1604 28th St W · Bradenton, FL 34205

$295,000

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 6 Days on market

Built 1955 9,901 sqft lot Est $335k · 12% under

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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 +13.9/30.0
• ARV discount +12.8/15.0
• Schools +4.4/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Classic Mid-Century Charm on an Oversized West Bradenton Lot! Built in 1955, this solid concrete block home offers timeless character, original built-in features, and the quality construction that has stood the test of time. With 1,360 square feet of living space, the home features an inviting living room, separate dining room, and convenient indoor laundry room, creating a comfortable and functional layout for everyday living. Both bedrooms offer generous built-in closets and cabinetry, providing exceptional storage rarely found in homes of this era. The vintage bathroom is a true treasure, showcasing beautifully preserved pink and gray tile that celebrates the home's mid-century roots. Si

Key facts

• Pink and gray tile
• Spacious lot
• Indoor laundry room

Tags

• ORIGINAL BUILT-IN FEATURES
• INDOOR LAUNDRY ROOM
• GENEROUS BUILT-IN CLOSETS
• VINTAGE BATHROOM
• PINK AND GRAY TILE
• SPACIOUS LOT

Property features AI

Finance

• Other: Homestead exempt; Zoning: R1C; Lot roughly 0.23 acres (75 x 132); Unfurnished
• Financial info: No lease restrictions
• HOA & community: No association; Pets allowed

Exterior

• Parking: 2-car garage with workshop area; 1-car carport; Driveway; On-street parking; Garage faces rear; Oversized parking
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Underground utilities
• Home design: Single family residence; One story; East facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as a residential single family home
• Exterior features: City limits lot; Near public transit; Paved lot/road; Public maintained road; Storage; Workshop; Alley access

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Aluminum window frames; Formal dining room (separate); Inside utility/storage rooms
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $34 ($412/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (24.6% below list).
• Recommended offer: $222k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 $2,223/mo this rent would consume 51% 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 $9k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $122k; list at $295k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $222,302 (24.6% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $334,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2502 15th Ave W	0.24mi	3/2.0	1,429 (+5%)	2mo	$455,000	$318	75
1411 29th St W	0.12mi	3/2.0	1,527 (+12%)	1mo	$369,000	$242	69
1302 22nd St W	0.42mi	2/1.0 (-1)	1,298 (-5%)	1mo	$205,000	$158	67
814 26th St W	0.51mi	2/1.0 (-1)	1,396 (+3%)	0mo	$240,000	$172	67
3503 18th Ave W	0.44mi	2/2.0 (-1)	1,320 (-3%)	1mo	$325,000	$246	65
2213 19th Ave W	0.40mi	2/2.0 (-1)	1,426 (+5%)	2mo	$349,000	$245	63
2806 Oxford Dr W	0.51mi	3/2.0	1,284 (-6%)	2mo	$349,000	$272	61
2017 17th Ave W	0.48mi	3/2.0	1,264 (-7%)	2mo	$334,750	$265	60
710 31st St W	0.58mi	3/2.0	1,437 (+6%)	0mo	$350,000	$244	59
1111 38th St W	0.62mi	3/2.0	1,447 (+6%)	1mo	$389,000	$269	56
3014 Southern Pkwy W	0.51mi	3/2.0	1,554 (+14%)	1mo	$409,000	$263	48
1423 18th St W	0.66mi	2/1.0 (-1)	1,158 (-15%)	1mo	$170,000	$147	39

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-52,293
• Equity at exit: $43,985

10-year hold

• IRR: -17.0%
• Equity multiple: 0.17×
• Total profit: $-68,554
• Equity at exit: $25,506

Cash invested: $82,600 (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 34205

• Rents YoY: -2.4%
• Active inventory: 319
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $34

Break-even live

Break-even rent $2,180

Max offer price $295,000

Occupancy floor 93%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1613 28th St W Bradenton, FL	2.0	2.0	1200	$1,850	$1.54	24d	1	0.04mi
1503 32nd St W Bradenton, FL	3.0	2.0	1148	$2,400	$2.09	24d	1	0.23mi
2321 18th Ave W Bradenton, FL	2.0	2.0	1168	$3,600	$3.08	24d	1	0.31mi
3301 19th Ave W Bradenton, FL	4.0	2.0	1750	$7,200	$4.11	24d	1	0.34mi
3109 22nd Ave W Bradenton, FL	3.0	2.0	1509	$2,541	$1.68	12d	1	0.42mi
1214 21st St W Bradenton, FL	3.0	3.0	1841	$4,300	$2.34	24d	1	0.50mi
2004 20th Ave W Bradenton, FL	3.0	2.0	1650	$2,395	$1.45	24d	1	0.55mi
1408 37th Street Ct W Bradenton, FL	3.0	2.0	1188	$2,500	$2.10	3d	1	0.56mi
3807 16th Ave W Bradenton, FL	3.0	2.0	1491	$2,100	$1.41	24d	1	0.57mi
2201 24th Ave W Bradenton, FL	2.0	2.0	1115	$1,950	$1.75	24d	1	0.60mi
617 26th St W Bradenton, FL	2.0	2.0	1127	$3,000	$2.66	20d	1	0.66mi
602 26th St W Unit A Bradenton, FL	2.0	1.0	1200	$1,250	$1.04	3d	1	0.68mi
1306 17th St W Unit 4 Bradenton, FL	2.0	1.0	1000	$1,100	$1.10	16d	1	0.73mi
2901 26th St W #807 Bradenton, FL	2.0	2.0	940	$1,525	$1.62	3d	1	0.74mi
2001 25th Ave W Bradenton, FL	3.0	2.0	1370	$3,000	$2.19	20d	1	0.74mi
520 22nd St W Unit 1071597P Bradenton, FL	3.0	2.0	1582	$4,235	$2.68	2d	1	0.79mi
2916 24th St W Bradenton, FL	3.0	2.0	1764	$1,800	$1.02	24d	1	0.79mi
2309 Manatee Ave W Bradenton, FL	2.0	1.0	900	$1,535	$1.71	3d	4	0.80mi
3603 Oxford Dr W Bradenton, FL	2.0	2.0	1400	$2,400	$1.71	24d	1	0.81mi
1505 18th Avenue Dr W Bradenton, FL	3.0	1.0	886	$1,875	$2.12	16d	1	0.81mi
3805 7th Ave W Bradenton, FL	3.0	1.0	1000	$2,200	$2.20	24d	1	0.82mi
2306 30th Ave W Bradenton, FL	3.0	2.0	945	$1,700	$1.80	24d	1	0.84mi
1418 18th Avenue Dr W Unit 1418 Bradenton, FL	3.0	2.0	1000	$1,900	$1.90	24d	1	0.90mi
1623 8th Ave W Bradenton, FL	3.0	2.0	1650	$3,500	$2.12	2d	1	0.90mi
3806 Southern Pkwy W Bradenton, FL	3.0	2.0	1296	$2,176	$1.68	12d	1	0.91mi
1319 18th Ave W Bradenton, FL	3.0	2.0	1185	$1,795	$1.51	24d	1	0.94mi
3512 32nd St W Bradenton, FL	2.0	1.0	1200	$2,100	$1.75	3d	1	1.14mi
2422 11th St W Bradenton, FL	2.0	1.0	900	$1,445	$1.61	24d	1	1.15mi
2244 9th St W Bradenton, FL	1.0–2.0	1.0–2.0	768	$1,323	$1.72	24d	4	1.21mi
4607 7th Ave W Bradenton, FL	3.0	1.0	1296	$1,950	$1.50	24d	1	1.21mi
3737 Lake Bayshore Dr Unit 213 Bradenton, FL	2.0	1.0	912	$1,150	$1.26	21d	1	1.23mi
4129 Lake Bayshore Dr Unit C501 Bradenton, FL	2.0	2.0	1144	$1,600	$1.40	3d	1	1.23mi
4121 Heron Way #108 Bradenton, FL	2.0	2.0	1144	$1,340	$1.17	24d	1	1.23mi
3635 Lake Bayshore Dr Unit J410 Bradenton, FL	2.0	2.0	1144	$1,700	$1.49	24d	1	1.23mi
3963 Lake Bayshore Dr Unit F-414 Bradenton, FL	2.0	1.0	1040	$1,200	$1.15	15d	1	1.23mi
4904 19th Ave W Bradenton, FL	3.0	2.0	1762	$4,000	$2.27	15d	1	1.26mi
1650 1st Ave W Unit 507B Bradenton, FL	2.0	2.0	1269	$2,300	$1.81	24d	1	1.26mi
3506 14th St W Bradenton, FL	3.0	1.0–2.0	874	$1,950	$2.23	24d	5	1.27mi
1600 1st Ave W Unit 206A Bradenton, FL	2.0	2.0	1221	$2,000	$1.64	15d	1	1.29mi
702 21st Ave W Unit C Bradenton, FL	2.0	1.0	1000	$1,350	$1.35	3d	1	1.30mi

Listing history 4 events

1. 2026-06-09
   days on market $295,000 Active 6 DOM
2. 2026-06-08
   days on market $295,000 Active 5 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   listed $295,000 Active 4 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: $623 · $52/mo
• Projected year-2 tax: $2,448 · $204/mo
• Expected delta: +$1,825/yr (+$152/mo · 292.8%)

ⓘ 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: $26,676
• − Mortgage interest: −$16,525
• − Property taxes: −$623
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$8,582
• Taxable loss: −$4,797
• Est. tax savings @ 24.0%: +$1,151
• After-tax cash flow: $1,563/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

+142.2% since first listed

2 events — show timeline

• 2026-06-03 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 2003-05-29 Sold (Public Records) $121,800 Public Records

Property tax history

+0.2%/yr

Latest (2025): $623 · -8.8% YoY. Source: county tax records.