233 Cape Harbour Loop #107 · Bradenton, FL 34212

$185,000

3 bd · 2.5 ba · 1,200 sqft · Condo public records · 4 Days on market

Built 2006 $375/mo HOA · 17% 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 +15.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +4.7/10.0
• Schools +4.4/10.0
• Appreciation +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0

Listing remarks

Under contract-accepting backup offers. This charming move-in ready townhome offers a perfect blend of comfort and convenience for any lifestyle. Located in the sought after Lighthouse Cove at Heritage Harbour, the thoughtfully designed floor plan features 3 spacious bedrooms and 2 and a half bathrooms, providing ample space for relaxation and daily living. Residents will appreciate the condition of the interior, which allows for a seamless transition into a new home without the need for immediate updates. The spacious primary suite features a large closet and private en-suite bathroom. Lighthouse Cove offers residents a well-maintained community with desirable amenities such as a pool, wal

Key facts

• Move-in ready
• Desirable amenities
• Pool

Tags

• MOVE-IN READY
• PRIVATE EN-SUITE BATHROOM
• WELL-MAINTAINED COMMUNITY
• DESIRABLE AMENITIES
• POOL
• WALKING TRAILS

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Monthly condo fee equivalent noted (monthly amount listed as 352; quarterly condo fees listed as 1,056); Total annual fees listed
• HOA & community: Quarterly association fees (total quarterly condo/HOA fees noted); Association covers maintenance of grounds, pool, trash, and water; Community features include pool, playground, park, dog park, community mailbox, irrigation (reclaimed water) and sidewalks; Association management: Jessica Friday and PMI Capstone

Exterior

• Parking: Assigned parking (park in spot 107)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Electricity connected
• Home design: Townhouse; Residential property; East-facing; Two stories; Entry on multiple levels
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built with standard residential construction
• Exterior features: Sidewalk

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Solid surface counters
• Bedrooms: 3 bedrooms
• Flooring: Tile; Tile flooring throughout
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Solid surface counters; Programmable thermostat; Walk-in closets; Window treatments
• Laundry & utility: Washer hookup inside; Dryer hookup (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $65 ($781/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 6.7% vs local median 3.6% in Bradenton — 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 81/100 on livability (#101 in FL, #1,528 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime D, amenities 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 falling (-3.4%/yr); 479 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $3k 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.
• 4 sale attempts since 16y 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 $65k; list at $185k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.19% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.56×
• Total profit: $-22,716
• Equity at exit: $37,486

10-year hold

• IRR: -8.4%
• Equity multiple: 0.42×
• Total profit: $-29,937
• Equity at exit: $33,531

Cash invested: $51,800 (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: 479
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$970
• Tax from tax record: −$257 /mo · $3,086/yr
• Insurance: −$77
• HOA: −$375
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $65

Break-even live

Break-even rent $2,126

Max offer price $185,000

Occupancy floor 92%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Cape Harbour Loop #106 Bradenton, FL	2.0	2.5	1429	$1,775	$1.24	14d	1	0.08mi
250 Cape Harbour Loop Bradenton, FL	3.0	2.5	1200	$1,800	$1.50	23d	1	0.08mi
257 Cape Harbour Loop #101 Bradenton, FL	3.0	2.5	1200	$1,925	$1.60	3d	1	0.09mi
257 Cape Harbour Loop #104 Bradenton, FL	2.0	2.5	1429	$1,700	$1.19	23d	1	0.09mi
311 Cape Harbour Loop #103 Bradenton, FL	2.0	2.5	1429	$1,850	$1.29	14d	1	0.09mi
267 Cape Harbour Loop #101 Bradenton, FL	3.0	2.5	1200	$1,700	$1.42	23d	1	0.11mi
262 Cape Harbour Loop #102 Bradenton, FL	3.0	2.5	1200	$1,900	$1.58	23d	1	0.12mi
360 Cape Harbour Loop #105 Bradenton, FL	3.0	2.5	1429	$2,200	$1.54	23d	1	0.13mi
208 Cape Harbour Loop #101 Bradenton, FL	3.0	2.5	1200	$2,000	$1.67	23d	1	0.14mi
280 Cape Harbour Loop #101 Bradenton, FL	3.0	2.5	1400	$2,100	$1.50	15d	1	0.15mi
6510 Anchor Loop Bradenton, FL	1.0–3.0	1.0–2.0	1135	$2,180	$1.92	1d	32	0.32mi
6760 Willowshire Way Bradenton, FL	3.0	2.0	1387	$3,500	$2.52	23d	1	0.46mi
131 Babbling Brook Run Bradenton, FL	3.0	2.0	1387	$2,200	$1.59	23d	1	0.49mi
6110 9th Avenue Cir NE Bradenton, FL	2.0	1.5	1000	$2,000	$2.00	23d	1	0.80mi
6519 Grand Estuary Trl Bradenton, FL	2.0	2.0	1156	$3,000	$2.60	23d	2	0.86mi
6515 Grand Estuary Trl #107 Bradenton, FL	2.0	2.0	1156	$3,950	$3.42	23d	1	0.87mi
6411 Grand Estuary Trl #401 Bradenton, FL	2.0	2.0	1156	$2,325	$2.01	15d	1	0.89mi
7005 River Hammock Dr #305 Bradenton, FL	2.0	2.0	1121	$2,500	$2.23	23d	1	0.91mi
7019 River Hammock Dr Bradenton, FL	2.0–3.0	2.0	1209	$2,350	$1.94	11d	2	0.93mi
7121 River Hammock Dr Bradenton, FL	2.0	2.0	1176	$2,248	$1.91	23d	2	0.93mi
7121 River Hammock Dr Unit 1546059P Bradenton, FL	2.0	2.0	1151	$2,903	$2.52	15d	1	0.93mi
7607 Grand Estuary Trl Bradenton, FL	2.0	2.0	1226	$2,900	$2.37	23d	2	1.15mi
7705 Grand Estuary Trl Bradenton, FL	2.0	2.0	1175	$1,975	$1.68	15d	2	1.20mi
7803 Grand Estuary Trl Bradenton, FL	2.0	2.0	1371	$2,650	$1.93	23d	2	1.24mi
7911 Grand Estuary Trl Bradenton, FL	2.0	2.0	1156	$3,500	$3.03	23d	2	1.28mi
8105 Grand Estuary Trl Bradenton, FL	2.0	2.0	1138	$2,875	$2.53	3d	3	1.35mi
803 Fairwaycove Ln Bradenton, FL	2.0	2.0	1165	$1,835	$1.58	3d	2	1.38mi
8205 Grand Estuary Trl Bradenton, FL	2.0	2.0	1121	$2,125	$1.90	15d	2	1.39mi
8309 Grand Estuary Trl Bradenton, FL	2.0	2.0	1185	$3,375	$2.85	15d	2	1.42mi
819 Fairwaycove Ln Bradenton, FL	2.0	2.0	1165	$1,950	$1.67	15d	2	1.42mi
905 Fairwaycove Ln #205 Bradenton, FL	2.0	2.0	1104	$4,000	$3.62	14d	1	1.44mi
8403 Grand Estuary Trl Bradenton, FL	2.0	2.0	1138	$2,900	$2.55	23d	2	1.46mi
9027 Stone Harbour Loop Bradenton, FL	2.0	2.0	1328	$2,400	$1.81	23d	1	1.48mi

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-05
   status Pending
2. 2026-05-01
   listed $185,000 Active
3. 2025-12-31
   historical
4. 2025-12-05
   price $200,000
5. 2025-05-30
   price $224,900
6. 2025-05-16
   listed $235,000 Active
7. 2025-01-29
   historical
8. 2024-11-26
   price $249,000
9. 2024-07-30
   price $259,900
10. 2024-07-29
    listed $265,000 Active
11. 2010-12-16
    soldstatus $65,000
12. 2010-12-10
    soldstatus $65,000
13. 2010-03-08
    listed $69,000

ⓘ 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: $3,086 · $257/mo
• Projected year-2 tax: $3,086 · $257/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 6/10 Major FEMA zone X (shaded) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $26,498
• − Mortgage interest: −$10,363
• − Property taxes: −$3,086
• − Insurance: −$925
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − HOA: −$4,500
• − Depreciation: −$5,382
• Taxable loss: −$1,997
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $1,260/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 — Bradenton

• Score: 81/100
• State rank: #101
• US rank: #1528

Category grades

Amenities F Commute A+ Cost of living A+ Crime D Employment D+ 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: 227,091
• 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

Price history

+168.1% since first listed

13 events — show timeline

• 2026-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-05 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-16 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-26 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-30 Price Changed $259,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-29 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2010-12-16 Sold (Public Records) $65,000 Public Records
• 2010-12-10 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2010-03-08 Listed $69,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.6%/yr

Latest (2025): $3,086 · -0.2% YoY. Source: county tax records.