1801 Gulf Dr N #266 · Bradenton Beach, FL 34217

$360,000

1 bd · 1.0 ba · 691 sqft · Condo public records · 42 Days on market

Built 1978 $1140/mo HOA · 19% of rent

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Why this score? — see what drove the B- 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 +29.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you've ever uttered the phrase, "Calgon take me away. .. ", this charming 1 bedroom/1 bath turnkey furnished condo is your answer. This 2nd floor condo exudes comfort and beachy chic stylings. Ideal location overlooking the largest pool on Anna Maria, directly across the street from the deed beach access and sunsets this beckon your attention. This is both the perfect island get-away and strong investment as weekly rentals are permitted. Tennis, shuffleboard, fitness center, clubhouse, laundry facility and a lovely dock that rests on Sarasota Bay. Free trolley, with stops at the entrance, provides access along the length of the island to renowned dining and shopping. Great value. Lowest priced condo in the development. Nothing to do, but unpack your sunscreen and indulge yourself in island living. .. run away to Runaway Bay. Rental history available.

Key facts

• Stone countertops
• $1,140 HOA
• Community pool

Tags

• UPDATED UPSTAIRS CONDO
• TURNKEY FURNISHED UNIT
• STONE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• IN-UNIT WASHER AND DRYER
• HEATED SALTWATER POOL

Property features AI

Finance

• Other: Association contact: Nicole Grier
• Financial info: Total monthly fees $1,140; total annual fees $13,680; Lease restrictions apply
• HOA & community: Monthly condo fee of $1,140 (includes cable TV, common area taxes, pool, escrow reserves fund, fidelity bond, insurance, internet, structure and grounds maintenance, management, pest control, private road, recreational facilities, sewer, trash, and water); Association recreation owned; Clubhouse; Fitness center; Pool; Sidewalks; Tennis courts; Community mailbox; Buyer approval may be required; Pets allowed (maximum 25 lbs); Turnkey furnished

Exterior

• Parking: Guest parking
• Security: Smoke detector(s)
• Utilities: Public sewer; Water connected (see remarks); Electricity connected; Cable connected
• Home design: Condominium; Residential property; Completed condition; West-facing; 2 stories total; unit located on an upper level
• Construction: Stucco and frame construction; Membrane roof; Slab foundation; Built as part of Building A
• Exterior features: Screened patio/porch; Balcony; Outdoor grill; Sidewalk; Storage; Tennis court(s); Vinyl fencing; Heated in-ground pool; Deeded beach access with on-demand crosswalk; Fishing pier; On waterfront (Sarasota Bay) with bay/harbor and beach access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom (unit on 2nd floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Solid surface counters; Stone counters; Window treatments; Blinds; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Inside laundry; Inside utility

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $360k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $360k).
• Recommended offer: $349k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 0.7% in Bradenton Beach — 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 67/100 on livability (#568 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-, housing A-; Watch: amenities F, cost of living D-, health & safety 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: Anna Maria Elementary School (math 77% / reading 77%, grade A, #170 of 2,144 statewide, top 9%, 190 students, 36% FRL); Bayshore High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 1,435 students, 65% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 325 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 42 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y 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.
• Current owner paid $245k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $349,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.63% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-5,675
• Equity at exit: $53,677

10-year hold

• IRR: 8.4%
• Equity multiple: 1.65×
• Total profit: $65,369
• Equity at exit: $31,126

Cash invested: $100,800 (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 34217

• Active inventory: 325
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $5,853 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$207 /mo · $2,480/yr
• Insurance: −$150
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,140
• Vacancy / Maint / Mgmt: −$1,229
• Net cashflow: $813

Break-even live

Break-even rent $4,824

Max offer price $360,000

Occupancy floor 81%

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1603 Gulf Dr N #27 Bradenton Beach, FL	1.0	1.0	380	$6,500	$17.11	23d	1	0.12mi
304 29th St Unit A Holmes Beach, FL	2.0	2.0	735	$3,000	$4.08	23d	1	0.88mi

HOA detail condo

• Monthly dues: $1,140 · $13,680/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $360,000 Active 42 DOM
2. 2026-06-17
   days on market $360,000 Active 41 DOM
3. 2026-06-16
   days on market $360,000 Active 40 DOM
4. 2026-06-15
   days on market $360,000 Active 39 DOM
5. 2026-06-13
   days on market $360,000 Active 37 DOM
6. 2026-06-13
   days on market $360,000 Active 36 DOM
7. 2026-06-10
   days on market $360,000 Active 34 DOM
8. 2026-06-09
   days on market $360,000 Active 33 DOM
9. 2026-06-08
   days on market $360,000 Active 32 DOM
10. 2026-06-08
    days on market $360,000 Active 31 DOM
11. 2026-06-03
    days on market $360,000 Active 27 DOM
12. 2026-06-02
    days on market $360,000 Active 26 DOM
13. 2026-06-01
    days on market $360,000 Active 25 DOM
14. 2026-05-31
    days on market $360,000 Active 24 DOM
15. 2026-05-07
    listed $360,000 Active
16. 2018-03-01
    soldstatus $245,000 Sold 875-char remark

    Show marketing remark (875 chars)

    If you've ever uttered the phrase, "Calgon take me away. .. ", this charming 1 bedroom/1 bath turnkey furnished condo is your answer. This 2nd floor condo exudes comfort and beachy chic stylings. Ideal location overlooking the largest pool on Anna Maria, directly across the street from the deed beach access and sunsets this beckon your attention. This is both the perfect island get-away and strong investment as weekly rentals are permitted. Tennis, shuffleboard, fitness center, clubhouse, laundry facility and a lovely dock that rests on Sarasota Bay. Free trolley, with stops at the entrance, provides access along the length of the island to renowned dining and shopping. Great value. Lowest priced condo in the development. Nothing to do, but unpack your sunscreen and indulge yourself in island living. .. run away to Runaway Bay. Rental history available.

17. 2018-03-01
    soldstatus $245,000

    Show marketing remark (875 chars)

    If you've ever uttered the phrase, "Calgon take me away. .. ", this charming 1 bedroom/1 bath turnkey furnished condo is your answer. This 2nd floor condo exudes comfort and beachy chic stylings. Ideal location overlooking the largest pool on Anna Maria, directly across the street from the deed beach access and sunsets this beckon your attention. This is both the perfect island get-away and strong investment as weekly rentals are permitted. Tennis, shuffleboard, fitness center, clubhouse, laundry facility and a lovely dock that rests on Sarasota Bay. Free trolley, with stops at the entrance, provides access along the length of the island to renowned dining and shopping. Great value. Lowest priced condo in the development. Nothing to do, but unpack your sunscreen and indulge yourself in island living. .. run away to Runaway Bay. Rental history available.

18. 2018-01-23
    status Pending 875-char remark

    Show marketing remark (875 chars)

    If you've ever uttered the phrase, "Calgon take me away. .. ", this charming 1 bedroom/1 bath turnkey furnished condo is your answer. This 2nd floor condo exudes comfort and beachy chic stylings. Ideal location overlooking the largest pool on Anna Maria, directly across the street from the deed beach access and sunsets this beckon your attention. This is both the perfect island get-away and strong investment as weekly rentals are permitted. Tennis, shuffleboard, fitness center, clubhouse, laundry facility and a lovely dock that rests on Sarasota Bay. Free trolley, with stops at the entrance, provides access along the length of the island to renowned dining and shopping. Great value. Lowest priced condo in the development. Nothing to do, but unpack your sunscreen and indulge yourself in island living. .. run away to Runaway Bay. Rental history available.

19. 2017-12-08
    listed $259,000 Active 875-char remark

    Show marketing remark (875 chars)

    If you've ever uttered the phrase, "Calgon take me away. .. ", this charming 1 bedroom/1 bath turnkey furnished condo is your answer. This 2nd floor condo exudes comfort and beachy chic stylings. Ideal location overlooking the largest pool on Anna Maria, directly across the street from the deed beach access and sunsets this beckon your attention. This is both the perfect island get-away and strong investment as weekly rentals are permitted. Tennis, shuffleboard, fitness center, clubhouse, laundry facility and a lovely dock that rests on Sarasota Bay. Free trolley, with stops at the entrance, provides access along the length of the island to renowned dining and shopping. Great value. Lowest priced condo in the development. Nothing to do, but unpack your sunscreen and indulge yourself in island living. .. run away to Runaway Bay. Rental history available.

20. 2017-04-24
    historical
21. 2017-01-17
    price $255,000
22. 2016-04-18
    price $279,900
23. 2016-02-04
    listed $294,900 Active
24. 2014-12-16
    soldstatus $225,000
25. 2014-12-08
    soldstatus $225,000 Sold
26. 2014-11-24
    status Pending
27. 2014-08-04
    listed $245,000 Active
28. 2007-04-01
    listed $295,000
29. 2006-05-23
    listed $349,900
30. 2006-05-14
    historical
31. 2006-04-05
    listed $355,000
32. 2005-11-28
    listed $355,000
33. 2005-06-27
    soldstatus $315,000
34. 2005-06-23
    soldstatus $315,000
35. 2004-12-31
    listed $325,000
36. 2002-12-27
    soldstatus $175,000
37. 1993-09-24
    soldstatus $69,000
38. 1986-01-01
    soldstatus $55,000
39. 1978-05-01
    soldstatus $28,400

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,480 · $207/mo
• Projected year-2 tax: $2,988 · $249/mo
• Expected delta: +$508/yr (+$42/mo · 20.5%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 30 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,234
• − Mortgage interest: −$20,166
• − Property taxes: −$2,480
• − Insurance: −$6,919
• − Repairs & maintenance: −$5,619
• − Management: −$5,619
• − HOA: −$13,680
• − Depreciation: −$10,473
• Taxable income: $5,280
• Est. tax owed @ 24.0%: −$1,267
• After-tax cash flow: $8,485/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 — Bradenton Beach

• Score: 67/100
• State rank: #568
• US rank: #10848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bradenton Beach, FL
• Population (ZIP): 3,774

Population outlook (Manatee County) Hauer SSP2

• Today (2025): 447,342 people
• By 2030: 488,911 · +9.3%
• By 2040: 567,934 · +27.0%
• By 2050: 637,995 · +42.6%
• By 2075: 781,970 · +74.8%
• By 2100: 848,272 · +89.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 6% Lithuanian 3% Portuguese 3%
• Foreign-born: 11% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 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: ▼ -532.53%
• Current HPI: 377.6715
• Rent YoY: —
• Metro: —
• 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

+1167.6% since first listed

25 events — show timeline

• 2026-05-07 Listed $360,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-01 Sold (Public Records) $245,000 Public Records
• 2018-03-01 Sold (MLS) $245,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-12-08 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-01-17 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-18 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2016-02-04 Listed $294,900 Stellar MLS as Distributed by MLS Grid
• 2014-12-16 Sold (Public Records) $225,000 Public Records
• 2014-12-08 Sold (MLS) $225,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-08-04 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2007-04-01 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 2006-05-23 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 2006-05-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-04-05 Listed $355,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-28 Listed $355,000 Stellar MLS as Distributed by MLS Grid
• 2005-06-27 Sold (Public Records) $315,000 Public Records
• 2005-06-23 Sold (MLS) $315,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-31 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2002-12-27 Sold (Public Records) $175,000 Public Records
• 1993-09-24 Sold (Public Records) $69,000 Public Records
• 1986-01-01 Sold (Public Records) $55,000 Public Records
• 1978-05-01 Sold (Public Records) $28,400 Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,480 · -52.9% YoY. Source: county tax records.