720 22nd Ave W · Bradenton, FL 34205

$269,000

2 bd · 2.0 ba · 784 sqft · MultiFamily public records · 35 Days on market

Built 1950 6,351 sqft lot Est $240k · 12% over

---

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 +16.0/30.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

clean solid and sturdy built concrete block/stucco/duplex/ excellent condition no deferred maintenance 2 small bedrooms/1 bathroom each side no carpet each apartment has tile

Key facts

• 6,351 sq ft lot
• Built 1950
• Listed 35 days

Property features AI

Finance

• Other: Zoning: R2B; Total lot size roughly 0.15 acres (approx. 0 to less than 1/4 acre)
• Financial info: Gross income reported at $27,600; Estimated annual market income about $22,000; Annual net income about $20,800; Two units with pro forma rent of $1,150 each
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer; Sewer and water connected; Tenant pays electricity
• Home design: Residential income property (duplex); Single building with 2 units
• Construction: Frame construction; Roof over; Slab foundation; Built area about 1,656 (public records)
• Exterior features: Asphalt road access; Lot dimensions approximately 25 x 127

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Total of 2 bedrooms; Two 1-bedroom units (each unit is 1 bedroom)
• Bathrooms: Two bathrooms (one in each unit)
• Heating & cooling: Electric heating with zoned controls; Mini-split cooling units
• Interior features: Ceiling fans
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $269k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive. Per door: $67/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (18.8% below list).
• Recommended offer: $218k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.6% in Bradenton — 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 81/100 on livability (#101 in FL, #1,528 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime D, amenities 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.
• Market conditions: Rents soft (-2.4%/yr); 319 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,185/mo this rent would consume 50% of the median local household income ($53k/yr) (locally 1736% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Manatee County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $165k; list at $269k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $218,500 (18.8% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.81% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $239,904
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 23rd Ave W	0.17mi	3/2.0 (+1)	816 (+4%)	24mo	$250,000	$306	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.45×
• Total profit: $-41,543
• Equity at exit: $40,109

10-year hold

• IRR: -12.9%
• Equity multiple: 0.33×
• Total profit: $-50,406
• Equity at exit: $23,258

Cash invested: $75,320 (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 34205

• Rents YoY: -2.4%
• Active inventory: 319
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $2,185 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $135

Break-even live

Break-even rent $2,014

Max offer price $269,000

Occupancy floor 89%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,186
Total (2 units)			$2,185

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 22nd Ave W Bradenton, FL	1.0	1.0	790	$1,200	$1.52	23d	1	0.03mi
702 21st Ave W Unit C Bradenton, FL	2.0	1.0	1000	$1,350	$1.35	3d	1	0.08mi
702 21st Ave W Unit B Bradenton, FL	1.0	1.0	600	$1,150	$1.92	23d	1	0.08mi
2244 9th St W Bradenton, FL	1.0–2.0	1.0–2.0	768	$1,323	$1.72	23d	4	0.11mi
2117 11th St W Bradenton, FL	1.0	1.0	850	$1,295	$1.52	23d	1	0.16mi
2017 12th St W Bradenton, FL	1.0	1.0	720	$1,300	$1.81	23d	1	0.22mi
2422 11th St W Bradenton, FL	2.0	1.0	900	$1,445	$1.61	23d	1	0.24mi
2127 13th St W Unit B Bradenton, FL	1.0	1.0	700	$1,149	$1.64	23d	1	0.26mi
2019 5th St W Bradenton, FL	1.0–2.0	1.0–2.0	750	$1,575	$2.10	3d	22	0.27mi
2409 13th St W Apt 2 Bradenton, FL	2.0	1.0	770	$1,175	$1.53	23d	1	0.28mi
302 26th Ave W Bradenton, FL	2.0–3.0	2.0	1043	$1,575	$1.51	2d	23	0.31mi
1701 13th St W Apt A Bradenton, FL	2.0	1.0	850	$1,395	$1.64	2d	1	0.38mi
1510 10th St W Unit B Bradenton, FL	1.0	1.0	640	$1,150	$1.80	2d	1	0.41mi
1418 18th Avenue Dr W Unit 1418 Bradenton, FL	3.0	2.0	1000	$1,900	$1.90	23d	1	0.41mi
1501 13th St W Bradenton, FL	1.0	1.0	1050	$1,199	$1.14	23d	1	0.47mi
1505 18th Avenue Dr W Bradenton, FL	3.0	1.0	886	$1,875	$2.12	16d	1	0.48mi
515 30th Ave W Bradenton, FL	2.0	2.0	1001	$1,375	$1.37	16d	2	0.51mi
1515 15th St W Bradenton, FL	1.0	1.0	900	$1,300	$1.44	23d	1	0.52mi
425 30th Ave W Unit C308 Bradenton, FL	2.0	2.0	924	$1,590	$1.72	23d	1	0.52mi
2315 17th Street Ln W Bradenton, FL	1.0	1.0	528	$1,200	$2.27	23d	1	0.53mi
305 30th Ave W Unit A207 Bradenton, FL	2.0	2.0	1050	$1,400	$1.33	14d	1	0.54mi
305 30th Ave W Bradenton, FL	1.0–2.0	1.5–2.0	987	$1,400	$1.42	23d	2	0.54mi
505 30th Ave W Unit E406 Bradenton, FL	2.0	2.0	1001	$1,450	$1.45	23d	1	0.56mi
1402 13th St W Apt 1406 Bradenton, FL	1.0	1.0	629	$1,577	$2.51	2d	15	0.58mi
390 301 Blvd W Bradenton, FL	2.0	2.0	1125	$1,495	$1.33	23d	1	0.66mi
907 34th Ave W Unit B Bradenton, FL	3.0	1.0	1000	$1,795	$1.79	23d	1	0.66mi
907 34th Ave W Bradenton, FL	3.0	1.0	985	$1,599	$1.62	19d	1	0.66mi
919 34th Ave W Bradenton, FL	3.0	1.0	950	$1,599	$1.68	11d	1	0.66mi
2205 20th St W Bradenton, FL	2.0	1.0	810	$1,850	$2.28	11d	1	0.67mi
1912 19th Ave W Unit 1912 Bradenton, FL	2.0	1.0	800	$1,395	$1.74	23d	1	0.70mi
2002 20th St W Unit B Bradenton, FL	1.0	1.0	600	$1,000	$1.67	16d	1	0.71mi
505 22nd Ter E Bradenton, FL	3.0	2.0	1039	$1,989	$1.91	2d	1	0.72mi
1306 17th St W Unit 4 Bradenton, FL	2.0	1.0	1000	$1,100	$1.10	16d	1	0.76mi
3506 14th St W Bradenton, FL	3.0	1.0–2.0	874	$1,725	$1.97	23d	5	0.81mi
1308 36th Ave W Bradenton, FL	1.0	1.0	715	$1,199	$1.68	23d	1	0.82mi
718 26th Ave E Bradenton, FL	2.0	1.0	750	$1,600	$2.13	23d	1	0.85mi
712 26th Ave E Bradenton, FL	2.0	1.0	750	$1,600	$2.13	23d	1	0.85mi
2201 24th Ave W Bradenton, FL	2.0	2.0	1115	$1,950	$1.75	23d	1	0.86mi
801 6th Ave W Bradenton, FL	2.0	2.0	808	$1,542	$1.91	3d	4	0.95mi
350 34th Avenue Dr E Bradenton, FL	1.0–3.0	1.0–2.0	893	$1,335	$1.49	1d	6	0.97mi

Listing history 33 events

1. 2026-06-18
   days on market $269,000 Active 35 DOM
2. 2026-06-17
   days on market $269,000 Active 34 DOM
3. 2026-06-16
   days on market $269,000 Active 33 DOM
4. 2026-06-15
   days on market $269,000 Active 32 DOM
5. 2026-06-13
   days on market $269,000 Active 30 DOM
6. 2026-06-13
   days on market $269,000 Active 29 DOM
7. 2026-06-10
   days on market $269,000 Active 27 DOM
8. 2026-06-09
   days on market $269,000 Active 26 DOM
9. 2026-06-08
   days on market $269,000 Active 25 DOM
10. 2026-06-08
    days on market $269,000 Active 24 DOM
11. 2026-06-03
    days on market $269,000 Active 20 DOM
12. 2026-06-02
    days on market $269,000 Active 19 DOM
13. 2026-06-01
    days on market $269,000 Active 18 DOM
14. 2026-05-31
    days on market $269,000 Active 17 DOM
15. 2026-05-14
    listed $269,000 Active
16. 2026-05-08
    historical $1,195
17. 2026-03-11
    listed $1,195
18. 2026-02-12
    soldstatus $165,000
19. 2016-04-15
    soldstatus $85,000
20. 2016-02-10
    historical 177-char remark

    Show marketing remark (177 chars)

    clean solid and sturdy built concrete block/stucco/duplex/ excellent condition no deferred maintenance 2 small bedrooms/1 bathroom each side no carpet each apartment has tile

21. 2016-02-05
    soldstatus $85,000 Sold 177-char remark

    Show marketing remark (177 chars)

    clean solid and sturdy built concrete block/stucco/duplex/ excellent condition no deferred maintenance 2 small bedrooms/1 bathroom each side no carpet each apartment has tile

22. 2016-01-15
    status Pending 177-char remark

    Show marketing remark (177 chars)

    clean solid and sturdy built concrete block/stucco/duplex/ excellent condition no deferred maintenance 2 small bedrooms/1 bathroom each side no carpet each apartment has tile

23. 2015-12-23
    status Active 177-char remark

    Show marketing remark (177 chars)

    clean solid and sturdy built concrete block/stucco/duplex/ excellent condition no deferred maintenance 2 small bedrooms/1 bathroom each side no carpet each apartment has tile

24. 2015-11-19
    historical Contingent - Inspections 177-char remark

    Show marketing remark (177 chars)

    clean solid and sturdy built concrete block/stucco/duplex/ excellent condition no deferred maintenance 2 small bedrooms/1 bathroom each side no carpet each apartment has tile

25. 2015-11-04
    status Active 177-char remark

    Show marketing remark (177 chars)

    clean solid and sturdy built concrete block/stucco/duplex/ excellent condition no deferred maintenance 2 small bedrooms/1 bathroom each side no carpet each apartment has tile

26. 2015-10-19
    status Pending 177-char remark

    Show marketing remark (177 chars)

    clean solid and sturdy built concrete block/stucco/duplex/ excellent condition no deferred maintenance 2 small bedrooms/1 bathroom each side no carpet each apartment has tile

27. 2015-10-02
    price $89,997 177-char remark

    Show marketing remark (177 chars)

    clean solid and sturdy built concrete block/stucco/duplex/ excellent condition no deferred maintenance 2 small bedrooms/1 bathroom each side no carpet each apartment has tile

28. 2015-10-02
    listed $79,997 Active 177-char remark

    Show marketing remark (177 chars)

    clean solid and sturdy built concrete block/stucco/duplex/ excellent condition no deferred maintenance 2 small bedrooms/1 bathroom each side no carpet each apartment has tile

29. 2011-08-08
    soldstatus $16,000
30. 2008-06-25
    soldstatus $74,464
31. 2006-01-11
    soldstatus $95,000
32. 2002-08-12
    soldstatus $43,000
33. 1979-10-01
    soldstatus $20,700

ⓘ 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: $824 · $69/mo
• Projected year-2 tax: $2,233 · $186/mo
• Expected delta: +$1,409/yr (+$117/mo · 171.0%)

ⓘ 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 · 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: $26,220
• − Mortgage interest: −$15,068
• − Property taxes: −$824
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$7,825
• Taxable loss: −$3,038
• Est. tax savings @ 24.0%: +$729
• After-tax cash flow: $2,346/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

• Score: 81/100
• State rank: #101
• US rank: #1528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bradenton, FL
• County: Manatee County · 416,364 people
• City population: 227,091
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 31,946
• Household income: $52,525
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1736.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 18% Black 10% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4% Cuban 1%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 78% English-only · Spanish 14% French/Haitian/Cajun 2% 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: ▼ -310.18%
• Current HPI: 369.8239
• Rent YoY: ▼ -2.43%
• 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

+1199.5% since first listed

19 events — show timeline

• 2026-05-14 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Rental Removed $1,195 STELLARMLS
• 2026-03-11 Listed for Rent $1,195 STELLARMLS
• 2026-02-12 Sold (Public Records) $165,000 Public Records
• 2016-04-15 Sold (Public Records) $85,000 Public Records
• 2016-02-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-02-05 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2016-01-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-12-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-11-19 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-11-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-10-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-10-02 Price Changed $89,997 Stellar MLS as Distributed by MLS Grid
• 2015-10-02 Listed $79,997 Stellar MLS as Distributed by MLS Grid
• 2011-08-08 Sold (Public Records) $16,000 Public Records
• 2008-06-25 Sold (Public Records) $74,464 Public Records
• 2006-01-11 Sold (Public Records) $95,000 Public Records
• 2002-08-12 Sold (Public Records) $43,000 Public Records
• 1979-10-01 Sold (Public Records) $20,700 Public Records

Property tax history

+4.3%/yr

Latest (2016): $824 · +22.1% YoY. Source: county tax records.