Top-tier North Port 3-bed with split floor plan, NEW ROOF 2023, new dishwasher 2026, and hurricane shutters. Exceptional metrics: 9.8% cap rate (highest in batch), 15.3% CoC return, $737/month cash flow. Minimal repair risk. Screened porch and large lot add tenant appeal. Premier Section 8 property.
Modern executive-style home built 2006, move-in ready with quartz countertops and ceramic tile. Exceptional cash flow: 9.5% cap rate, 13.4% CoC, $688/month at $3,223 payment standard. Built after lead paint era with no HQS concerns. Top-tier North Port rental property.
Premium North Port cul-de-sac property with 0.27-acre lot and exceptional privacy. Built 1997, excellent condition with minimal repair needs. Outstanding metrics: 9.4% cap rate, 13.4% CoC, $670/month cash flow at $3,223 payment standard. Strong Section 8 asset.
Brand-new 2022 construction guarantees HQS compliance and minimal maintenance for years. Only $3K repair reserve. No HOA. 35 days on market is moderate for new build. Cap rate 7.7% and CoC 5.6% are solid given zero system risk and Arcadia affordability advantage.
Gutted shell with excellent cap rate (9.9%) reflects rebuild risk. Property 'gutted to two-by-fours' requires complete reconstruction—only viable if you have contractor expertise, capital reserves, and realistic timeline. Motivated seller ('decided to move') supports negotiation room.
HQS: HighGutted property—needs everythingMotivated seller languageSeller abandoning projectNo systems in place—complete rehab requiredRepair estimate may be optimistic given severityHQS inspection will find major deficiencies
Solid cap rate (8.5%) and positive cash flow ($247/month), but 55+ age-restricted community may prohibit Section 8 tenants or require guarantees. Virtually staged photos mask true condition; $25K repair estimate is high for 984 sqft unit. Critical: verify rental policy with HOA.
HQS: MediumVirtually staged photos—cosmetic appeal inflatedPriced to sell language in listing55+ community—Section 8 eligibility uncertain, may restrict non-senior tenantsVirtual staging suggests condition less pristine than presented
New construction 2BR townhome in Sarasota with solid 7.3% cap rate and 4% CoC. Marginal $208/month cash flow but offset by low repair risk and no HOA. Rent-to-price 0.97% (near 1% threshold). Worth investigating if purchase price firm and close-out timeline clear. New construction should pass HQS easily.
HQS: LowYear built listed as 0 - verify actual completion date and warrantymarginal cash flownew construction may have builder defects not covered by Section 8
Prime 2BR/2BA location 2.5 miles from UTC and I-75 with 7.7% cap rate. Strong location and low HQS risk (1994, move-in ready). However, weak cash flow ($203/mo) and borderline CoC (5.5%) limit appeal. High HOA fees at $520/mo compress margins. 68 DOM suggests overpriced—negotiate aggressively.
HQS: Low68 days on market indicates overpricingHigh HOA fees ($520/mo) limit profitabilityWeak cash flow relative to purchase price
Only property in batch 19 with POSITIVE monthly cash flow (+$165). 3-bedroom North Port home generates $1,991 annual cash flow plus 7.2% cap rate—strong fundamentals for Section 8 investing. 1978 construction is just at lead-paint threshold but described as well-maintained with screened Florida room. Key advantage: no HOA, $0/month additional costs. Caveat: CoC return of 3.2% is modest due to $10k estimated repairs, but this is absolutely worth negotiating and inspecting further.
New 2020 construction in Artisan Lakes resort community with 3BR/2.5BA delivers only positive cash flow in batch: +$144/month and 7.1% cap rate. Resort amenities and low repair risk support tenant retention. 3BR layout appeals to families seeking stable housing. However, 3.1% cash-on-cash return is thin; verify Artisan Lakes permits Section 8 before proceeding.
HQS: LowVerify HOA rental policies with Artisan Lakes communityNew construction may have builder warranty restrictions on rental
Heritage Harbour Lighthouse Cove 3BR/2.5BA delivers batch's best fundamentals: positive monthly cash flow of $123, 7.1% cap rate, and family-friendly layout. Built 2006 with excellent condition and move-in-ready status provides low HQS risk. Reasonable $352/month HOA and low repairs ($1.2K) support investment case. 3BR configuration supports significantly higher rent than 2BR units ($2,537 vs. $1,760-$1,958). While 3.0% cash-on-cash return is modest, 7.1% cap rate and positive cash flow make this worth detailed investigation.
Best deal in batch. Brand-new 2026 townhome with NO HOA in Wimauma, generating positive $88/month cash flow. Cap rate 6.8% exceeds threshold; CoC 1.9% modest but positive. 55 DOM (extended for new construction) suggests pricing room. Ask builder about concessions/incentives to improve cash flow to $150+/month range. HQS risk near zero. Good fallback option if negotiations don't improve price.
HQS: Low55 days on market (extended for new construction - pricing pressure)
Nearly break-even at -$18/month cash flow with respectable 6.3% cap rate and low $4K repair risk. Lake views and 'move-in ready' condition suggest solid HQS compliance. Sarasota 34233 supports strong $2,332 payment standard. With modest $150-200/month price reduction or expense negotiation, this becomes positive cash flow deal. Worth negotiating.
HQS: Low11 days on market suggests quick sale—may indicate seller flexibility on pricePre-1990 construction (1988)Condo community—verify Section 8 rental permitted
Very old home (1961) but recent major system work (roof Nov 2025, electrical, HVAC, water heater) significantly reduces HQS compliance risk. Cap rate of 5.9% is acceptable, and near break-even monthly cash flow could be improved with minor renegotiation. No HOA is major advantage. 'Priced to Sell' suggests seller motivation.
HQS: MediumPriced to Sell (seller motivation indicator)Slightly negative monthly cash flowVery old property (1961)
Elevated home marketed as 'treehouse' with unique appeal but serious HQS risk. Elevated structures may not meet Section 8 accessibility standards. Cap rate 7.8% and CoC 5.8% are weak. Unique design is liability for rental market compliance. 'Priced to sell' indicates seller motivation suggesting potential issues. Pass on this niche property.
HQS: Highpriced to sellelevated structure may not meet HQS accessibility standardsunique/niche design limits tenant poolmotivated seller language suggests underlying issue
Technically positive cash flow of $29/month is illusory when facing $25,000 repair estimate and 0.5% CoC return. Built 1964 (60+ years) in 55+ active community where age requirement severely restricts Section 8 tenant pool. Furnished unit conflicts with Section 8 program standards. Not viable as rental investment.
HQS: HighFully furnished (unusual for Section 8 rental)11 days on marketActive 55+ community—Section 8 tenant must be age 55+, creating severe demand restrictionsPre-1978 construction (1964)—lead paint disclosure required60-year-old villa likely requires significant systems replacement (roof, HVAC, electrical)Furnished unit conflicts with Section 8 program preference
Brand-new (2026) townhome in Wimauma with zero HOA and excellent specs (covered patio, loft, privacy), generating $23/month cash flow. Better than firethorn models but still break-even. $247k is high for $2,200 rent. With 14 DOM showing good market acceptance, negotiate down $10-15k to push cash flow to $100+/month to make investor-grade.
4433 Corso Venetia Blvd Unit B18, Venice, FL 34293
Pass
Purchase Price
$
Mo. Rent (SHA)$2,948
Cash Flow$4/mo
Cap Rate6.4%
CoC Return0.1%
Down (20%)$50,980
Repairs$3,000
HOA/mo $546
Total Cash In$58,980
1.16% rule (rent/price)
Ground-floor end-unit built 2005 with low HQS risk and 6.4% cap rate is attractive structurally. However, +$4/month cash flow and 0.1% CoC return make this break-even. Price reduction noted ('NEW AND IMPROVED PRICE') may indicate flexibility, but fundamentals don't work.
Pre-1963 with only 1 bathroom for 2 bedrooms (potential HQS issue). Marketing language 'just needs TLC' signals deferred maintenance, and $37.5K repair estimate is prohibitive. Monthly cash flow of $2 becomes deeply negative when repairs are factored in. Zero CoC return. Fails 1% rule (111.6x rent).
Identical twin to 13159 Stable Pl - brand-new (2026) in same community, virtually identical price/specs. $2/month cash flow ($24/year) is not investment-grade. Even minor variance in tenancy or expenses eliminates returns. Conservation view lot is nice amenity but doesn't change fundamental economics. Pass.
HQS: Low27 days on marketBreak-even deal (0.1% CoC return)New construction speculation, not cash flow investment
Move-in ready 2005 unit with modern updates, but price and expenses result in zero cash flow (essentially break-even). 6.4% cap rate with -0.0% CoC return does not justify capital deployment. Rent and expenses are nearly identical, leaving no margin.
Nicely updated 1980 SFH at the lowest price point in batch ($162.5k) with fresh paint, granite kitchen, and low repair estimate ($4k). Layout is efficient for a 2BR. However, -$19 monthly negative cash flow barely misses break-even, and $233 HOA consumes most margin. For such a low price, this is barely underwater but doesn't meet Section 8 investment hurdle rate of positive monthly cash flow.
HQS: Lowbarely negative cash flow (-$19/month)$233 HOA fee (13% of rent)
Negative cash flow of -$22/month despite 6.3% cap rate disqualifies this deal. Built 1969 with recent roof and appliances, but $10k estimated repairs and tight margins mean you're paying into this property every month. Short sale status adds further risk.
HQS: Mediumshort sale status77 days on marketnegative cash flow
2BR unit at $199K with only $1,716 payment standard. Even brand-new with no repairs needed, voucher rent falls short of expenses by -$56/month. Negative cash flow makes this unviable for Section 8 investing.
1990 townhome with fresh renovation (LVP flooring, paint, updated AC) and good bones, but 379 days on market (nearly a year!) indicates serious market headwinds. $525/mo HOA on a $190k property is 3.3%—too high for this price point. Negative cash flow kills deal despite low repair needs. Market has rejected this property.
HQS: Low379 days on market (extreme—nearly a year)High HOA ($525/mo)Negative cash flowExceptionally long time on market suggests HOA or community issuesHigh HOA relative to property value
Single-family home location near downtown Sarasota is attractive, but negative cash flow of -$136/month combined with $25,000 repair estimate makes this a flip candidate, not a rental. Built 1959, this 65-year-old mid-century home requires significant deferred maintenance. 'With a little work' language confirms substantial work needed. Fails 1% rule.
HQS: HighOnly 3 days on market despite deferred maintenance needs—suggests aggressive pricingDescription uses 'opportunity' and 'DIY project' language—classic distress indicatorsPre-1978 (1959)—requires lead paint disclosure65-year-old mid-century home likely needs major systems work (roof, HVAC, electrical, plumbing)Fails 1% rule (passes_one_pct_rule = false)High repair estimate ($25K)Negative monthly cash flow
Mirror Lake turnkey furnished 2BR at $150K offers attractive entry price with 5.3% cap rate. However, $480/month HOA (38% of property price annually) combined with $1,837 SHA rent produces -$138 negative cash flow. Section 8 payment standard insufficient to support HOA and mortgage simultaneously.
HQS: MediumMultiple near-identical units in same complex at same price$480/month HOA unsustainable on $150K propertyIMG Academy proximity may attract student tenants vs. stable families
Mirror Lake corner unit with fresh paint and crown molding matches unit #6 economically. Fresh cosmetics minimize cosmetic repairs, but $10K estimated repairs (vs. $4K on sister unit) suggests underlying deferred maintenance. Negative -$138 monthly cash flow and 5.3% cap rate remain unworkable.
HQS: MediumRepair estimate significantly higher than similar unit$10K repair cost discrepancy vs. similar unit warrants inspection$480/month HOA leaves no cash flow margin
Third Mirror Lake property with freshly painted interior and all-tile flooring near-identical to unit #6 on economics. Turnkey furnished condition minimizes repair risk ($4K) but cannot overcome -$138 monthly negative cash flow. 5.3% cap rate and $480/month HOA create unsustainable structure.
HQS: MediumMultiple near-identical units at same price suggests inventory glut$480 HOA unsustainable on $150K propertyRepetitive inventory indicates weak absorption
Move-in ready 1986 SFH with fresh paint and included spa is attractive, but North Port's Section 8 ceiling of $1,771 can't support $1,942 in operating expenses and mortgage payment, producing -$171 monthly negative cash flow. No HOA is a plus, but the underlying rent-to-expense ratio is simply unfavorable. Property economics don't support Section 8 investment despite low maintenance needs.
HQS: Lownegative cash flow (-$171/month)low Section 8 rent ceiling for North Port ($1,771)
Predatory HOA of $531/month is the killer here, exceeding even the healthy rent amount of $2,090. Negative cash flow of -$179/month is unacceptable. Built 1972 requires lead paint disclosure; Gulf Gate villa community typically restricts rentals and Section 8 tenants, creating administrative liability.
HQS: MediumPre-1978 construction (1972)—lead paint disclosure requiredExtremely high HOA ($531/month)Gulf Gate villa community likely prohibits Section 8 rentalsNegative monthly cash flow
1972 construction on functional 1,537 sqft lot with strong potential layout carries significant HQS compliance risk: estimated $25k in repairs signals major systems work (roof, HVAC, plumbing, electrical likely). Combined with -$195 negative monthly cash flow and North Port's lower Section 8 rent ceiling of $1,771, the math doesn't work. High repair estimates eliminate any margin.
Park Acres Estates end unit offers best price-to-sqft in batch with new roof (2025) supporting HQS readiness. However, 55+ age restriction identical to unit #8 creates Fair Housing liability. Pre-1978 construction requires lead paint disclosure verification. Negative -$198 monthly cash flow and 4.7% cap rate insufficient to overcome community restrictions.
HQS: MediumNew roof (2025) suggests prior inspection flagRED FLAG: 55+ AGE RESTRICTION conflicts with Section 8 familiesPre-1978 (1971) - verify lead paint disclosureSection 8 tenants would violate age-restricted community covenant
Despite marketing language emphasizing 2025 renovations, negative monthly cash flow of -$234 and excessive HOA of $560 make this unworkable. Built 1974 means pre-1978 lead paint compliance required. Recent cosmetic updates do not address original building systems (HVAC, roof, electrical, plumbing) likely 50+ years old.
HQS: MediumDescription heavily emphasizes recent 2025 renovations—suggests need to overcome negative perception of agePre-1978 construction (1974)—lead paint disclosure required despite recent updatesHigh HOA ($560/month)Negative monthly cash flowCondo complex—verify Section 8 rental permitted
Extensively renovated 1971 SFH in pet-friendly 55+ community with low repair risk ($10k) and remarkably low $85 HOA. However, 55+ communities typically restrict or prohibit Section 8 rentals due to age-restricted occupancy rules, making this legally unavailable for Section 8 tenants. Even setting aside that red flag, -$256 monthly negative cash flow makes this unworkable.
HQS: Low55+ community—likely prohibits non-55+ tenants or Section 8 rental occupancynegative cash flow (-$256/month)move-in ready status often commands premium pricing that exceeds Section 8 rent value
Gulf Gate Gardens condo destroyed by excessive $525/month HOA that consumes rent income entirely. Negative monthly cash flow of -$266 makes this cash-negative rental. Built 1984 suggests potential deferred maintenance. Community restrictions on Section 8 tenants are likely. Cap rate of 4.7% is insufficient even if cash flow were positive.
HQS: MediumHigh HOA ($525/month) exceeds healthy rental marginPre-1990 construction (1984)Negative monthly cash flowCondo community—verify Section 8 rental permitted
Palms of Cortez move-in-ready 2BR with excellent recent updates (new A/C 2022, completely renovated) provides low HQS risk and good condition. However, $195K price + $341/month HOA creates negative -$276 monthly cash flow. Low repair costs are property's only strength, but insufficient to overcome poor cash flow economics.
HQS: Low4 days on market - very fresh, possibly overpricedVerify Palms of Cortez gated community Section 8 rental policies
Park Acres Estates furnished villa-style 2BR offers well-maintained move-in condition. CRITICAL ISSUE: 55+ age-restricted communities typically prohibit residents under 55, fundamentally conflicting with Section 8 tenant base (families, working-age adults). Beyond Fair Housing concerns, negative -$300 monthly cash flow and 4.1% cap rate make property uneconomical.
HQS: MediumRED FLAG: 55+ AGE RESTRICTION disqualifies from Section 8 rentalsVerify Park Acres allows non-55+ occupancyPre-1978 construction (1972) - lead paint disclosure required
Good location (Heritage Harbour) and newer build (2005) supports low HQS risk, but $389 HOA plus $2,294 total expenses far exceed $1,958 rent. Negative cash flow of -$336/month makes this speculative. Does not meet Section 8 cash flow threshold even with A+ location. Price at $212k is too high for payment standard.
HQS: LowHigh HOA in relation to rentSFH in homeowner community - verify Section 8 rental allowed in HOA
Harbor Pines maintenance-free promise fails math: $570/month HOA (31% of rent) combined with $1,837 SHA payment leaves no margin for mortgage, taxes, or insurance. Negative -$339 monthly cash flow makes property unworkable. Economic model collapses regardless of purchase price.
HQS: MediumCRITICAL: $570/month HOA is 31% of rental incomeVerify Harbor Pines permits Section 8 rentals and no age restrictions
Excellent condition newer townhome with new HVAC and recent updates provides minimal HQS risk. However, $397/month HOA combined with $215K price creates unsustainable economics: expenses ($2,320) exceed rent ($1,958) by $362/month. Would need price reduction to ~$195K to break even.
HQS: Low$397/month HOA leaves no profit marginVerify Heritage Harbour Section 8 rental policies
Builder closeout priced too high for Bradenton's lower Section 8 payment standards ($1,837 for 2BR). Negative cash flow of -$366/month with -9.6% CoC return is unacceptable. Brand-new construction cannot overcome poor rental economics. High HOA ($462) and 56 days on market signal distress.
HQS: LowBuilder closeout56 days on marketprice reduction likelyNegative cash flow (-$366/month)fails 1% rule (103.3x rent)HOA too high for Bradenton market
Despite excellent condition (post-1990, meticulously maintained, recent updates), fundamental pricing problem is fatal. Negative monthly cash flow of -$389 and 4.4% cap rate indicate buyer is overpaying for condition premium. Larger 1519 sqft layout does not overcome broken economics. Fails 1% rule at $240K price point.
HQS: LowOnly 1 day on market (extremely quick—either exceptional value or market phenomenon)Negative monthly cash flow of -$389Fails 1% rule (passes_one_pct_rule = false)Condo community—verify Section 8 rental permitted
Woodpark 55+ gated community with turnkey 2BR in quiet scenic setting. CRITICAL DISQUALIFIER: 55+ age restriction prevents Section 8 families and working-age adults. Beyond age restriction, lowest SHA payment standard in batch ($1,617) combined with $545/month HOA (highest per-unit ratio) creates worst cash-on-cash return (-12.1%) in batch.
HQS: MediumCRITICAL: 55+ AGE RESTRICTION disqualifies for Section 8 familiesLowest 2BR SHA rate ($1,617) - weakest neighborhood demandHighest HOA-to-rent ratio (34%) in batch
New 2024 construction in Palmetto fails 1% rule ($1,925 rent vs $254,900 list)—a fundamental Section 8 dealbreaker. Negative $463/mo cash flow and -9.4% CoC return reflect overpricing relative to Palmetto's lower payment standards ($1,925 vs $2,600+ in Sarasota). Long days on market (115) suggest overpricing; builder inventory issue, not attractive to investors.
HQS: Low115 days on market (indicates overpricing)negative cash flowdoes not pass 1% rulenegative monthly cash flow (-$463/mo)fails 1% rule-9.4% CoC returnhigh HOA ($227/mo) for new single-familyPalmetto payment standard ($1,925) too low for asking price
Identical Palmetto new construction with identical economics to 6148 Whetstone Ct: $254,900 price on $1,925/mo Palmetto payment standard = fail. Negative $463/mo cash flow and does not pass 1% rule. Taylor Morrison 'model' may indicate builder inventory; both units on same street should be negotiable if offered as package, but fundamentals don't work for Section 8 cash flow investing.
HQS: Low114 days on marketnegative cash flowdoes not pass 1% ruleduplicate listing of similar property on same streetnegative monthly cash flow (-$463)fails 1% rulePalmetto payment standard ($1,925) insufficient for pricehigh HOA ($227/mo)
HOA fee of $548/month creates $506/month negative cash flow despite 'beautifully maintained' description. Cap rate only 3.3%. Estimates $10K repairs on 40-year-old unit, likely flooring/appliance replacement. Venice condo market flooded with HOA-heavy inventory that doesn't cash flow under Section 8 payment standards.
HQS: Medium38 days on marketHigh HOA monthly fee ($548) eliminates cash flowNegative monthly cash flow of -$506
HOA fee of $585/month is prohibitively high and single largest expense killer. Combined with property tax, insurance, and maintenance reserves, monthly expenses reach $2,391 versus $1,848 rent — negative cash flow of -$543/month. Cap rate collapses to 3.1%. Furnished status does not offset structural cash flow problem.
HQS: Medium39 days on marketfurnished condoVery high HOA monthly fee ($585) eliminates cash flowNegative monthly cash flow of -$543
Despite newer construction (2005), the $400/month HOA eats into rental income, creating negative cash flow of -$602/month. Cap rate of 3.7% is well below market minimum. The maintenance-free community is attractive but doesn't justify the poor financial returns.
HQS: LowHigh HOA ($400/mo) restricts cash flowNegative cash flow despite strong payment standard
Despite low HQS risk from recent 2010 construction and $5K flex cash incentive, this deal has fatal cash flow problems. Negative cash flow of -$630/month combined with 3.4% cap rate make it uneconomical. High HOA of $266/month is incompatible with lower Sarasota 34234 payment standard of $1,760.
HQS: Low$5K flex cash incentive offered—seller is motivated to move propertyNegative monthly cash flow of -$630High HOA relative to Section 8 rentEnd unit townhome in HOA community—verify Section 8 rental permitted
Riverfront gated community commands premium pricing ($245K for 2BR) that cannot be supported by $1,760 SHA rent. $498/month HOA combined with low payment standard creates worst-case economics: -$800/month negative cash flow and 2.5% cap rate. Riverfront property requires flood insurance, further increasing costs.
HQS: LowCRITICAL: 2.5% cap rate is investment-grade poor$498/month HOA + riverfront = unsustainable overheadRiverfront location = flood insurance requirement
6805 Fairview Ter Unit 23-101, Bradenton, FL 34203
Pass
Purchase Price
$
Mo. Rent (SHA)$1,760
Cash Flow$-802/mo
Cap Rate2.5%
CoC Return-17.1%
Down (20%)$50,000
Repairs$1,200
HOA/mo $469
Total Cash In$56,200
0.70% rule (rent/price)
Tara Golf and Country Club turnkey 2BR offers well-maintained 2000 property with recent systems (roof 2025). However, $250K purchase price premium for golf community exceeds financial justification. Negative -$802 monthly cash flow and 2.5% cap rate rank among worst in batch. Golf communities carry special assessment risk (planned 2026 building painting).
HQS: LowPlanned 2026 building painting signals upcoming capital assessmentCRITICAL: 2.5% cap rate is investment-grade poor$250K for 2BR vastly overpriced for Section 8 economicsGolf community - verify no mandatory membership/cart fees2026 capital painting assessment risk
7343 Fountain Palm Cir Unit na, Bradenton, FL 34203
Pass
Purchase Price
$
Mo. Rent (SHA)$1,760
Cash Flow$-839/mo
Cap Rate2.3%
CoC Return-17.7%
Down (20%)$49,000
Repairs$3,000
HOA/mo $537
Total Cash In$57,000
0.72% rule (rent/price)
Gated villa-style condo with modern finishes, but $537 monthly HOA fees plus mortgage crush the deal. Negative cash flow of -$839/month and 2.3% cap rate are unacceptable regardless of low HQS risk. Purchase price fundamentally too high relative to Section 8 rent potential.
HQS: LowNegative cash flowExtremely low cap rateHigh HOA fees exceed available margin
Heritage Harbour Stoneybrook high-end community with premium finishes, pond views, and wine fridge. Despite excellent condition and low repair risk, property economics are catastrophic: highest HOA in batch ($578/month) creates unsustainable $2,809 monthly expenses vs. $1,958 rent. Negative -$851 monthly cash flow and 2.5% cap rate rank worst in batch.
HQS: LowCRITICAL: Worst cash flow in batch (-$851/month)CRITICAL: Highest HOA in batch ($578/month)2.5% cap rate is catastrophicPremium amenities ($265K) not supported by Section 8 economics
Shorewalk near beaches marketed as 'income-producing potential' but delivers worst monthly burn in batch: -$874 loss/month. Cap rate of 2.5% is unacceptable. Built 1987, requires $10K HQS repairs. Marketing emphasizes 'income potential' but math proves otherwise—pass immediately.
HQS: MediumMarketing emphasizes 'income-producing potential' (often code for problem property)Severe negative cash flow (-$874/mo)Lowest performing cap rate in batch