4410 Fairways Blvd Unit 602-11 · Bradenton, FL 34209

$170,000

2 bd · 2.0 ba · 1,256 sqft · Condo · 216 Days on market

Built 1990 $684/mo HOA · 31% 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 +9.8/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

THE FAIRWAYS TWO AT PINEBROOK. WHAT A DEAL!!!!! Fixer Upper. 2BR/2BA 6TH. Floor Condo in elevator bldg. Assigned under bldg. parking and open guest parking in front of bldg. Eat-in Kitchen has range, refrigerator, d/w, disposal. Washer and Dryer in 7'x7' laundry room. Living Room/Dining Room allows for plenty of entertaining room and has large sliding glass doors to the glass enclosed/screened verandah. Verandah overlooks the golf course and lake. Master Bedroom has walk-in closet and Ensuite bathroom with walk-in shower. 2nd. Bathroom has tub/shower combo. Choose your decor and make it yours. On site amenities include an 18 hole golf course (membership not mandatory), clubhouse with kitch

Key facts

• Laundry room
• Eat-in kitchen
• Assigned parking

Tags

• ELEVATOR BUILDING
• ASSIGNED PARKING
• EAT-IN KITCHEN
• LAUNDRY ROOM
• LARGE SLIDING GLASS DOORS
• GLASS ENCLOSED VERANDAH

Property features AI

Finance

• Other: Irrigation equipment present; Buyer approval required for association
• Financial info: Total annual association fees $8,208; Lease restrictions apply
• HOA & community: HOA membership required (The Fairways at Pinebrook/Bette Davis); Monthly condo/HOA fee $684; fees billed monthly; Condo fees include cable TV, internet, water, sewer, trash, common area taxes, maintenance (structure & grounds), management, insurance, pool, recreational facilities, escrow reserves and related services; Association approval required; Community amenities: clubhouse, fitness center, pool, tennis courts, golf, sidewalks, street lights, community mailbox, deed restrictions, association-owned recreation; Pets allowed (cats and dogs) with limits; max pet weight 20 lbs

Exterior

• Parking: Assigned covered deeded parking; Ground level and basement access; Guest and open parking available; Carport (1 space)
• Utilities: Public water; Canal/Lake irrigation source available; Public sewer; Electricity connected; Water connected; Sewer connected; Cable connected; BB/HS Internet available; Phone available; Underground utilities
• Home design: Condominium; Residential property; One-level unit in a 6-story building; Faces south; Fixer condition
• Construction: Concrete and stucco construction; Concrete and membrane roof; Slab foundation; Built as part of Building 11
• Exterior features: Covered, enclosed and screened rear porch; Balcony; Outdoor lighting; Private mailbox; Sidewalk; Sliding doors; Sprinkler (metered); Storage; Gunite in-ground heated pool with deck, lighting and screen enclosure

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Disposal; Exhaust fan
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Concrete; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Solid wood cabinets; Split bedroom layout; Thermostat; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer; Dryer; Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (9.3% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% 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.
• Zoned schools: H. S. Moody Elementary School (math 39% / reading 24%, grade F, #1,841 of 2,144 statewide, top 86%, 606 students, 73% FRL); W. D. Sugg Middle School (math 34% / reading 28%, grade F, #462 of 571 statewide, top 81%, 1,010 students, 72% FRL); Bayshore High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 1,435 students, 65% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 52% district-wide (-24 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 514 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); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 33% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 216 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% 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. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.30% ✓
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 6.4

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: -26.2%
• Equity multiple: 0.15×
• Total profit: $-40,526
• Equity at exit: $25,348

10-year hold

• IRR: -54.6%
• Equity multiple: -0.42×
• Total profit: $-67,470
• Equity at exit: $14,698

Cash invested: $47,600 (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 34209

• Rents YoY: -0.3%
• Active inventory: 514
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,215 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$684
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-109

Break-even live

Break-even rent $2,353

Max offer price $154,230

Occupancy floor 100%

Sensitivity live

Price	-10% $9	-5% $-50	+0% $-109	+5% $-168	+10% $-226
Rent	-10% $-284	-5% $-196	+0% $-109	+5% $-21	+10% $66
Rate	-1.0pp $-23	-0.5pp $-66	base $-109	+0.5pp $-153	+1.0pp $-198

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4460 Fairways Blvd #606 Bradenton, FL	2.0	2.0	1256	$2,000	$1.59	18d	1	0.08mi
4220 Pinebrook Cir #14 Bradenton, FL	2.0	2.0	1534	$2,300	$1.50	21d	1	0.18mi
4570 Pinebrook Cir #304 Bradenton, FL	2.0	2.0	1256	$3,100	$2.47	25d	1	0.21mi
4107 41st St W Bradenton, FL	3.0	2.0	1419	$3,700	$2.61	25d	1	0.26mi
4240 Ironwood Cir #404 Bradenton, FL	2.0	2.0	1008	$2,495	$2.48	25d	1	0.26mi
4040 Ironwood Cir Unit 404F Bradenton, FL	2.0	2.0	1008	$1,750	$1.74	13d	1	0.31mi
4040 Ironwood Cir Unit 406F Bradenton, FL	2.0	2.0	1008	$1,675	$1.66	18d	1	0.31mi
4325 40th St W Bradenton, FL	1.0–2.0	1.0–2.0	775	$1,675	$2.16	12d	9	0.35mi
4110 Ironwood Cir #104 Bradenton, FL	2.0	2.0	1152	$1,800	$1.56	25d	1	0.37mi
3401 50th St W Bradenton, FL	3.0	2.0	1418	$2,699	$1.90	25d	1	0.45mi
4457 45th Ave W #211 Bradenton, FL	2.0	2.0	912	$1,950	$2.14	18d	1	0.47mi
108 Pinehurst Dr Bradenton, FL	2.0	2.0	1408	$2,500	$1.78	25d	1	0.55mi
4655 46th Street Ct W #103 Bradenton, FL	2.0	2.0	1141	$600	$0.53	5d	1	0.56mi
4550 47th St W Bradenton, FL	1.0–3.0	1.0–2.0	930	$1,800	$1.94	3d	27	0.59mi
3909 45th Ter W #106 Bradenton, FL	2.0	2.5	1429	$1,800	$1.26	18d	1	0.60mi
4112 Cape Vista Dr Bradenton, FL	3.0	2.0	1450	$3,495	$2.41	25d	1	0.65mi
283 Sherwood Dr Bradenton, FL	2.0	2.0	1304	$1,800	$1.38	25d	1	0.69mi
4801 47th Ave W Bradenton, FL	1.0–3.0	1.0–2.0	1016	$1,810	$1.78	4d	32	0.69mi
3806 Southern Pkwy W Bradenton, FL	3.0	2.0	1296	$2,176	$1.68	13d	1	0.70mi
3715 45th Ter W Bradenton, FL	2.0	2.5	1429	$1,695	$1.19	25d	1	0.70mi
3825 45th Ter W #104 Bradenton, FL	2.0	2.5	1429	$1,550	$1.08	25d	1	0.70mi
4449 46th Ave W Unit 4449 Bradenton, FL	2.0	1.0	1110	$3,200	$2.88	25d	1	0.71mi
303 Springdale Dr #303 Bradenton, FL	2.0	2.0	1304	$1,999	$1.53	5d	1	0.73mi
3512 32nd St W Bradenton, FL	2.0	1.0	1200	$2,100	$1.75	5d	1	0.74mi
3603 45th Ter W #101 Bradenton, FL	3.0	2.5	1200	$1,800	$1.50	5d	1	0.76mi
346 Springdale Dr Unit 346 Bradenton, FL	2.0	2.0	1304	$1,900	$1.46	25d	1	0.77mi
4802 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	1007	$1,950	$1.94	18d	15	0.81mi
4802 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	1007	$1,950	$1.94	5d	13	0.81mi
3603 Oxford Dr W Bradenton, FL	2.0	2.0	1400	$2,400	$1.71	25d	1	0.82mi
4850 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	800	$1,750	$2.19	16d	3	0.90mi
4850 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	800	$1,750	$2.19	5d	2	0.90mi
434 Palm Tree Dr #434 Bradenton, FL	2.0	2.0	1728	$1,900	$1.10	25d	1	0.90mi
452 Palm Tree Dr Unit 452 Bradenton, FL	2.0	2.0	1304	$1,595	$1.22	5d	1	0.93mi
5907 36th Ave Cir W #5907 Bradenton, FL	2.0	2.0	937	$2,800	$2.99	25d	1	0.95mi
5004 22nd Ave W Bradenton, FL	3.0	2.0	1577	$2,500	$1.59	5d	1	0.99mi
655 Woodlawn Dr Unit 655 Bradenton, FL	2.0	2.0	1148	$1,600	$1.39	25d	1	1.00mi
5909 30th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	788	$1,670	$2.12	4d	6	1.02mi
4880 51st St W Bradenton, FL	1.0–4.0	1.0–3.0	1019	$1,527	$1.50	5d	11	1.05mi
206 Lakewood Dr Unit 206 Bradenton, FL	2.0	2.0	940	$2,700	$2.87	25d	1	1.05mi
586 Lakeside Dr Unit 586 Bradenton, FL	2.0	2.0	940	$3,200	$3.40	25d	1	1.05mi

HOA detail condo

• Monthly dues: $684 · $8,208/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-22
   days on market $170,000 Active 216 DOM
2. 2026-06-18
   days on market $170,000 Active 213 DOM
3. 2026-06-17
   days on market $170,000 Active 212 DOM
4. 2026-06-16
   days on market $170,000 Active 211 DOM
5. 2026-06-15
   days on market $170,000 Active 210 DOM
6. 2026-06-13
   days on market $170,000 Active 208 DOM
7. 2026-06-13
   days on market $170,000 Active 207 DOM
8. 2026-06-10
   days on market $170,000 Active 205 DOM
9. 2026-06-09
   days on market $170,000 Active 204 DOM
10. 2026-06-08
    days on market $170,000 Active 203 DOM
11. 2026-06-08
    days on market $170,000 Active 202 DOM
12. 2026-06-03
    days on market $170,000 Active 198 DOM
13. 2026-06-02
    days on market $170,000 Active 197 DOM
14. 2026-06-01
    days on market $170,000 Active 196 DOM
15. 2026-05-31
    days on market $170,000 Active 195 DOM
16. 2025-11-17
    listed $170,000 Active

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

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 ≥106°F today · 26 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: $26,580
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − HOA: −$8,208
• − Depreciation: −$4,945
• Taxable loss: −$3,749
• Est. tax savings @ 24.0%: +$900
• After-tax cash flow: $-408/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): 33,224
• Household income: $81,728
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 1126.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 6% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -360.34%
• Current HPI: 320.0061
• Rent YoY: ▼ -0.30%
• 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

1 event — show timeline

• 2025-11-17 Listed $170,000 Stellar MLS as Distributed by MLS Grid