3840 Ironwood Ln Unit 304H · Bradenton, FL 34209

$104,500

1 bd · 1.5 ba · 765 sqft · Condo public records · 87 Days on market

Built 1974 $414/mo HOA · 23% 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 +28.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Perfectly located in the heart of Bradenton within the Golf Community of Ironwood, this lovely unit immediately greets you with a spacious open floor plan and a beautiful lanai with tile floors overlooking the stunning golf course and tropical landscape. The open kitchen features newer laminate flooring throughout the unit. The nicely sized master bedroom boasts amazing views of the golf course. The main bathroom features a brand new vanity and flooring, a walk-in shower, and a generous walk-in closet, as well as a second closet. The balcony can also be accessed through the main bedroom. A second half bathroom is an added bonus. Enjoy your morning cof

Key facts

• Open floor plan
• Main bathroom
• Brand new vanity

Tags

• OPEN FLOOR PLAN
• NEWER LAMINATE FLOORING
• MAIN BATHROOM
• BRAND NEW VANITY
• WALK IN SHOWER
• GENEROUS WALK IN CLOSET

Property features AI

Finance

• Other: Furnished; Homestead listed; Living area reported as 765 sq ft (building area 855 sq ft)
• Financial info: Total monthly fees shown as $414; total annual fees $4,968; Lease restrictions apply
• HOA & community: Monthly association fee of $414 (includes cable TV, pool, structure maintenance, grounds maintenance, management, water); Association required and buyer approval required; Community clubhouse and golf amenities; golf carts allowed; association recreation owned; pool; Pets allowed (cats and dogs, size limit)

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity connected; Irrigation equipment
• Home design: Residential condominium; Unit on 3rd floor; Faces northeast; Three or more levels in building; Entry level: 1 (unit level information)
• Construction: Built-Up roof; Other construction materials; Slab foundation; Built in 3840/H building
• Exterior features: Balcony; Outdoor lighting; Outdoor grill; Sidewalk; Sliding doors; Tennis courts; Heated in-ground pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Window shades; Building elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $104k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $98k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (-0.3%/yr); 510 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $722 of loan paydown is wiped out by about $3k 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 87 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $104k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $98,230 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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. 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: 1.74% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 4.8

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-296
• Equity at exit: $15,581

10-year hold

• IRR: 4.6%
• Equity multiple: 1.28×
• Total profit: $8,155
• Equity at exit: $9,035

Cash invested: $29,260 (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: 510
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$548
• Tax from tax record: −$89 /mo · $1,068/yr
• Insurance: −$44
• HOA: −$414
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $341

Break-even live

Break-even rent $1,385

Max offer price $104,500

Occupancy floor 76%

Sensitivity live

Price	-10% $400	-5% $370	+0% $341	+5% $311	+10% $282
Rent	-10% $197	-5% $269	+0% $341	+5% $413	+10% $484
Rate	-1.0pp $393	-0.5pp $367	base $341	+0.5pp $314	+1.0pp $286

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: $26,125
• Closing costs: $3,135
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4040 Ironwood Cir Unit 406F Bradenton, FL	2.0	2.0	1008	$1,675	$1.66	16d	1	0.13mi
4040 Ironwood Cir Unit 404F Bradenton, FL	2.0	2.0	1008	$1,750	$1.74	12d	1	0.13mi
4240 Ironwood Cir #404 Bradenton, FL	2.0	2.0	1008	$2,495	$2.48	24d	1	0.16mi
4480 Ironwood Cir Unit 309 Bradenton, FL	1.0	1.0	600	$1,800	$3.00	24d	1	0.22mi
4480 Ironwood Cir Unit 213A Bradenton, FL	1.0	1.0	600	$1,425	$2.38	15d	1	0.22mi
4460 Ironwood Cir Unit 501A Bradenton, FL	1.0	1.5	840	$2,595	$3.09	24d	1	0.23mi
4210 Ironwood Cir Unit 103J Bradenton, FL	1.0	1.0	750	$1,800	$2.40	24d	1	0.23mi
4460 Ironwood Cir Unit 406 Bradenton, FL	1.0	1.0	750	$1,600	$2.13	2d	1	0.24mi
4460 Ironwood Cir Unit 406 Bradenton, FL	1.0	1.0	750	$1,600	$2.13	22d	1	0.24mi
4457 45th Ave W #211 Bradenton, FL	2.0	2.0	912	$1,950	$2.14	16d	1	0.50mi
4325 40th St W Bradenton, FL	1.0–2.0	1.0–2.0	775	$1,325	$1.71	11d	9	0.50mi
4550 47th St W Bradenton, FL	1.0–3.0	1.0–2.0	930	$1,330	$1.43	2d	27	0.53mi
4801 47th Ave W Bradenton, FL	1.0–3.0	1.0–2.0	1016	$1,415	$1.39	2d	32	0.66mi
4802 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	1007	$1,249	$1.24	16d	15	0.69mi
4802 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	1007	$1,200	$1.19	4d	13	0.69mi
4449 46th Ave W Unit 4449 Bradenton, FL	2.0	1.0	1110	$3,200	$2.88	24d	1	0.73mi
4118 59th St W Bradenton, FL	2.0	1.0	756	$1,800	$2.38	16d	1	0.73mi
4850 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	800	$1,200	$1.50	15d	3	0.77mi
4850 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	800	$1,199	$1.50	4d	2	0.77mi
5907 36th Ave Cir W #5907 Bradenton, FL	2.0	2.0	937	$2,800	$2.99	24d	1	0.77mi
5909 30th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	788	$1,465	$1.86	2d	6	0.85mi
4880 51st St W Bradenton, FL	1.0–4.0	1.0–3.0	1019	$1,295	$1.27	4d	11	0.91mi
4116 62nd St W Bradenton, FL	2.0	2.0	840	$1,650	$1.96	4d	1	0.93mi
5933 28th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	945	$1,250	$1.32	2d	6	1.02mi
4112 66th Street Cir W Bradenton, FL	2.0	2.0	1100	$1,960	$1.78	20d	1	1.07mi
586 Lakeside Dr Unit 586 Bradenton, FL	2.0	2.0	940	$3,200	$3.40	24d	1	1.09mi
2926 63rd St W Bradenton, FL	2.0	2.0	946	$2,100	$2.22	4d	1	1.12mi
2903 63rd St W Bradenton, FL	1.0	1.0	693	$2,000	$2.89	4d	1	1.12mi
4601 66th St W Bradenton, FL	3.0	1.0–2.0	917	$1,716	$1.87	2d	24	1.15mi
4161 66th Street Cir W Bradenton, FL	2.0	2.0	1044	$1,800	$1.72	16d	1	1.15mi
4209 66th Street Cir W Bradenton, FL	2.0	2.0	1044	$2,900	$2.78	24d	1	1.15mi
206 Lakewood Dr Unit 206 Bradenton, FL	2.0	2.0	940	$2,700	$2.87	24d	1	1.15mi
184 Pineneedle Dr Bradenton, FL	2.0	2.0	940	$2,100	$2.23	24d	1	1.18mi
6304 Pointe West Blvd Unit A309 Bradenton, FL	2.0	2.0	1042	$1,795	$1.72	11d	1	1.34mi
6711 45th Ave W Unit A Bradenton, FL	2.0	2.0	1100	$1,700	$1.55	16d	1	1.36mi
5027 31st St W Bradenton, FL	2.0	2.0	972	$3,600	$3.70	22d	1	1.37mi
6415 21st Ave W Bradenton, FL	1.0–2.0	1.0–2.0	1150	$1,499	$1.30	4d	5	1.38mi
3278 51st Avenue Dr W Unit 1 Bradenton, FL	2.0	1.0	850	$1,600	$1.88	24d	1	1.42mi
4705 27th St W Unit A Bradenton, FL	2.0	1.0	750	$1,325	$1.77	3d	1	1.44mi
2901 26th St W #807 Bradenton, FL	2.0	2.0	940	$1,525	$1.62	3d	1	1.44mi

HOA detail condo

• Monthly dues: $414 · $4,968/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-21
   status Pending
2. 2026-03-26
   price $104,500
3. 2026-02-23
   listed $110,000 Active
4. 1990-03-23
   soldstatus $40,000

ⓘ 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: $1,068 · $89/mo
• Projected year-2 tax: $1,068 · $89/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 ≥106°F today · 28 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: $21,802
• − Mortgage interest: −$5,854
• − Property taxes: −$1,068
• − Insurance: −$522
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − HOA: −$4,968
• − Depreciation: −$3,040
• Taxable income: $2,862
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $3,403/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

+161.2% since first listed

4 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $104,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 1990-03-23 Sold (Public Records) $40,000 Public Records

Property tax history

+2.6%/yr

Latest (2024): $1,068 · +3.9% YoY. Source: county tax records.