6606 Tortoise Trl · Lakewood Ranch, FL 34219

$434,067

4 bd · 3.0 ba · 2,566 sqft · Land · 475 Days on market

Built 2025 6,000 sqft lot $93/mo HOA · 3% of rent ↓ 7% since listing

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Why this score? — see what drove the F 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 +10.4/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• DSCR +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful, two-story home showcases an inviting covered front porch. Inside, discover an open floor plan with 9-ft. ceilings and an expansive great room that offers access to a covered back patio, which is perfect for hosting family and friends. The kitchen boasts a large eat-in island, pantry, granite countertops, Whirlpool® stainless steel appliances and 42-in. upper cabinets with crown molding. Upstairs, enjoy the convenience of a dedicated laundry room. The primary bedroom features a walk-in closet and connecting bath that includes a linen closet, extended dual-sink vanity, granite countertops and a walk-in shower with tile surround. Community offers no CDD and low HOA. See sales counselor for approximate timing required for move-in ready homes.

Key facts

• Covered front porch
• Open floor plan
• Large eat island

Tags

• COVERED FRONT PORCH
• OPEN FLOOR PLAN
• GREAT ROOM
• COVERED PATIO
• LARGE EAT ISLAND
• 42-IN UPPER CABINETS

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approx. 0.13 acres); Living area reported by builder (approx. 2,566 sq ft); total building area 3,066 sq ft
• HOA & community: Homeowner association: Unique Property Services, Inc/Ken Per; Quarterly association fee of $280 (about $93.33/month); Association fee required; Pets allowed

Exterior

• Parking: Attached 2-car garage (20 x 20)
• Utilities: Public water; Public sewer; Broadband/high-speed internet available
• Home design: Single-family residence; Two levels; Residential, completed; Faces west; Platted PD-R zoning
• Construction: Block, stucco and frame construction; Shingle roof; Slab foundation; New construction; Built by KB HOME (model 2566/H)
• Exterior features: Covered patio; Patio; Sidewalk; Sliding doors; Cleared lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Range; Range hood
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Stone countertops; Thermostat; Walk-in closets; ENERGY STAR qualified windows
• Laundry & utility: Laundry room on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $434k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $394k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (30.2% below list).
• Recommended offer: $303k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 F — 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.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 32% of the median local income ($114k/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 $3k of loan paydown is wiped out by about $13k 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 475 days — a 12% lower offer ($382k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $303,180 (30.2% 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 475 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -23.0%
• Equity multiple: 0.23×
• Total profit: $-93,998
• Equity at exit: $64,721

10-year hold

• IRR: -26.4%
• Equity multiple: -0.12×
• Total profit: $-135,727
• Equity at exit: $37,530

Cash invested: $121,539 (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 34219

• Home prices YoY: -23.7%
• Rents YoY: -0.9%
• Active inventory: 2170
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $3,032 medium
• Mortgage (P&I): −$2,276
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$181
• HOA: −$93
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $-229

Break-even live

Break-even rent $3,322

Max offer price $393,600

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-106	+0% $-229	+5% $-848	+10% $-998
Rent	-10% $-469	-5% $-349	+0% $-229	+5% $-109	+10% $10
Rate	-1.0pp $-10	-0.5pp $-119	base $-229	+0.5pp $-342	+1.0pp $-456

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: $108,517
• Closing costs: $13,022
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $93 · $1,116/yr
• Likely covers: pool

Listing history 33 events

1. 2026-06-18
   days on market $434,067 Active 475 DOM
2. 2026-06-17
   days on market $434,067 Active 474 DOM
3. 2026-06-16
   days on market $434,067 Active 473 DOM
4. 2026-06-15
   days on market $434,067 Active 472 DOM
5. 2026-06-13
   days on market $434,067 Active 470 DOM
6. 2026-06-13
   days on market $434,067 Active 469 DOM
7. 2026-06-10
   days on market $434,067 Active 467 DOM
8. 2026-06-09
   days on market $434,067 Active 466 DOM
9. 2026-06-08
   days on market $434,067 Active 465 DOM
10. 2026-06-08
    days on market $434,067 Active 464 DOM
11. 2026-06-03
    days on market $434,067 Active 460 DOM
12. 2026-06-02
    pricedays on market $434,067 Active 459 DOM
13. 2026-06-01
    days on market $433,627 Active 458 DOM
14. 2026-05-31
    days on market $433,627 Active 457 DOM
15. 2026-04-10
    price $433,627
16. 2026-03-10
    price $433,627 768-char remark

    Show marketing remark (768 chars)

    This beautiful, two-story home showcases an inviting covered front porch. Inside, discover an open floor plan with 9-ft. ceilings and an expansive great room that offers access to a covered back patio, which is perfect for hosting family and friends. The kitchen boasts a large eat-in island, pantry, granite countertops, Whirlpool® stainless steel appliances and 42-in. upper cabinets with crown molding. Upstairs, enjoy the convenience of a dedicated laundry room. The primary bedroom features a walk-in closet and connecting bath that includes a linen closet, extended dual-sink vanity, granite countertops and a walk-in shower with tile surround. Community offers no CDD and low HOA. See sales counselor for approximate timing required for move-in ready homes.

17. 2026-01-17
    price $429,767 768-char remark

    Show marketing remark (768 chars)

    This beautiful, two-story home showcases an inviting covered front porch. Inside, discover an open floor plan with 9-ft. ceilings and an expansive great room that offers access to a covered back patio, which is perfect for hosting family and friends. The kitchen boasts a large eat-in island, pantry, granite countertops, Whirlpool® stainless steel appliances and 42-in. upper cabinets with crown molding. Upstairs, enjoy the convenience of a dedicated laundry room. The primary bedroom features a walk-in closet and connecting bath that includes a linen closet, extended dual-sink vanity, granite countertops and a walk-in shower with tile surround. Community offers no CDD and low HOA. See sales counselor for approximate timing required for move-in ready homes.

18. 2026-01-16
    price $429,767
19. 2025-12-30
    price $424,408
20. 2025-11-19
    price $424,408 768-char remark

    Show marketing remark (768 chars)

    This beautiful, two-story home showcases an inviting covered front porch. Inside, discover an open floor plan with 9-ft. ceilings and an expansive great room that offers access to a covered back patio, which is perfect for hosting family and friends. The kitchen boasts a large eat-in island, pantry, granite countertops, Whirlpool® stainless steel appliances and 42-in. upper cabinets with crown molding. Upstairs, enjoy the convenience of a dedicated laundry room. The primary bedroom features a walk-in closet and connecting bath that includes a linen closet, extended dual-sink vanity, granite countertops and a walk-in shower with tile surround. Community offers no CDD and low HOA. See sales counselor for approximate timing required for move-in ready homes.

21. 2025-08-16
    price $405,990
22. 2025-08-14
    price $405,990 768-char remark

    Show marketing remark (768 chars)

    This beautiful, two-story home showcases an inviting covered front porch. Inside, discover an open floor plan with 9-ft. ceilings and an expansive great room that offers access to a covered back patio, which is perfect for hosting family and friends. The kitchen boasts a large eat-in island, pantry, granite countertops, Whirlpool® stainless steel appliances and 42-in. upper cabinets with crown molding. Upstairs, enjoy the convenience of a dedicated laundry room. The primary bedroom features a walk-in closet and connecting bath that includes a linen closet, extended dual-sink vanity, granite countertops and a walk-in shower with tile surround. Community offers no CDD and low HOA. See sales counselor for approximate timing required for move-in ready homes.

23. 2025-08-12
    price $410,990 768-char remark

    Show marketing remark (768 chars)

    This beautiful, two-story home showcases an inviting covered front porch. Inside, discover an open floor plan with 9-ft. ceilings and an expansive great room that offers access to a covered back patio, which is perfect for hosting family and friends. The kitchen boasts a large eat-in island, pantry, granite countertops, Whirlpool® stainless steel appliances and 42-in. upper cabinets with crown molding. Upstairs, enjoy the convenience of a dedicated laundry room. The primary bedroom features a walk-in closet and connecting bath that includes a linen closet, extended dual-sink vanity, granite countertops and a walk-in shower with tile surround. Community offers no CDD and low HOA. See sales counselor for approximate timing required for move-in ready homes.

24. 2025-07-30
    price $411,138
25. 2025-07-29
    price $411,338 768-char remark

    Show marketing remark (768 chars)

    This beautiful, two-story home showcases an inviting covered front porch. Inside, discover an open floor plan with 9-ft. ceilings and an expansive great room that offers access to a covered back patio, which is perfect for hosting family and friends. The kitchen boasts a large eat-in island, pantry, granite countertops, Whirlpool® stainless steel appliances and 42-in. upper cabinets with crown molding. Upstairs, enjoy the convenience of a dedicated laundry room. The primary bedroom features a walk-in closet and connecting bath that includes a linen closet, extended dual-sink vanity, granite countertops and a walk-in shower with tile surround. Community offers no CDD and low HOA. See sales counselor for approximate timing required for move-in ready homes.

26. 2025-05-05
    price $433,138
27. 2025-05-03
    price $433,138 768-char remark

    Show marketing remark (768 chars)

    This beautiful, two-story home showcases an inviting covered front porch. Inside, discover an open floor plan with 9-ft. ceilings and an expansive great room that offers access to a covered back patio, which is perfect for hosting family and friends. The kitchen boasts a large eat-in island, pantry, granite countertops, Whirlpool® stainless steel appliances and 42-in. upper cabinets with crown molding. Upstairs, enjoy the convenience of a dedicated laundry room. The primary bedroom features a walk-in closet and connecting bath that includes a linen closet, extended dual-sink vanity, granite countertops and a walk-in shower with tile surround. Community offers no CDD and low HOA. See sales counselor for approximate timing required for move-in ready homes.

28. 2025-03-25
    price $448,138 768-char remark

    Show marketing remark (768 chars)

    This beautiful, two-story home showcases an inviting covered front porch. Inside, discover an open floor plan with 9-ft. ceilings and an expansive great room that offers access to a covered back patio, which is perfect for hosting family and friends. The kitchen boasts a large eat-in island, pantry, granite countertops, Whirlpool® stainless steel appliances and 42-in. upper cabinets with crown molding. Upstairs, enjoy the convenience of a dedicated laundry room. The primary bedroom features a walk-in closet and connecting bath that includes a linen closet, extended dual-sink vanity, granite countertops and a walk-in shower with tile surround. Community offers no CDD and low HOA. See sales counselor for approximate timing required for move-in ready homes.

29. 2025-03-24
    price $448,138
30. 2025-03-14
    price $439,338 768-char remark

    Show marketing remark (768 chars)

    This beautiful, two-story home showcases an inviting covered front porch. Inside, discover an open floor plan with 9-ft. ceilings and an expansive great room that offers access to a covered back patio, which is perfect for hosting family and friends. The kitchen boasts a large eat-in island, pantry, granite countertops, Whirlpool® stainless steel appliances and 42-in. upper cabinets with crown molding. Upstairs, enjoy the convenience of a dedicated laundry room. The primary bedroom features a walk-in closet and connecting bath that includes a linen closet, extended dual-sink vanity, granite countertops and a walk-in shower with tile surround. Community offers no CDD and low HOA. See sales counselor for approximate timing required for move-in ready homes.

31. 2025-02-28
    listed $474,258 Active
32. 2025-01-31
    price $449,338 768-char remark

    Show marketing remark (768 chars)

    This beautiful, two-story home showcases an inviting covered front porch. Inside, discover an open floor plan with 9-ft. ceilings and an expansive great room that offers access to a covered back patio, which is perfect for hosting family and friends. The kitchen boasts a large eat-in island, pantry, granite countertops, Whirlpool® stainless steel appliances and 42-in. upper cabinets with crown molding. Upstairs, enjoy the convenience of a dedicated laundry room. The primary bedroom features a walk-in closet and connecting bath that includes a linen closet, extended dual-sink vanity, granite countertops and a walk-in shower with tile surround. Community offers no CDD and low HOA. See sales counselor for approximate timing required for move-in ready homes.

33. 2025-01-15
    listed $464,338 Active 768-char remark

    Show marketing remark (768 chars)

    This beautiful, two-story home showcases an inviting covered front porch. Inside, discover an open floor plan with 9-ft. ceilings and an expansive great room that offers access to a covered back patio, which is perfect for hosting family and friends. The kitchen boasts a large eat-in island, pantry, granite countertops, Whirlpool® stainless steel appliances and 42-in. upper cabinets with crown molding. Upstairs, enjoy the convenience of a dedicated laundry room. The primary bedroom features a walk-in closet and connecting bath that includes a linen closet, extended dual-sink vanity, granite countertops and a walk-in shower with tile surround. Community offers no CDD and low HOA. See sales counselor for approximate timing required for move-in ready homes.

ⓘ 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: $889 · $74/mo
• Projected year-2 tax: $3,603 · $300/mo
• Expected delta: +$2,714/yr (+$226/mo · 305.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $36,382
• − Mortgage interest: −$24,315
• − Property taxes: −$889
• − Insurance: −$2,170
• − Repairs & maintenance: −$2,911
• − Management: −$2,911
• − HOA: −$1,116
• − Depreciation: −$12,627
• Taxable loss: −$10,556
• Est. tax savings @ 24.0%: +$2,533
• After-tax cash flow: $-215/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: 33,319
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 33,296
• Household income: $113,773
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 219.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 4% Hispanic 2% Russian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2% 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: ▼ -84.45%
• Current HPI: 271.7131
• Rent YoY: ▼ -0.95%
• 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

-6.6% since first listed

19 events — show timeline

• 2026-04-10 Price Changed $433,627 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $433,627 Zillow
• 2026-01-17 Price Changed $429,767 Zillow
• 2026-01-16 Price Changed $429,767 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Price Changed $424,408 Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $424,408 Zillow
• 2025-08-16 Price Changed $405,990 Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Price Changed $405,990 Zillow
• 2025-08-12 Price Changed $410,990 Zillow
• 2025-07-30 Price Changed $411,138 Stellar MLS as Distributed by MLS Grid
• 2025-07-29 Price Changed $411,338 Zillow
• 2025-05-05 Price Changed $433,138 Stellar MLS as Distributed by MLS Grid
• 2025-05-03 Price Changed $433,138 Zillow
• 2025-03-25 Price Changed $448,138 Zillow
• 2025-03-24 Price Changed $448,138 Stellar MLS as Distributed by MLS Grid
• 2025-03-14 Price Changed $439,338 Zillow
• 2025-02-28 Listed $474,258 Stellar MLS as Distributed by MLS Grid
• 2025-01-31 Price Changed $449,338 Zillow
• 2025-01-15 Listed $464,338 Zillow