Unit 204 Bradenton, FL	2.0	2.0	1366	$2,400	$1.76	18d	1	0.15mi
19015 Scallop Loop Unit 7118 Lakewood Ranch, FL	2.0	2.0	1569	$6,000	$3.82	25d	1	0.17mi
18923 Scallop Loop #205 Bradenton, FL	2.0	2.0	1366	$2,500	$1.83	5d	1	0.17mi
19140 Scallop Loop Unit 308 Bradenton, FL	2.0	2.0	1301	$2,800	$2.15	25d	1	0.30mi
19140 Scallop Loop Unit 102 Bradenton, FL	2.0	2.0	1154	$2,750	$2.38	5d	1	0.30mi
19140 Scallop Loop Unit 401 Bradenton, FL	2.0	2.0	1107	$2,000	$1.81	25d	1	0.30mi
19116 Scallop Loop Unit 403 Bradenton, FL	2.0	2.0	1120	$2,500	$2.23	18d	1	0.33mi
19116 Scallop Loop Unit 203 Bradenton, FL	2.0	2.0	1154	$2,195	$1.90	25d	1	0.33mi
5725 Cheech Gln Bradenton, FL	3.0	2.5	1850	$12,000	$6.49	25d	1	0.65mi
5685 Palmer Cir #105 Bradenton, FL	2.0	2.0	1329	$3,100	$2.33	25d	1	0.70mi
5711 Palmer Cir #206 Bradenton, FL	2.0	2.0	1462	$3,000	$2.05	25d	1	0.73mi
5721 Palmer Cir Bradenton, FL	2.0	2.0	1452	$3,250	$2.24	25d	2	0.75mi
5674 Palmer Cir Bradenton, FL	2.0	2.0	1336	$3,050	$2.28	5d	2	0.78mi
5674 Palmer Cir #203 Bradenton, FL	2.0	2.0	1336	$3,100	$2.32	25d	1	0.78mi
5664 Palmer Cir #202 Bradenton, FL	2.0	2.0	1355	$3,400	$2.51	25d	1	0.78mi
5710 Palmer Cir #201 Bradenton, FL	2.0	2.0	1462	$4,500	$3.08	25d	1	0.80mi
18117 Gawthrop Dr #104 Bradenton, FL	3.0	2.0	1786	$4,000	$2.24	25d	1	0.88mi
5624 Palmer Cir Bradenton, FL	2.0	2.0	1332	$4,875	$3.66	5d	1	0.91mi
18017 Gawthrop Dr #104 Bradenton, FL	3.0	2.0	1786	$6,000	$3.36	25d	1	0.93mi
18114 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1300	$2,300	$1.77	25d	5	0.93mi
18114 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1310	$2,200	$1.68	4d	3	0.93mi
18028 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1310	$1,950	$1.49	0d	7	0.95mi
18008 Gawthrop Dr #402 Bradenton, FL	2.0	2.0	1154	$2,500	$2.17	18d	1	0.99mi
17815 Gawthrop Dr #101 Bradenton, FL	3.0	2.0	1786	$7,500	$4.20	25d	1	1.01mi
17902 Gawthrop Dr Unit 1546175P Bradenton, FL	3.0	2.0	1280	$2,965	$2.32	18d	1	1.02mi
17810 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1453	$2,200	$1.51	21d	2	1.02mi
17902 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1213	$3,500	$2.89	18d	4	1.02mi
5558 Palmer Cir #106 Bradenton, FL	2.0	2.0	1462	$6,000	$4.10	25d	1	1.06mi
5548 Palmer Cir #103 Bradenton, FL	2.0	2.0	1355	$2,200	$1.62	23d	1	1.06mi
5528 Palmer Cir #105 Bradenton, FL	2.0	2.0	1355	$2,000	$1.48	18d	1	1.06mi
17724 Gawthrop Dr Bradenton, FL	2.0–3.0	2.0	1220	$2,500	$2.05	13d	3	1.09mi
17704 Gawthrop Dr Unit 1545826P Bradenton, FL	3.0	2.0	1431	$3,163	$2.21	16d	1	1.11mi
17704 Gawthrop Dr Bradenton, FL	2.0	2.0	1142	$2,375	$2.08	25d	3	1.11mi
5577 Palmer Cir #201 Bradenton, FL	2.0	2.0	1569	$2,300	$1.47	25d	1	1.11mi
17626 Gawthrop Dr #206 Bradenton, FL	2.0	2.0	1142	$5,500	$4.82	25d	1	1.11mi
5567 Palmer Cir #104 Bradenton, FL	2.0	2.0	1336	$5,500	$4.12	25d	1	1.13mi
5557 Palmer Cir #202 Bradenton, FL	2.0	2.0	1355	$3,350	$2.47	0d	1	1.13mi
5537 Palmer Cir #201 Bradenton, FL	2.0	2.0	1569	$3,200	$2.04	25d	1	1.14mi
5517 Palmer Cir #105 Bradenton, FL	2.0	2.0	1329	$4,000	$3.01	25d	1	1.14mi
5507 Palmer Cir #105 Bradenton, FL	2.0	2.0	1329	$2,750	$2.07	25d	1	1.15mi

HOA detail condo

• Monthly dues: $745 · $8,940/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-22
   days on market $1,355 Active 4 DOM
2. 2026-06-17
   remarks 676-char remark
3. 2026-06-17
   pricedays on marketlisting id $1,355 Active 1 DOM
4. 2026-06-17
   days on market $390,997 Active 7 DOM
5. 2026-06-16
   days on market $390,997 Active 6 DOM
6. 2026-06-15
   days on market $390,997 Active 5 DOM
7. 2026-06-13
   days on market $390,997 Active 3 DOM
8. 2026-06-13
   remarks 357-char remark
9. 2026-06-13
   listed $390,997 Active 2 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: $36,543
• − Mortgage interest: −$76
• − Property taxes: −$20
• − Insurance: −$7
• − Repairs & maintenance: −$2,923
• − Management: −$2,923
• − HOA: −$8,940
• − Depreciation: −$39
• Taxable income: $21,613
• Est. tax owed @ 24.0%: −$5,187
• After-tax cash flow: $14,629/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

• County: Manatee County · 416,364 people
• City population: 52,177
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 27,197
• Household income: $121,659
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 574.0

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 (80%)
• Race & ethnicity: White 80% Two or more races 10% Hispanic / Latino 9% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 4% Italian 4% Slovak 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 88% English-only · Spanish 5% Arabic 1% Other Asian/Pacific 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: ▼ -1.20%
• Current HPI: 240.7087
• Rent YoY: ▼ -0.54%
• 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