6156 Whetstone Ct · Ellenton, FL 34221

$254,900

2 bd · 2.5 ba · 1,228 sqft · Townhouse public records · 145 Days on market

Built 2024 1,220 sqft lot Est $247k · at est. $227/mo HOA · 11% 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 +12.1/30.0
• ARV discount +6.0/15.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This thoughtfully designed floor plan features 1,165 sq. ft. of living space with 2 bedrooms, and 2.5 bathrooms. Enter the home into the foyer which leads to a spacious dining and gathering room. At the back of the house, you will find the designer kitchen which features sliding door access to the covered lanai. A half bathroom is also located on the first level. Upstairs you will find a large owner's suite with private bathroom. The secondary bedroom is also spacious with a private bathroom. The laundry area is upstairs for added convenience. Corner unit with a breathtaking water view from your outdoor covered lanai. Design selections include: gray cabinets in kitchen and full-size bathrooms, quartz counter tops in kitchen and full-size bathrooms, 18x18 tile flooring throughout, GE SS Energy Efficient Appliances, Faux Wood Blinds package on all windows.

Key facts

• Pantry
• Half bath
• Gathering room

Tags

• FRONT PORCH
• REAR LANAI
• HALF BATH
• PANTRY
• GATHERING ROOM
• PRIMARY SUITE

Property features AI

Finance

• Other: Direction faces south
• Financial info: Total monthly fees reported at $227.83; Total annual fees reported at $2,734; Lease restrictions apply
• HOA & community: HOA required; monthly HOA approximately $227.83 (quarterly association fee noted); Association fee includes pool, structure maintenance, grounds maintenance, management and trash; Community features include community mailbox, dog park, reclaimed water irrigation, park, playground, pool, sidewalks and street lights; Pets allowed

Exterior

• Parking: Asphalt road access
• Utilities: Public water; Public sewer; Electricity connected; Fiber optics available; Cable available; BB/HS internet available; Underground utilities; Fire hydrant nearby; Water connected; Sewer connected
• Home design: Residential townhouse; Two levels; South-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as Camellia model
• Exterior features: Sliding doors; Outdoor storage; In-ground pool with deck, lighting, solar-powered pump and child safety fence

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Stone counters; Solid wood cabinets
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High ceilings; Solid wood cabinets; Split bedroom layout; Stone counters; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $-57 ($-680/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (17.3% below list).
• Recommended offer: $211k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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.
• Zoned schools: James Tillman Elementary Magnet School (math 65% / reading 34%, grade D, #1,088 of 2,144 statewide, top 53%, 520 students, 74% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 52% district-wide (-13 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-3.0%/yr); 1160 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 33% 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 $8k 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 145 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,798 (17.3% 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 145 days. Have you received any prior offers? Is the seller open to a 17% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $246,828
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6326 Whetstone Ct	0.08mi	2/2.5	1,216 (-1%)	14mo	$231,419	$190	83
6122 Whetstone Ct	0.03mi	2/2.5	1,165 (-5%)	18mo	$258,455	$222	75
11820 Glenside Ter	0.04mi	3/2.5 (+1)	1,373 (+12%)	15mo	$274,900	$200	61
11816 Glenside Ter	0.04mi	3/2.5 (+1)	1,373 (+12%)	15mo	$275,900	$201	61
11808 Glenside Ter	0.04mi	3/2.5 (+1)	1,373 (+12%)	15mo	$275,900	$201	61
11918 Glenside Ter	0.06mi	3/2.5 (+1)	1,373 (+12%)	15mo	$250,000	$182	60
11942 Glenside Ter	0.09mi	3/2.5 (+1)	1,373 (+12%)	16mo	$280,000	$204	58
11938 Glenside Ter	0.08mi	3/2.5 (+1)	1,373 (+12%)	16mo	$275,900	$201	58
11911 Glenside Ter	0.08mi	3/2.5 (+1)	1,373 (+12%)	18mo	$285,900	$208	57
11947 Glenside Ter	0.12mi	3/2.5 (+1)	1,373 (+12%)	16mo	$275,900	$201	56
11915 Glenside Ter	0.08mi	3/2.5 (+1)	1,373 (+12%)	18mo	$290,000	$211	56
5920 Whetstone Ct	0.14mi	3/2.5 (+1)	1,373 (+12%)	17mo	$275,900	$201	54

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: -21.2%
• Equity multiple: 0.28×
• Total profit: $-51,085
• Equity at exit: $38,006

10-year hold

• IRR: -23.6%
• Equity multiple: -0.02×
• Total profit: $-72,976
• Equity at exit: $22,039

Cash invested: $71,372 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$106
• HOA: −$227
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-57

Break-even live

Break-even rent $2,180

Max offer price $244,888

Occupancy floor 98%

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11720 Glenside Ter Palmetto, FL	3.0	2.5	1373	$2,200	$1.60	23d	1	0.05mi
11820 Glenside Ter Palmetto, FL	3.0	2.5	1382	$2,100	$1.52	16d	1	0.07mi
11779 Glenside Ter Palmetto, FL	3.0	2.5	1394	$2,200	$1.58	23d	1	0.07mi
11787 Glenside Ter Palmetto, FL	3.0	2.5	1373	$2,100	$1.53	21d	1	0.08mi
6318 Whetstone Ct Palmetto, FL	2.0	2.5	1128	$1,950	$1.73	23d	1	0.08mi
6011 Whetstone Ct Palmetto, FL	3.0	2.5	1382	$2,000	$1.45	3d	1	0.15mi
5924 Whetstone Ct Palmetto, FL	3.0	2.5	1373	$2,000	$1.46	20d	1	0.16mi
6345 Willowside St Palmetto, FL	3.0	2.5	1407	$2,200	$1.56	23d	1	0.80mi
6256 Fairmont Ln Palmetto, FL	2.0	2.5	1216	$1,845	$1.52	14d	1	0.81mi
6334 Fairmont Ln Palmetto, FL	2.0	2.5	1235	$1,795	$1.45	3d	1	0.82mi
6354 Fairmont Ln Palmetto, FL	2.0	2.5	1123	$2,000	$1.78	23d	1	0.82mi
6249 Fairmont Ln Palmetto, FL	2.0	2.5	1200	$1,890	$1.57	14d	1	0.84mi
6210 Terra Lago Cir Palmetto, FL	1.0–3.0	1.0–2.0	1015	$1,962	$1.93	3d	50	1.09mi
5871 Bungalow Grove Ct Palmetto, FL	3.0	2.0	1492	$2,185	$1.46	21d	1	1.17mi
10120 Abrazo DR Palmetto, FL	1.0–3.0	1.0–2.5	1122	$2,185	$1.95	2d	24	1.45mi
5020 Cedar Leaf Cir Palmetto, FL	1.0–2.0	1.0–2.0	873	$2,491	$2.85	1d	21	1.45mi

HOA detail

• Monthly dues: $227 · $2,724/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-18
   days on market $254,900 Active 145 DOM
2. 2026-06-17
   days on market $254,900 Active 144 DOM
3. 2026-06-16
   days on market $254,900 Active 143 DOM
4. 2026-06-15
   days on market $254,900 Active 142 DOM
5. 2026-06-13
   days on market $254,900 Active 140 DOM
6. 2026-06-13
   days on market $254,900 Active 139 DOM
7. 2026-06-10
   days on market $254,900 Active 137 DOM
8. 2026-06-09
   days on market $254,900 Active 136 DOM
9. 2026-06-08
   days on market $254,900 Active 135 DOM
10. 2026-06-08
    days on market $254,900 Active 134 DOM
11. 2026-06-03
    days on market $254,900 Active 130 DOM
12. 2026-06-02
    days on market $254,900 Active 129 DOM
13. 2026-06-01
    days on market $254,900 Active 128 DOM
14. 2026-05-31
    days on market $254,900 Active 127 DOM
15. 2026-01-24
    listed $254,900 Active
16. 2024-09-30
    soldstatus $230,000 866-char remark

    Show marketing remark (866 chars)

    This thoughtfully designed floor plan features 1,165 sq. ft. of living space with 2 bedrooms, and 2.5 bathrooms. Enter the home into the foyer which leads to a spacious dining and gathering room. At the back of the house, you will find the designer kitchen which features sliding door access to the covered lanai. A half bathroom is also located on the first level. Upstairs you will find a large owner's suite with private bathroom. The secondary bedroom is also spacious with a private bathroom. The laundry area is upstairs for added convenience. Corner unit with a breathtaking water view from your outdoor covered lanai. Design selections include: gray cabinets in kitchen and full-size bathrooms, quartz counter tops in kitchen and full-size bathrooms, 18x18 tile flooring throughout, GE SS Energy Efficient Appliances, Faux Wood Blinds package on all windows.

17. 2024-09-30
    listed $230,000 866-char remark

    Show marketing remark (866 chars)

    This thoughtfully designed floor plan features 1,165 sq. ft. of living space with 2 bedrooms, and 2.5 bathrooms. Enter the home into the foyer which leads to a spacious dining and gathering room. At the back of the house, you will find the designer kitchen which features sliding door access to the covered lanai. A half bathroom is also located on the first level. Upstairs you will find a large owner's suite with private bathroom. The secondary bedroom is also spacious with a private bathroom. The laundry area is upstairs for added convenience. Corner unit with a breathtaking water view from your outdoor covered lanai. Design selections include: gray cabinets in kitchen and full-size bathrooms, quartz counter tops in kitchen and full-size bathrooms, 18x18 tile flooring throughout, GE SS Energy Efficient Appliances, Faux Wood Blinds package on all windows.

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$1,491/yr (+$124/mo · 238.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $25,296
• − Mortgage interest: −$14,278
• − Property taxes: −$625
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − HOA: −$2,724
• − Depreciation: −$7,415
• Taxable loss: −$5,068
• Est. tax savings @ 24.0%: +$1,216
• After-tax cash flow: $536/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

+10.8% since first listed

3 events — show timeline

• 2026-01-24 Listed $254,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-30 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-30 Sold (MLS) $230,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+89.3%/yr

Latest (2024): $625 · +258.6% YoY. Source: county tax records.