Property ID: 5373813820
2602 Edgewater Ct, Palmetto, FL, 34221
Palmetto, FL
Money Down: $65,976
CoC Return: -8.82%
Monthly Cash Flow: $-485
Est. Final ARV: $248,465
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$54,980
Closing Costs
$10,996
Total Down
$65,976
Investment Snapshot
Purchase Price
$274,900
Money Down
$65,976
Cash-on-Cash Return
-8.82%
Rent
$1,714
Monthly Cash Flow
$-485
Annual Cash Flow
$-5,818
Debt Service / Mo
$1,463
Property Tax / Mo
$467
Insurance / Mo
$98
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,714
Payment Standard
$2,002
Rent
$1,714
Insurance
$98
Property Tax
$467
Management
$171
Utilities Allowance
$288
NOI (Monthly)
$978
Debt Service
$1,463
Cash Flow After Debt
$-485
Quality Score: 79.00%
Confidence: 86.00%
Overall the property presents as a well-maintained, turnkey end-unit villa in a gated golf community. Exterior and interior finishes appear in good condition, HVAC equipment is visible, and there are no obvious structural or life-safety defects in the photos. Several NSPIRE-required items (smoke/CO detectors, GFCI, electrical panel status, hot water) are not shown and must be verified; assuming those are present and functional the unit is likely to pass an initial HCV/NSPIRE inspection with only minor, quick fixes (if any).
Section 8 Payment Standard
$2,002
Utility Allowance Total
$288
Guaranteed Section 8 Rent (PS - Utilities)
$1,714
Property Management
$171
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$274,900
Beds
2
Baths
2
Living Area
1,253 sqft
Lot Size
—
Year Built
1986
Days on Market
309
Capital Outlay
$65,976
Debt Service
$1,463
Property Tax / Mo
$467
Insurance / Mo
$98
Property Description
METICULOUSLY MAINTAINED 2 BEDROOM VILLA. END UNIT IN A PREMIER GOLF COMMUNITY. WELCOME TO YOUR SLICE OF PARADISE. THIS BEAUTIFULLY CARED HOME OFFERS PRIVACY AND NATURAL LIGHT. ENJOY YEAR ROUND COMFORT IN THE FLORIDA ROOM OVERLOOKING THE WATER AND GOLF COURSE. NESTLED IN A VIBRANT GATED COMMUNITY. ENJOY AMENITIES INCLUDING GOLF COURSE, SPARKLING COMMUNITY POOL, ON SITE RESTAURANT, TIKI BAR, PICKLEBALL AND TENNIS COURTS. JUST MINUTES FROM BLACKSTONE PARK AND THE LOCAL DOG PARK. THIS HIDDEN GEM ALSO OFFERS A FISHING PIER WITH GORGEOUS SUNSETS. WHETHER YOU ARE LOOKING FOR AN ACTIVE LIFESTYLE OR A PEACEFUL RETREAT, THIS VILLA OFFERS THE BEST OF BOTH WORLDS. DON'T MISS YOUR CHANCE TO LIVE IN ONE OF THE AREA'S BEST KEPT SECRETS. FURNISHINGS CAN BE PURCHASED SEPARATELY.
Utility Allowances
Heating (Electric)
$15
Property has 'Central' heating. Electric is selected as the most common and logical fuel source in Florida.
Cooking (Electric)
$11
Property includes a 'Range' and kitchen photos show an electric stove.
Water Heating (Electric)
$34
Inferred as electric based on other major appliances being electric, which is common for the region.
Other Electric
$45
Standard allowance for miscellaneous electric use (lights, outlets, etc.) for a 2-bedroom unit.
Air Conditioning
$25
Property is listed as having 'Central Air'.
Water
$40
Property is listed as having a 'Public' water source.
Sewer
$66
Property is listed as having 'Public Sewer'.
Trash Collection
$21
Standard utility for a single-family home.
Medical
$31
Standard baseline allowance for medical equipment provided on the utility schedule.
Source References
Payment Standard Source
Effective Date:
Apr 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,172
DP3 Annual Estimate$1,172
DP1 Monthly Equivalent$98
DP3 Monthly Equivalent$98
Replacement Value$238,000
Basis1,253 sqft / 1986
Nearby Houses
Photo unavailable
2608 Edgewater Ct
sold
Price: $250,000
2 bd / 2 ba · 1,409 sqft
Latest sale: $250,000
Latest rent: —
Photo unavailable
1709 Edgewater Ln
sold
Price: $272,500
2 bd / 2 ba · 1,422 sqft
Latest sale: $272,500
Latest rent: —
Photo unavailable
2612 Edgewater Ct
sold
Price: $320,000
3 bd / 2 ba · 1,488 sqft
Latest sale: $320,000
Latest rent: —
Photo unavailable
2707 Edgewater Ct
sold
Price: $370,000
3 bd / 2 ba · 1,488 sqft
Latest sale: $370,000
Latest rent: —
Photo unavailable
1803 Edgewater Ln
sold
Price: $305,000
2 bd / 2 ba · 1,253 sqft
Latest sale: $305,000
Latest rent: —
Photo unavailable
2825 Terra Ceia Bay Blvd Unit 1705
for_sale · 0.05 mi
Price: $875,000
3 bd / 2 ba · 2,007 sqft
Latest sale: $415,000
Latest rent: —
Photo unavailable
2825 Terra Ceia Bay Blvd Unit 1901
sold · 0.05 mi
Price: $975,000
3 bd / 3 ba · 2,302 sqft
Latest sale: $975,000
Latest rent: —
Photo unavailable
2825 Terra Ceia Bay Blvd Unit 1804
sold · 0.05 mi
Price: $650,000
3 bd / 2 ba · 2,306 sqft
Latest sale: $650,000
Latest rent: —
Photo unavailable
2825 Terra Ceia Bay Blvd Unit 1902
sold · 0.05 mi
Price: $945,000
3 bd / 3 ba · 2,523 sqft
Latest sale: $945,000
Latest rent: —
Photo unavailable
2825 Terra Ceia Bay Blvd Unit 1504
sold · 0.05 mi
Price: $520,000
3 bd / 2 ba · 2,306 sqft
Latest sale: $520,000
Latest rent: —
Photo unavailable
2725 Terra Ceia Bay Blvd Apt 207
for_sale · 0.05 mi
Price: $229,000
2 bd / 2 ba · 1,256 sqft
Latest sale: $97,000
Latest rent: —
Photo unavailable
2725 Terra Ceia Bay Blvd Apt 107
sold · 0.05 mi
Price: $215,000
2 bd / 2 ba · 1,256 sqft
Latest sale: $215,000 on Aug 22, 2025
Latest rent: —
Photo unavailable
2625 Terra Ceia Bay Blvd Apt 203
for_sale · 0.08 mi
Price: $200,000
2 bd / 2 ba · 1,227 sqft
Latest sale: $117,500 on Oct 12, 2000
Latest rent: —
Photo unavailable
2625 Terra Ceia Bay Blvd Apt 406
sold · 0.08 mi
Price: $290,000
3 bd / 2 ba · 1,350 sqft
Latest sale: $290,000
Latest rent: —
Photo unavailable
2625 Terra Ceia Bay Blvd Apt 501
sold · 0.08 mi
Price: $375,000
3 bd / 2 ba · 1,349 sqft
Latest sale: $375,000
Latest rent: —
Photo unavailable
2625 Terra Ceia Bay Blvd Apt 603
sold · 0.08 mi
Price: $255,000
2 bd / 2 ba · 1,227 sqft
Latest sale: $255,000
Latest rent: —
Photo unavailable
2625 Terra Ceia Bay Blvd Apt 206
for_sale · 0.08 mi
Price: $299,990
3 bd / 2 ba · 1,349 sqft
Latest sale: $190,000
Latest rent: —
Photo unavailable
2715 Terra Ceia Bay Blvd Apt 702
sold · 0.09 mi
Price: $410,000
3 bd / 2 ba · 1,584 sqft
Latest sale: $410,000
Latest rent: —
Properties Used for Comps
Photo unavailable
2725 Terra Ceia Bay Blvd Apt 107, Palmetto, FL, 34221
sold
Price: $215,000
Rent: —
2 bd / 2 ba · 1,256 sqft
Sale Date: Feb 23, 2026
Distance: 0.05 mi
View listing
Photo unavailable
2625 Terra Ceia Bay Blvd Apt 603, Palmetto, FL, 34221
sold
Price: $255,000
Rent: —
2 bd / 2 ba · 1,227 sqft
Sale Date: Sep 26, 2025
Distance: 0.08 mi
View listing
Photo unavailable
2608 Edgewater Ct, Palmetto, FL, 34221
sold
Price: $250,000
Rent: —
2 bd / 2 ba · 1,409 sqft
Sale Date: Nov 20, 2025
Distance: —
View listing
Photo unavailable
1709 Edgewater Ln, Palmetto, FL, 34221
sold
Price: $272,500
Rent: —
2 bd / 2 ba · 1,422 sqft
Sale Date: Feb 04, 2026
Distance: —
View listing
Photo unavailable
1803 Edgewater Ln, Palmetto, FL, 34221
sold
Price: $305,000
Rent: —
2 bd / 2 ba · 1,253 sqft
Sale Date: May 30, 2025
Distance: —
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Kitchen appliances (stove, refrigerator) are present or will be provided; their absence would be an easy-to-fix capital item and not an immediate safety failure.
- Smoke detectors and carbon monoxide alarm(s) exist and are functional though not visible in photos.
- Electrical panel is intact and there are no hidden exposed wiring or major electrical hazards not shown.
- Hot water heater and plumbing systems are operational; no active leaks exist behind photographed finishes.
- Bedrooms have code-compliant egress windows (not pictured).
- Roof and HVAC are serviceable based on visible condition; no recent storm damage is hidden.
- No history of severe mold, structural movement, or water intrusion beyond typical landscaping adjacent to the small pond.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $5,436 | $238,000 | $238,000 |
| 2024 | $5,485 | $238,000 | $238,000 |
| 2023 | $5,092 | $242,250 | $216,590 |
| 2022 | $4,602 | $204,750 | $196,900 |
| 2021 | $4,119 | $179,000 | $179,000 |
| 2020 | $1,151 | $175,000 | $60,351 |
| 2019 | $1,139 | $170,000 | $58,994 |
| 2018 | $1,130 | $132,000 | $57,894 |
| 2017 | $1,046 | $152,900 | $56,703 |
| 2016 | $1,028 | $136,500 | $55,537 |
| 2015 | $753 | $124,000 | $55,151 |
| 2014 | $746 | $113,001 | $54,713 |
| 2013 | $825 | $113,001 | $53,904 |
| 2012 | $616 | $117,614 | $53,003 |
| 2011 | $751 | $114,141 | $51,459 |
| 2010 | $720 | $126,771 | $50,699 |
| 2009 | $2,161 | $129,362 | $129,362 |
| 2008 | $2,773 | $155,834 | $155,834 |
| 2007 | $4,392 | $208,107 | $208,107 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-19 | Price Changed | $274,900 |
| 2025-10-08 | Price Changed | $310,000 |
| 2025-08-12 | Listed | $319,900 |
| 2024-09-25 | Price Changed for rent | $4,000 |
| 2023-07-06 | Price Changed for rent | $4,500 |
| 2022-06-10 | Price Changed for rent | $4,000 |
| 2022-02-21 | Price Changed for rent | $3,800 |
| 2022-01-15 | Price Changed for rent | $3,000 |
| 2021-12-04 | Listed for rent | $3,500 |
| 2005-11-11 | Sold | $325,000 |
| 2005-08-20 | Listed | $325,000 |
| 1999-02-22 | Sold | $120,000 |
| 1996-04-22 | Sold | $87,800 |
Photo Gallery
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"Source Listing Status: Active",
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"Directions: BUSINESS 41 , FIRST EXIT FROM ROUNDABOUT ONTO 23RD ST. W. THEN THRU THE GATE ONTO TERRA CEIA BAY BLVD. LEFT ONTO FAIRWAY TRACE AROUND THE CORNER TURN ONTO EDGEWATER CT THEN ALL THE WAY TO THE END OF STREET #2602 IS ON THE LEFT.",
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"Dining Room Level: First",
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"Association Fee: 1775",
"Association Fee Frequency: Quarterly",
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"Calculated Total Monthly Association Fees: 591",
"Association Name: Stacia Searey",
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"Source Listing Status: Closed",
"County: Manatee",
"Directions: Take 23rd St W through gates. Left on Edgewater Ct and the villa is on the left.",
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"Ownership: Condominium",
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"Area: 34221 - Palmetto/Rubonia",
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"Public Survey Range: 17E",
"Public Survey Section: 10",
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"Year Built: 1996",
"Building Area Source: Public Records",
"Building Area Total: 1893",
"Construction Materials: Block",
"Direction Faces: South",
"Foundation Details: Slab",
"Levels: One",
"Living Area Source: Public Records",
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"Property Age: 29",
"Roof: Shingle",
"Levels or Stories: 1",
"Building Total Stories: 1",
"Structure Type: Villa"
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"Waterfront Feet: 31"
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"Porch: Yes"
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"Lot Description: Cleared, Landscaped, On Golf Course, Private, Sidewalk, Paved",
"Lot Size Acres: 1.47",
"Lot Size Square Feet: 64019"
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"Spa: Yes"
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"Garage Spaces: 1",
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"Association: Yes",
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"Calculated Total Monthly Association Fees: 1025",
"Association Name: C&S MANAGEMENT SERVICES",
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"Pets Allowed: Yes",
"Pet Description: Medium (36-60 Lbs.)",
"Senior Community: Yes"
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"Annual Tax Amount: 8671",
"Source Listing Status: Active",
"County: Manatee",
"Directions: From the roundabout on Hwy 41 in Palmetto, take 23rd Avenue to the entrance of the Palms of Terra Ceia Bay community and enter through the Guest Entrance. Follow the road all the way to the end, and you'll see Bay Club (Building 2825) on the right",
"Tax Year: 2025",
"Ownership: Condominium",
"Source Property Type: Residential",
"Green Water Conservation: Drip Irrigation, Whole House Water Purification",
"Area: 34221 - Palmetto/Rubonia",
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"Source Neighborhood: BAY CLUB PH I",
"Parcel Number: 2413214509",
"Postal Code Plus 4: 6943",
"Public Survey Section: 10",
"Subdivision: BAY CLUB PH I",
"Township: 34",
"Zoning: PDH",
"Property Subtype: Condominium"
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"Year Built: 2007",
"Building Area Source: Public Records",
"Building Area Total: 2217",
"Building Name: BAY CLUB PHASE I",
"Construction Materials: Block, Concrete, Stucco",
"Direction Faces: East",
"Foundation Details: Concrete Perimeter, Pillar/Post/Pier, Stilt/On Piling",
"Green Indoor Air Quality: No Smoking-Interior Buildg",
"Levels: One",
"Living Area Source: Public Records",
"Living Area Units: Square Feet",
"Property Age: 19",
"Roof: Built-Up, Concrete, Membrane",
"Levels or Stories: One",
"Structure Type: Corner Unit, Elevated, End Unit, Mid Rise",
"Total Area Sqft: 2007",
"Elevator: Yes",
"Architectural Style: Coastal, Elevated, Florida"
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"Laundry Dimensions: 9.8' x 5.6'",
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"Bedroom 2 Level: First",
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"Kitchen Dimensions: 18.2' x 14.6'",
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"Water Features: Gulf/Ocean to Bay, Dock, Fishing, Gulf/Ocean Front, Water Access, Waterfront",
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"Gulf/Ocean",
"Waterfront Feet: 38"
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"Other Structures: Cabana, Storage, Tennis Court(s)",
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"Porch: Yes"
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"Lot Description: Cleared, Landscaped, On Golf Course, Private, Sidewalk, Paved",
"Lot Size Acres: 1.76",
"Lot Size Square Feet: 76884"
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"Spa: Yes"
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"Other Equipment: Fire Pit, Irrigation Equipment, Generator",
"Security Features: Closed Circuit Camera(s), Fire Alarm, Fire Sprinkler System, Gated Community, Key Card Entry, Security Fencing/Lighting/Alarms, Secured Garage/Parking, Security Gate, Security Lights, Security System Owned, Smoke Detector(s)"
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"Association Amenities: Cable TV, Clubhouse, Elevator(s), Fitness Center, Gated, Golf Course, Lobby Key Required, Maintenance, Pickleball Court(s), Pool, Recreation Facilities, Security, Spa/Hot Tub, Storage, Tennis Court(s), Trail(s)",
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"Association Name: C&S Community Management Services",
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"Pets Allowed: Yes",
"Pet Description: Medium (36-60 Lbs.)"
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"Annual Tax Amount: 8532",
"Source Listing Status: Active",
"County: Manatee",
"Directions: From the roundabout on Hwy 41 in Palmetto, take 23rd Avenue to the entrance of the Palms of Terra Ceia Bay community and enter through the Guest Entrance. Follow the road all the way to the end, and you'll see Bay Club (Building 2925) on the right. Please park in the Guest Parking located in front of the building.",
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"Ownership: Condominium",
"Source Property Type: Residential",
"Green Water Conservation: Drip Irrigation, Whole House Water Purification",
"Area: 34221 - Palmetto/Rubonia",
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"Source Neighborhood: BAY CLUB PH II",
"Parcel Number: 2412722109",
"Postal Code Plus 4: 6936",
"Public Survey Section: 10",
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"Township: 34",
"Zoning: PDH",
"Property Features: Condo Fees: 1025, Condo Fees Term: Monthly",
"Property Subtype: Condominium"
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"Year Built: 2007",
"Building Area Source: Public Records",
"Building Area Total: 2496",
"Building Name: BAY CLUB PH II",
"Construction Materials: Block, Concrete, Stucco",
"Direction Faces: East",
"Foundation Details: Concrete Perimeter, Pillar/Post/Pier, Stilt/On Piling",
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"Levels: One",
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"Property Age: 19",
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"Elevator: Yes",
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"last_update_date": "2026-03-20T20:14:10Z"
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"text": [
"Total Rooms: 7",
"Den Dimensions: 11.6' x 11.1'",
"Living Room Dimensions: 18' x 27.6'",
"Den Level: First",
"Living Room Level: First"
],
"category": "Other Rooms",
"parent_category": "Interior"
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{
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"Disposal",
"Dryer",
"Electric Water Heater",
"Microwave",
"Range",
"Refrigerator",
"Washer",
"Laundry Features: Inside, Laundry Room"
],
"category": "Appliances",
"parent_category": "Interior"
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"Bedrooms: 3",
"Primary Bedroom Dimensions: 18.8' x 19.6'",
"Bedroom 2 Dimensions: 9.1' x 18.4'",
"Bedroom 3 Dimensions: 9.5' x 10.1'",
"Primary Bedroom Level: First",
"Bedroom 2 Level: First",
"Bedroom 3 Level: First"
],
"category": "Bedrooms",
"parent_category": "Interior"
},
{
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"Total Bathrooms: 3",
"Full Bathrooms: 2",
"1/2 Bathrooms: 1"
],
"category": "Bathrooms",
"parent_category": "Interior"
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"Ceiling Fans(s)",
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"Elevator",
"High Ceilings",
"Living Room/Dining Room Combo",
"Open Floorplan",
"Primary Bedroom Main Floor",
"Solid Wood Cabinets",
"Stone Counters",
"Thermostat",
"Walk-In Closet(s)",
"Window Treatments",
"Furnished Description: Partially",
"Flooring: Carpet, Ceramic Tile",
"Window Features: Shades, Storm Window(s), Window Treatments"
],
"category": "Interior Features",
"parent_category": "Interior"
},
{
"text": [
"Cooling Features: Central Air",
"Heating Features: Central",
"Heating: Yes"
],
"category": "Heating and Cooling",
"parent_category": "Interior"
},
{
"text": [
"Dining Room Dimensions: 11.9' x 8.6'",
"Dining Room Level: First",
"Kitchen Dimensions: 12' x 14.7'",
"Kitchen Level: First"
],
"category": "Kitchen and Dining",
"parent_category": "Interior"
},
{
"text": [
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"Lighting",
"Outdoor Grill",
"Outdoor Shower",
"Sidewalk",
"Sliding Doors",
"Storage",
"Patio And Porch Features: Covered, Rear Porch, Screened",
"Road Surface Type: Asphalt, Paved",
"Porch: Yes"
],
"category": "Exterior and Lot Features",
"parent_category": "Exterior"
},
{
"text": [
"Additional Parcels: No",
"Lot Description: Sidewalk"
],
"category": "Land Info",
"parent_category": "Exterior"
},
{
"text": [
"Water Features: Limited Access, Fishing",
"Intracoastal Waterway",
"Waterfront Feet: 1"
],
"category": "Waterfront and Water Access",
"parent_category": "Exterior"
},
{
"text": [
"Pool Features: Child Safety Fence, Gunite, Heated, In Ground, Lighting, Outside Bath Access"
],
"category": "Pool and Spa",
"parent_category": "Exterior"
},
{
"text": [
"Attached Garage: Yes",
"Garage Spaces: 1",
"Parking Features: Garage Door Opener, Ground Level, Guest, Open, Basement",
"Garage Dimensions: 14x22"
],
"category": "Garage and Parking",
"parent_category": "Exterior"
},
{
"text": [
"View: Gulf/Ocean to Bay, Intracoastal Waterway, Park/Greenbelt, Pool, Water",
"Security Features: Fire Sprinkler System, Gated Community, Key Card Entry, Secured Garage/Parking, Smoke Detector(s)"
],
"category": "Home Features",
"parent_category": "Exterior"
},
{
"text": [
"Association: Yes",
"Association Amenities: Cable TV, Clubhouse, Elevator(s), Fitness Center, Gated, Lobby Key Required, Pickleball Court(s), Pool, Recreation Facilities, Storage, Tennis Court(s), Trail(s)",
"Association Fee Includes: Cable TV, Common Area Taxes, Pool, Escrow Reserves Fund, Maintenance Structure, Maintenance Grounds, Pest Control, Private Road, Recreational Facilities, Sewer, Water",
"Calculated Total Monthly Association Fees: 1025",
"Pets Allowed: Breed Restrictions, Cats OK, Dogs OK, Number Limit, Yes",
"Pet Description: Medium (36-60 Lbs.)",
"Cats Allowed: Yes",
"Dogs Allowed: Yes"
],
"category": "Homeowners Association",
"parent_category": "Community"
},
{
"text": [
"Elementary School: Palmetto Elementary-MN",
"High School: Palmetto High",
"Middle School: Lincoln Middle"
],
"category": "School Information",
"parent_category": "Community"
},
{
"text": [
"Unit Floor In Building: 9"
],
"category": "Condo Info",
"parent_category": "Community"
},
{
"text": [
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"Clubhouse",
"Elevator(s)",
"Fitness Center",
"Gated",
"Lobby Key Required",
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"Pool",
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"Community Features: Buyer Approval Required, Clubhouse, Community Mailbox, Fitness Center, Gated Community - No Guard, Golf, Pool, Restaurant, Sidewalks, Tennis Court(s)"
],
"category": "Amenities and Community Features",
"parent_category": "Community"
},
{
"text": [
"Lease Term: Minimum Lease: 3 Months"
],
"category": "Rental Info",
"parent_category": "Community"
},
{
"text": [
"Annual Tax Amount: 8754",
"Source Listing Status: Canceled",
"County: Manatee",
"Directions: From Bradenton, go north on 9th St W/Business 41 through Palmetto. At roundabout, take left exit onto 23rd Street W and follow to the entrance of Palms of Terra Ceia Bay (about 2.8 miles). Enter through guest entrance (gate will open automatically). Proceed to Terra Ceia Bay Way (about 1.1 miles) and turn right. in 150 feet, turn left and building 2925 will be on the right. Please use guest parking spots.",
"Tax Year: 2024",
"Ownership: Condominium",
"Source Property Type: Residential",
"Area: 34221 - Palmetto/Rubonia",
"Property Subtype: condo",
"Source Neighborhood: BAY CLUB PH II",
"Parcel Number: 2412722359",
"Postal Code Plus 4: 6937",
"Public Survey Section: 10",
"Subdivision: BAY CLUB PH II",
"Township: 34S",
"Zoning: PDH",
"Property Features: Condo Fees: 1025, Condo Fees Term: Monthly",
"Property Subtype: Condominium"
],
"category": "Other Property Info",
"parent_category": "Listing"
},
{
"text": [
"Total Square Feet Living: 2553",
"Year Built: 2007",
"Building Area Source: Owner",
"Building Area Total: 2723",
"Building Name: BAY CLUB",
"Construction Materials: Block, Stucco",
"Direction Faces: East",
"Foundation Details: Slab",
"Levels: One",
"Living Area Source: Owner",
"Living Area Units: Square Feet",
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"year": 2012,
"market": {
"land": 31415,
"total": 117614,
"building": 86199
},
"assessment": {
"land": null,
"total": 53003,
"building": null
}
},
{
"tax": 751,
"year": 2011,
"market": {
"land": 30500,
"total": 114141,
"building": 83641
},
"assessment": {
"land": null,
"total": 51459,
"building": null
}
},
{
"tax": 720,
"year": 2010,
"market": {
"land": 33910,
"total": 126771,
"building": 92861
},
"assessment": {
"land": null,
"total": 50699,
"building": null
}
},
{
"tax": 2161,
"year": 2009,
"market": {
"land": 34602,
"total": 129362,
"building": 94760
},
"assessment": {
"land": null,
"total": 129362,
"building": null
}
},
{
"tax": 2773,
"year": 2008,
"market": {
"land": 41689,
"total": 155834,
"building": 114145
},
"assessment": {
"land": null,
"total": 155834,
"building": null
}
},
{
"tax": 4392,
"year": 2007,
"market": {
"land": 55585,
"total": 208107,
"building": 152522
},
"assessment": {
"land": null,
"total": 208107,
"building": null
}
}
],
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"date": "2026-02-19",
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{
"date": "2025-10-08",
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{
"date": "2025-08-12",
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{
"date": "2024-09-25",
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{
"date": "2023-07-06",
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"list_price": 4000,
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{
"date": "2022-06-10",
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{
"date": "2022-02-21",
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{
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{
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{
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"last_status_change_date": "2005-11-11T07:00:00Z"
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{
"date": "2005-08-20",
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"project_name": null,
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"permit_type_of_work": "Mechanical",
"permit_effective_date": "Jun 14, 2017",
"permit_project_type_1": "Commercial",
"permit_project_type_2": "Hvac",
"permit_project_type_3": "Mechanical work"
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{
"project_name": null,
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"permit_type_of_work": "Building",
"permit_effective_date": "Jan 3, 2013",
"permit_project_type_1": "Roofing",
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},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Building",
"permit_effective_date": "Feb 11, 2008",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
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]
}
},
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},
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"reason": "disabled",
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},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 79.0
},
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"home_photo": "https://ap.rdcpix.com/cec5cc35e042f47b7ed0d625c26a833al-m625827936s-w1280.jpg",
"rent_price": 1714.0,
"loan_amount": 219920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2602-Edgewater-Ct_Palmetto_FL_34221_M53738-13820",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 274900.0,
"loan_term_years": 30,
"annual_cash_flow": 11740.12,
"mortgage_monthly": 1463.13,
"payment_standard": 2002.0,
"total_amount_out": 54980.0,
"additional_photos": [
"https://ap.rdcpix.com/cec5cc35e042f47b7ed0d625c26a833al-m733592231s-w1280.jpg",
"https://ap.rdcpix.com/cec5cc35e042f47b7ed0d625c26a833al-m481382479s-w1280.jpg",
"https://ap.rdcpix.com/cec5cc35e042f47b7ed0d625c26a833al-m3815820358s-w1280.jpg",
"https://ap.rdcpix.com/cec5cc35e042f47b7ed0d625c26a833al-m553582832s-w1280.jpg",
"https://ap.rdcpix.com/cec5cc35e042f47b7ed0d625c26a833al-m140029880s-w1280.jpg",
"https://ap.rdcpix.com/cec5cc35e042f47b7ed0d625c26a833al-m3277545029s-w1280.jpg",
"https://ap.rdcpix.com/cec5cc35e042f47b7ed0d625c26a833al-m3883096737s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 97.67,
"monthly_cash_flow": 978.34,
"property_tax_rate": 0.008199999999999999,
"_utility_allowance": {
"sources": [
"https://sarasotahousing.org/documents/section8/UtilityAllowancesManateeCounty2026.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property has 'Central' heating. Electric is selected as the most common and logical fuel source in Florida.",
"utility": "Heating (Electric)",
"allowance": 15
},
{
"note": "Property includes a 'Range' and kitchen photos show an electric stove.",
"utility": "Cooking (Electric)",
"allowance": 11
},
{
"note": "Inferred as electric based on other major appliances being electric, which is common for the region.",
"utility": "Water Heating (Electric)",
"allowance": 34
},
{
"note": "Standard allowance for miscellaneous electric use (lights, outlets, etc.) for a 2-bedroom unit.",
"utility": "Other Electric",
"allowance": 45
},
{
"note": "Property is listed as having 'Central Air'.",
"utility": "Air Conditioning",
"allowance": 25
},
{
"note": "Property is listed as having a 'Public' water source.",
"utility": "Water",
"allowance": 40
},
{
"note": "Property is listed as having 'Public Sewer'.",
"utility": "Sewer",
"allowance": 66
},
{
"note": "Standard utility for a single-family home.",
"utility": "Trash Collection",
"allowance": 21
},
{
"note": "Standard baseline allowance for medical equipment provided on the utility schedule.",
"utility": "Medical",
"allowance": 31
}
],
"cash_on_cash_return": 0.21,
"down_payment_amount": 54980.0,
"property_tax_annual": 5599.08,
"property_tax_monthly": 466.59,
"property_tax_increase": 0.03,
"utility_allowance_total": 288.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://sarasotahousing.org/documents/section8/PaymentStandardsAllCounty20260212.pdf",
"https://sarasotahousing.org/documents/section8/landlords/HCVnewsletterAugust2025.pdf"
],
"effective_date": "2026-04-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -5817.48,
"property_management_monthly": 171.4,
"monthly_cash_flow_after_debt": -484.79,
"cash_on_cash_return_after_debt": -0.11
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property presents as a well-maintained, turnkey end-unit villa in a gated golf community. Exterior and interior finishes appear in good condition, HVAC equipment is visible, and there are no obvious structural or life-safety defects in the photos. Several NSPIRE-required items (smoke/CO detectors, GFCI, electrical panel status, hot water) are not shown and must be verified; assuming those are present and functional the unit is likely to pass an initial HCV/NSPIRE inspection with only minor, quick fixes (if any).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior and exterior photos show a well-maintained end-unit villa with intact tile floors, finished walls, screened entry and Florida room, sound exterior paint and landscaping. No visible torn flooring, collapsed finishes, or obvious deferred maintenance. Missing kitchen/bath photos and appliances in listing are not shown; however the listing text and staged rooms imply the home is generally complete. Minor cosmetic updates could be desired but no major repair items are visible."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 74.0,
"rationale": "No visible exposed wiring, broken stairs, collapsed ceilings, or roof leaks in photos. Exterior security screen/door present. Sliding doors and windows appear intact (egress likely OK for ground-level living areas). However smoke/CO detector locations, GFCI presence in kitchen/bath, and condition of electrical panel are not visible in photos and must be verified. No visible mold, major water intrusion, or foundation movement. Because several required items cannot be visually confirmed, score reduced from perfect."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, plumbing, roof, electrical)",
"score": 78.0,
"rationale": "Exterior photos show a modern-looking shingle roof in good condition and an exterior HVAC condensing unit is visible, indicating central AC likely present. No signs of roof sag, active leaks, or standing water. Plumbing fixtures and hot water system are not shown; electrical panel and wiring not visible. Given the neat condition and age (1986) with apparent upkeep, systems likely serviceable but require standard verification (operational HVAC, water heater, breakers)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 88.0,
"rationale": "Well-maintained landscaping, clean driveway, intact garage door and mailbox, and attractive pond/golf-course setting. Yard slopes gently to a water feature but has rock rip-rap at edge and visible storm/drain structure (no standing water noted). Building siding/stucco appears intact and paint is in good condition. Walkways and entry porch appear even and safe in photos."
}
],
"red_flags": [],
"confidence": 0.72,
"assumptions": [
"Kitchen appliances (stove, refrigerator) are present or will be provided; their absence would be an easy-to-fix capital item and not an immediate safety failure.",
"Smoke detectors and carbon monoxide alarm(s) exist and are functional though not visible in photos.",
"Electrical panel is intact and there are no hidden exposed wiring or major electrical hazards not shown.",
"Hot water heater and plumbing systems are operational; no active leaks exist behind photographed finishes.",
"Bedrooms have code-compliant egress windows (not pictured).",
"Roof and HVAC are serviceable based on visible condition; no recent storm damage is hidden.",
"No history of severe mold, structural movement, or water intrusion beyond typical landscaping adjacent to the small pond."
],
"overall_score": 81.0,
"rubric_version": "ns-preset-2026-v1"
},
{
"summary": "This 2-bed villa presents as well maintained and is likely to pass an initial HCV/NSPIRE inspection after addressing routine, easy-to-fix items. Major visible systems (roof, exterior envelope, HVAC condenser present) show no obvious distress and interior finishes are intact. Primary inspection risks are items not shown in photos: presence and placement of smoke/CO detectors, GFCI protection in kitchen/baths, evidence of working hot water, kitchen appliances availability, and verification of the electrical panel and grounding. If those items are in order or corrected quickly, the unit should be rent-ready within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 78.0,
"rationale": "Exterior and interior photos show a well-maintained villa: clean tile floors, intact windows and sliding doors, finished ceilings, painted walls and tidy landscaping. No visible water stains, peeling paint, or collapsed finishes. The listing does not show a kitchen (stove/fridge) or laundry appliances; missing appliances typically reduce readiness moderately but are not automatic inspection failures. Minor cosmetic items (vertical blinds, screen door wear) could be addressed quickly."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 70.0,
"rationale": "No obvious life‑safety hazards in photos (no exposed wiring, intact ceilings, secure exterior doors and screened sliders). Exterior entry shows a security/storm door. However, photos do not show smoke/CO detectors, GFCI outlets in kitchen/bath, electrical panel, or bedroom egress window details—all required under NSPIRE. No visible mold, active leaks, or structural sagging. Given the clean condition but missing visual confirmation for detectors/GFCI/egress, there's moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, roof, plumbing, electrical)",
"score": 68.0,
"rationale": "Roof shingles and gutters appear intact from exterior photos and there is an exterior HVAC condenser visible, indicating a central system is present. No visible roof leaks or collapsed ceilings. Water heater, electrical panel, plumbing under-sink, and A/C service tags are not shown — their condition and code compliance are unknown. Because major systems appear present and the building shows no surface failures, score reflects likely functional systems but uncertainty on ages, service, and water‑heater/electrical details."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 85.0,
"rationale": "Landscaping is neat, driveway and walkways are in good condition, siding/stucco appears intact, and community pond and riprap suggest maintained site drainage. The property is an end unit with easy access and no visible trip hazards or broken handrails. Proximity to pond and low lot edge is noted but no standing water or erosion is evident in photos."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Smoke detectors and carbon monoxide alarms are not visible in photos; assume they may need verification or replacement to meet NSPIRE requirements.",
"Kitchen and laundry appliances are not shown; assume stove/oven and refrigerator may be missing or not pictured—these reduce readiness moderately but are not automatic safety failures.",
"Electrical panel, circuit labeling, and presence of GFCI outlets in kitchen/bath are not shown; assume these need verification and may require minor remediation.",
"Water heater and hot water availability are not shown; assume a conventional water heater exists but its age and condition are unknown and should be checked.",
"HVAC system is present (exterior condenser visible) and assumed operational but service history/age not provided.",
"No visible active roof leaks, ceiling collapse, or major structural movement in photos; assume no hidden structural failures unless inspection reveals otherwise.",
"Property is in a gated golf community with maintained common areas and pond; assume HOA rules/fees apply but do not affect NSPIRE passability.",
"Bedrooms and their egress windows are not clearly shown; assume bedrooms have standard windows that likely meet egress but recommend verification."
],
"overall_score": 75.0,
"rubric_version": "ns-pire-2026-03-v1"
},
{
"summary": "The property appears to be in good, well-maintained condition and is likely to pass an initial HCV/NSPIRE inspection after routine verification of detectors, GFCI outlets, and appliance presence. Visible structure, roof, HVAC, floors, windows, and site conditions show no major defects. The primary unknowns that could affect pass/fail are presence and placement of smoke/carbon-monoxide detectors, GFCI protection in kitchen/bath, operable bedroom egress (not shown), and confirmation that the security/metal entry door unlocks/opens from the inside without a key. These are typically quick corrections if absent.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 85.0,
"rationale": "Photos show a well-maintained interior and exterior: intact roof shingles with no obvious patches, clean tile floors, painted walls, intact sliding doors and screens, tidy landscaping and driveway. No visible water stains, major drywall damage, collapsed ceilings, or exposed subfloor. Listing states 'meticulously maintained'. Missing kitchen/bath photos and no explicit appliance photos; missing or older appliances would be an easy-to-fix, capital-only item and reduce readiness moderately. Overall appears cosmetically sound with only minor touch-ups likely."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 75.0,
"rationale": "No visible life‑threatening hazards in photos: no sagging ceilings, no visible electrical hazards, no standing water inside, and exterior walkways/driveway look even. Entry has a metal/security screen door (may require inspection to confirm it opens from inside without a key). Smoke and CO detectors not visible in photos; GFCI presence at kitchen/baths not verifiable. Sliding doors and living-area windows appear intact and likely provide egress; bedroom egress windows not shown. Because several code items (smoke/CO detectors, GFCI outlets, operable egress without obstruction) cannot be confirmed from photos, score reduced to reflect unknown compliance risk rather than visible failure."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, roof, electrical, plumbing)",
"score": 80.0,
"rationale": "Exterior photo shows an outdoor HVAC condenser present and roof appears in good condition with uniform shingles and no obvious discoloration or missing shingles. No visible roof leaks or ceiling stains internally. Electrical panel not pictured; visible outlet covers present. Plumbing fixtures and hot water equipment not pictured. Given the overall good condition and visible HVAC, infer systems are functional but reduce score for lack of direct confirmation of water heater, electrical panel condition, and plumbing operation."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard, drainage, site safety",
"score": 85.0,
"rationale": "Lot and yard are well kept, with even lawns, intact walkways and driveway, and maintained landscaping. The unit backs to a pond and is in a gated golf community; pond/bulkhead appears intact in photos with rock rip-rap. No evidence of erosion, standing stormwater, or infestation from provided images. Exterior stairs/rails are not pictured (property is single-story/end unit), and the screened entry and porch look serviceable. Overall low exterior/site risk visible."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Property interior photos are representative of overall unit condition; areas not shown (kitchen, bathrooms, bedrooms) are in similar maintained condition.",
"Appliances (stove, refrigerator, water heater) may be present but are not pictured; absence would be a moderate, easy-to-fix capital issue rather than a safety hazard.",
"Smoke detectors and required CO detector(s) are not visible in photos; assume at least some are present but not confirmed—inspector will verify placement and operation.",
"Electrical panel and GFCI outlets are behind-the-scenes items not photographed; assume standard installation but reduce score to reflect verification risk.",
"HVAC condenser visible is functional or recently serviced given overall maintenance and listing statement; full operational test not available from photos.",
"Sliding glass doors and living-area windows provide egress; bedroom egress windows are assumed adequate but not shown and must be verified during inspection.",
"Security/ornamental metal door at entry is assumed to be operable from inside without a key but needs confirmation (potential egress concern if it locks improperly)."
],
"overall_score": 81.0,
"rubric_version": "nsPIRE-v1.0-2026-03"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2602 Edgewater Ct, Palmetto, FL, 34221",
"aggregate": {
"summary": "Overall the property presents as a well-maintained, turnkey end-unit villa in a gated golf community. Exterior and interior finishes appear in good condition, HVAC equipment is visible, and there are no obvious structural or life-safety defects in the photos. Several NSPIRE-required items (smoke/CO detectors, GFCI, electrical panel status, hot water) are not shown and must be verified; assuming those are present and functional the unit is likely to pass an initial HCV/NSPIRE inspection with only minor, quick fixes (if any).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 82.7,
"rationale": "Interior and exterior photos show a well-maintained end-unit villa with intact tile floors, finished walls, screened entry and Florida room, sound exterior paint and landscaping. No visible torn flooring, collapsed finishes, or obvious deferred maintenance. Missing kitchen/bath photos and appliances in listing are not shown; however the listing text and staged rooms imply the home is generally complete. Minor cosmetic updates could be desired but no major repair items are visible."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 86.0,
"rationale": "Well-maintained landscaping, clean driveway, intact garage door and mailbox, and attractive pond/golf-course setting. Yard slopes gently to a water feature but has rock rip-rap at edge and visible storm/drain structure (no standing water noted). Building siding/stucco appears intact and paint is in good condition. Walkways and entry porch appear even and safe in photos."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 73.0,
"rationale": "No visible exposed wiring, broken stairs, collapsed ceilings, or roof leaks in photos. Exterior security screen/door present. Sliding doors and windows appear intact (egress likely OK for ground-level living areas). However smoke/CO detector locations, GFCI presence in kitchen/bath, and condition of electrical panel are not visible in photos and must be verified. No visible mold, major water intrusion, or foundation movement. Because several required items cannot be visually confirmed, score reduced from perfect."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, plumbing, roof, electrical)",
"score": 75.3,
"rationale": "Exterior photos show a modern-looking shingle roof in good condition and an exterior HVAC condensing unit is visible, indicating central AC likely present. No signs of roof sag, active leaks, or standing water. Plumbing fixtures and hot water system are not shown; electrical panel and wiring not visible. Given the neat condition and age (1986) with apparent upkeep, systems likely serviceable but require standard verification (operational HVAC, water heater, breakers)."
}
],
"red_flags": [],
"confidence": 0.86,
"assumptions": [
"Kitchen appliances (stove, refrigerator) are present or will be provided; their absence would be an easy-to-fix capital item and not an immediate safety failure.",
"Smoke detectors and carbon monoxide alarm(s) exist and are functional though not visible in photos.",
"Electrical panel is intact and there are no hidden exposed wiring or major electrical hazards not shown.",
"Hot water heater and plumbing systems are operational; no active leaks exist behind photographed finishes.",
"Bedrooms have code-compliant egress windows (not pictured).",
"Roof and HVAC are serviceable based on visible condition; no recent storm damage is hidden.",
"No history of severe mold, structural movement, or water intrusion beyond typical landscaping adjacent to the small pond."
],
"score_method": "mean_of_criteria",
"overall_score": 79.0,
"rubric_version": "ns-preset-2026-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5373813820"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.