3620 Ambersweet Xing · Lakewood Ranch, FL 34219

$339,298

4 bd · 2.5 ba · 1,874 sqft · Land · 21 Days on market

Built 2026 4,800 sqft lot $284/mo HOA · 10% 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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This expansive two-story home boasts a well-designed layout, featuring a first floor dedicated to shared living and entertaining. The open-concept design seamlessly connects the kitchen, dining room and family room, with a covered lanai extending the interior space outdoors. Upstairs, a spacious loft separates the three secondary bedrooms from the serene owner's suite. Completing the home is a convenient two-car garage.

Key facts

• Open-concept design
• Pickleball courts
• Community center

Tags

• RESORT-STYLE SWIMMING POOL
• COMMUNITY CENTER
• PICKLEBALL COURTS
• OPEN-CONCEPT DESIGN
• COVERED LANAI
• SPACIOUS LOFT

Property features AI

Finance

• Other: Lease restrictions apply; Property zoned PD-MU
• Financial info: Other annual assessment: $1,964; Total monthly HOA amount reported as $284.33
• HOA & community: Homeowner association (CCMC Brad Jeffers) with required monthly fee of $284.33; Association fee covers internet and grounds maintenance; Association approval required for buyers

Exterior

• Parking: Attached 2-car garage
• Security: Community has deed restrictions (HOA rules apply)
• Utilities: Private water source (canal/lake for irrigation and private); Private sewer; Electricity available and connected; Cable available; Broadband/high-speed internet available; Underground utilities; Water and sewer available and connected; Sprinkler recycled system
• Home design: Single-family residence; New construction — completed; Two-story home; Southwest-facing
• Construction: Stucco construction; Shingle roof; Slab foundation; Built by Lennar (model: Columbus)
• Exterior features: Hurricane shutters; Sidewalks; Asphalt-paved roads; Community amenities include community mailbox, deed restrictions, reclaimed water irrigation, and sidewalks; Lot approximately 0.11 acre (0 to less than 1/4 acre)

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Ice maker; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 4 bedrooms (one includes a loft/bonus area)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floor plan with kitchen/family room combo and living room/dining room combo; Split bedroom layout; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Inside laundry room with washer and dryer; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $339k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (15.0% below list).
• Recommended offer: $288k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 ($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 $2k of loan paydown is wiped out by about $10k 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 21 days — a 2% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $288,457 (15.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.85% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 9.8

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: -22.1%
• Equity multiple: 0.26×
• Total profit: $-70,630
• Equity at exit: $50,590

10-year hold

• IRR: -26.3%
• Equity multiple: -0.09×
• Total profit: $-103,237
• Equity at exit: $29,336

Cash invested: $95,003 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,885 medium
• Mortgage (P&I): −$1,779
• Tax from tax record: −$188 /mo · $2,259/yr
• Insurance: −$141
• HOA: −$284
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $-114

Break-even live

Break-even rent $3,029

Max offer price $319,136

Occupancy floor 99%

Sensitivity live

Price	-10% $78	-5% $-18	+0% $-114	+5% $-210	+10% $-306
Rent	-10% $-342	-5% $-228	+0% $-114	+5% $0	+10% $114
Rate	-1.0pp $57	-0.5pp $-28	base $-114	+0.5pp $-202	+1.0pp $-291

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: $84,824
• Closing costs: $10,179
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2726 Greenleaf Ter Parrish, FL	3.0	2.0	1651	$2,200	$1.33	24d	1	1.06mi

HOA detail

• Monthly dues: $284 · $3,408/yr

Listing history 2 events

1. 2026-05-05
   listed $339,298 Active 423-char remark

   Show marketing remark (423 chars)

   This expansive two-story home boasts a well-designed layout, featuring a first floor dedicated to shared living and entertaining. The open-concept design seamlessly connects the kitchen, dining room and family room, with a covered lanai extending the interior space outdoors. Upstairs, a spacious loft separates the three secondary bedrooms from the serene owner's suite. Completing the home is a convenient two-car garage.

2. 2026-05-05
   listed $339,298 Active

   Show marketing remark (423 chars)

   This expansive two-story home boasts a well-designed layout, featuring a first floor dedicated to shared living and entertaining. The open-concept design seamlessly connects the kitchen, dining room and family room, with a covered lanai extending the interior space outdoors. Upstairs, a spacious loft separates the three secondary bedrooms from the serene owner's suite. Completing the home is a convenient two-car garage.

ⓘ 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: $2,259 · $188/mo
• Projected year-2 tax: $2,816 · $235/mo
• Expected delta: +$557/yr (+$46/mo · 24.7%)

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

Taxation est. · year 1

• Rental income: $34,615
• − Mortgage interest: −$19,006
• − Property taxes: −$2,259
• − Insurance: −$1,696
• − Repairs & maintenance: −$2,769
• − Management: −$2,769
• − HOA: −$3,408
• − Depreciation: −$9,870
• Taxable loss: −$7,164
• Est. tax savings @ 24.0%: +$1,719
• After-tax cash flow: $350/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): 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

+0.0% since first listed

2 events — show timeline

• 2026-05-05 Listed $339,298 Zillow
• 2026-05-05 Listed $339,298 Stellar MLS as Distributed by MLS Grid