5310 26th St W #306 · Bayshore Gardens, FL 34207

$159,000

2 bd · 1.0 ba · 960 sqft · Condo public records · 23 Days on market

Built 1972 $385/mo HOA · 22% 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
• 1% rule +5.9/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This move-in-ready, updated end-unit condo in West Bradenton features luxury vinyl floors, a 2025 kitchen with granite countertops, and a dual-entry bath. Located in the investor-friendly Garden Walk community in a no-flood zone. Interior highlights flooring & kitchen, sleek luxury vinyl plank flooring flows throughout the unit, leading into a bright kitchen equipped with brand-new appliances and granite countertops. Primary suite features an ensuite bath and two closets. Bathroom has a convenient dual-access layout, providing private entry from the primary suite and hallway access for guests. Laundry & Storage features in-unit washer/dryer hookups plus a generous storage closet

Key facts

• Community pool
• Dual-entry bath
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• DUAL-ENTRY BATH
• IN-UNIT WASHER DRYER HOOKUPS
• GENEROUS STORAGE CLOSET
• SCREENED BALCONY LANAI
• COMMUNITY POOL

Property features AI

Finance

• Other: Unit is unfurnished
• Financial info: Total monthly fees $385; Total annual fees $4,620; Lease restrictions apply
• HOA & community: Association name: James Ro; Monthly condo fee $385 (includes pool, sewer, trash, water, insurance, management, maintenance — grounds and structure, pest control, recreational facilities, escrow reserves, fidelity bond); Pool, clubhouse, fitness center, recreation facilities, community mailbox; Buyer/association approval required; Pets allowed (max ~35 lbs)

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water and sewer available/connected
• Home design: Residential condominium; 2 stories total; unit on second floor; Faces east
• Construction: Block and stucco construction; Built-up roof; Slab foundation; Completed condition; Built as part of a 3-building community
• Exterior features: Enclosed, screened rear porch; Balcony; Paved access, near public transit; Mature landscaping with trees; Storage

Interior

• Kitchen: Dishwasher; Freezer; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Solid surface counters; Thermostat; Window treatments; Sliding doors; Storage rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-53 ($-642/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (5.9% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $150k (5.9% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 4.7% in Bayshore Gardens — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 82/100 on livability (#72 in FL, #1,180 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute C-, employment 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: Bayshore Elementary School (math 51% / reading 36%, grade F, #1,345 of 2,144 statewide, top 64%, 701 students, 72% FRL); Electa Lee Magnet Middle School (math 27% / reading 28%, grade F, #495 of 571 statewide, top 87%, 759 students, 68% FRL); Bayshore High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 1,435 students, 65% FRL) — zoned schools average 68% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 52% district-wide (-21 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-5.5%/yr); 362 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• At $1,732/mo this rent would consume 46% of the median local household income ($45k/yr) (locally 1474% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 23 days — a 2% lower offer ($157k) 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.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,552 (5.9% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -23.0%
• Equity multiple: 0.24×
• Total profit: $-34,021
• Equity at exit: $23,707

10-year hold

• IRR: -33.4%
• Equity multiple: -0.18×
• Total profit: $-52,711
• Equity at exit: $13,747

Cash invested: $44,520 (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 34207

• Rents YoY: -5.5%
• Active inventory: 362
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$834
• Tax from tax record: −$136 /mo · $1,637/yr
• Insurance: −$66
• HOA: −$385
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-53

Break-even live

Break-even rent $1,799

Max offer price $149,552

Occupancy floor 98%

Sensitivity live

Price	-10% $37	-5% $-8	+0% $-53	+5% $-98	+10% $-143
Rent	-10% $-190	-5% $-122	+0% $-53	+5% $15	+10% $83
Rate	-1.0pp $27	-0.5pp $-13	base $-53	+0.5pp $-95	+1.0pp $-137

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5400 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	902	$1,651	$1.83	25d	1	0.08mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,550	$1.96	21d	5	0.13mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,450	$1.84	5d	4	0.13mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,450	$1.84	13d	5	0.13mi
2803 52nd Avenue Dr W Unit 2803 Bradenton, FL	2.0	1.0	750	$1,599	$2.13	25d	1	0.16mi
5062 Live Oak Cir Unit 5026 Bradenton, FL	2.0	2.0	896	$1,545	$1.72	17d	1	0.33mi
5026 Water Oak Dr #104 Bradenton, FL	3.0	2.0	960	$2,200	$2.29	25d	1	0.33mi
5059 Live Oak Cir Unit 5059 Bradenton, FL	2.0	2.0	896	$1,900	$2.12	17d	1	0.35mi
3278 51st Avenue Dr W Unit 1 Bradenton, FL	2.0	1.0	850	$1,600	$1.88	25d	1	0.39mi
3401 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1293	$3,300	$2.55	5d	3	0.43mi
3277 51st Avenue Dr W Bradenton, FL	3.0	2.0	995	$1,760	$1.77	5d	1	0.44mi
5027 31st St W Bradenton, FL	2.0	2.0	972	$3,600	$3.70	23d	1	0.45mi
2835 50th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	850	$1,610	$1.89	5d	16	0.49mi
3506 54th Dr W Bradenton, FL	1.0–2.0	1.0–2.0	953	$2,800	$2.94	5d	2	0.49mi
4906 25th St W #101 Bradenton, FL	2.0	1.5	1070	$1,550	$1.45	25d	1	0.51mi
3604 54th Dr W Bradenton, FL	2.0	2.0	1114	$4,050	$3.64	5d	3	0.54mi
3605 54th Dr W Bradenton, FL	2.0	2.0	1166	$3,738	$3.21	5d	2	0.54mi
4812 27th St W Unit 4812 Bradenton, FL	2.0	2.0	912	$1,545	$1.69	13d	1	0.58mi
4812 27th St W Bradenton, FL	2.0	2.0	912	$1,599	$1.75	13d	1	0.58mi
5001 22nd St W Unit B Bradenton, FL	2.0	1.0	729	$1,700	$2.33	17d	1	0.58mi
206 Lakewood Dr Unit 206 Bradenton, FL	2.0	2.0	940	$2,700	$2.87	25d	1	0.65mi
4906 21st St W Bradenton, FL	2.0	1.0	918	$1,700	$1.85	17d	1	0.66mi
184 Pineneedle Dr Bradenton, FL	2.0	2.0	940	$2,100	$2.23	25d	1	0.67mi
4705 27th St W Unit A Bradenton, FL	2.0	1.0	750	$1,325	$1.77	4d	1	0.69mi
2004 49th Ave W Unit 2002 Bradenton, FL	2.0	2.0	1021	$1,950	$1.91	25d	1	0.70mi
5513 18th St W Bradenton, FL	2.0	1.0	1000	$1,499	$1.50	25d	1	0.70mi
3848 59th Ave W Bradenton, FL	2.0	2.0	912	$1,395	$1.53	25d	1	0.70mi
3851 59th Ave W Unit 3851 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	25d	1	0.72mi
3843 59th Ave W Bradenton, FL	2.0	2.0	912	$1,200	$1.32	25d	1	0.72mi
5820 21st St W Bradenton, FL	3.0	2.0	1116	$1,995	$1.79	5d	1	0.77mi
3774 59th Ave W Unit 3774 Bradenton, FL	2.0	2.0	912	$1,350	$1.48	25d	1	0.77mi
3775 59th Ave W Unit 3775 Bradenton, FL	2.0	2.0	912	$3,500	$3.84	25d	1	0.77mi
3773 59th Ave W Bradenton, FL	2.0	2.0	912	$1,595	$1.75	25d	1	0.78mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	5d	1	0.78mi
3545 59th Ave W #3545 Bradenton, FL	3.0	2.0	1037	$1,600	$1.54	17d	1	0.81mi
3739 59th Ave W Unit 3739 Bradenton, FL	2.0	2.0	912	$1,575	$1.73	17d	1	0.81mi
3533 59th Ave W Unit 3533 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	17d	1	0.82mi
2423 60th Ave W Unit K29 Bradenton, FL	2.0	2.0	1026	$1,495	$1.46	25d	1	0.82mi
2547 60th Ave W Unit L-36 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	17d	1	0.82mi
3527 59th Ave W Unit 3527 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	25d	1	0.83mi

HOA detail condo

• Monthly dues: $385 · $4,620/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-22
   days on market $159,000 Active 23 DOM
2. 2026-06-18
   days on market $159,000 Active 20 DOM
3. 2026-06-17
   days on market $159,000 Active 19 DOM
4. 2026-06-16
   days on market $159,000 Active 18 DOM
5. 2026-06-15
   days on market $159,000 Active 17 DOM
6. 2026-06-13
   days on market $159,000 Active 15 DOM
7. 2026-06-13
   days on market $159,000 Active 14 DOM
8. 2026-06-10
   days on market $159,000 Active 12 DOM
9. 2026-06-09
   days on market $159,000 Active 11 DOM
10. 2026-06-08
    days on market $159,000 Active 10 DOM
11. 2026-06-07
    days on market $159,000 Active 9 DOM
12. 2026-06-03
    days on market $159,000 Active 5 DOM
13. 2026-06-02
    days on market $159,000 Active 4 DOM
14. 2026-06-01
    days on market $159,000 Active 3 DOM
15. 2026-05-31
    days on market $159,000 Active 2 DOM

ⓘ 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: $1,637 · $136/mo
• Projected year-2 tax: $1,637 · $136/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,780
• − Mortgage interest: −$8,906
• − Property taxes: −$1,637
• − Insurance: −$795
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − HOA: −$4,620
• − Depreciation: −$4,625
• Taxable loss: −$3,129
• Est. tax savings @ 24.0%: +$751
• After-tax cash flow: $109/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 — Bayshore Gardens

• Score: 82/100
• State rank: #72
• US rank: #1180

Category grades

Amenities B- Commute C- Cost of living A+ Crime C- Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayshore Gardens, FL
• County: Manatee County · 416,364 people
• City population: 33,840
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 34,081
• Household income: $45,010
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1474.0

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 0.57)
• Race & ethnicity: White 58% Hispanic / Latino 29% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 12% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 22% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -305.32%
• Current HPI: 369.9899
• Rent YoY: ▼ -5.50%
• 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

+34.9% since first listed

6 events — show timeline

• 2026-05-29 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2005-06-28 Sold (Public Records) $139,900 Public Records
• 2005-06-10 Sold (Public Records) $117,900 Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,637 · -0.1% YoY. Source: county tax records.