1102 46th Ave E · Ellenton, FL 34222

$112,599

3 bd · 1.0 ba · 1,200 sqft · Manufactured public records · 67 Days on market

Built 1976 3,746 sqft lot Est $152k · 26% under $50/mo HOA · 2% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential in this spacious 3-bedroom, 2-bath manufactured home located in the desirable 55+ land-owned community of Tidevue Estates in Ellenton, Florida. With a little TLC, this charming home can easily become your ideal Florida retreat. Step inside to find a generous living room that offers plenty of space for relaxing or entertaining guests. The home also features a bright and inviting sunroom—perfect for enjoying your morning coffee, reading a book, or soaking in the beautiful Florida sunshine year-round. The updated kitchen provides ample cabinet space and storage, making meal prep and organization a breeze. An inside laundry room adds everyday convenience, keeping ev

Key facts

• Manufactured home
• Covered carport
• Sunroom

Tags

• MANUFACTURED HOME
• LAND-OWNED COMMUNITY
• SUNROOM
• UPDATED KITCHEN
• INSIDE LAUNDRY ROOM
• COVERED CARPORT

Property features AI

Finance

• Other: Lot approximately 0.09 acres (asphalt road)
• Financial info: Lease restrictions apply; Total annual fees $600 (monthly $50)
• HOA & community: Has HOA (Tidevue Estates Civic Organization) with required monthly fee of $50; Association approval required; Senior community; No pets allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity available; Sewer connected
• Home design: Mobile home (double wide); Single-story; Faces west; Entry level: One
• Construction: Frame construction; Roof over; Other foundation
• Exterior features: Awnings; Exterior storage

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Open living room/dining room combo
• Laundry & utility: Inside laundry room with washer and dryer hookups; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $113k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $113k).
• Recommended offer: $106k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.0% vs local median 4.5% in Ellenton — 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 76/100 on livability (#232 in FL, #3,666 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute 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: 182 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• At $2,796/mo this rent would consume 52% of the median local household income ($64k/yr) (locally 313% 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 $778 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $60k; list at $113k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,843 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1976 — 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. 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. 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 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: 2.48% ✓
• Cap rate: 21.04%
• Cash-on-cash: 52.68%
• DSCR: 3.34
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $152,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4314 12th Street Ct E	0.18mi	3/2.0	1,190 (-1%)	2mo	$105,000	$88	84
4547 12th Street Ct E	0.19mi	2/2.0 (-1)	1,176 (-2%)	6mo	$61,000	$52	74
1508 45th Ave E	0.30mi	3/2.0	1,188 (-1%)	10mo	$150,000	$126	72
4214 15th St E	0.31mi	2/2.0 (-1)	1,152 (-4%)	1mo	$220,000	$191	69
1206 45th Avenue Dr E	0.07mi	2/2.0 (-1)	1,056 (-12%)	2mo	$135,000	$128	66
4404 13th St E	0.21mi	2/2.0 (-1)	1,144 (-5%)	13mo	$145,000	$127	63
1216 41st Avenue Dr E	0.33mi	2/2.0 (-1)	1,170 (-2%)	13mo	$153,000	$131	60
4111 E 13th St E	0.32mi	2/2.0 (-1)	1,300 (+8%)	2mo	$260,000	$200	60
4711 15th Street Ct E	0.33mi	2/2.0 (-1)	1,232 (+3%)	14mo	$245,000	$199	60
4508 14th St E	0.23mi	2/2.0 (-1)	1,056 (-12%)	3mo	$110,000	$104	58
4207 13th St E	0.27mi	2/2.0 (-1)	1,056 (-12%)	3mo	$123,000	$116	56
4119 13th St E	0.29mi	2/2.0 (-1)	1,056 (-12%)	7mo	$109,000	$103	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.9%
• Equity multiple: 3.09×
• Total profit: $65,786
• Equity at exit: $16,789

10-year hold

• IRR: 53.6%
• Equity multiple: 6.26×
• Total profit: $165,799
• Equity at exit: $9,736

Cash invested: $31,528 (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 34222

• Home prices YoY: -26.9%
• Active inventory: 182
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,796 high
• Mortgage (P&I): −$590
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$47
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$50
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $1,318

Break-even live

Break-even rent $1,128

Max offer price $112,599

Occupancy floor 48%

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: $28,150
• Closing costs: $3,378
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4612 8th Street Ct E Ellenton, FL	2.0	2.0	1210	$3,000	$2.48	23d	1	0.20mi
4711 8th Street Ct E Ellenton, FL	2.0	1.0	1350	$2,100	$1.56	23d	1	0.23mi
5021 US Highway 301 N Ellenton, FL	3.0	2.5	861	$3,900	$4.53	3d	1	0.31mi
4403 7th St E #4 Ellenton, FL	2.0	2.0	1079	$2,700	$2.50	23d	1	0.38mi
4180 Yardly Dr Palmetto, FL	1.0–3.0	1.0–2.0	1021	$3,139	$3.07	3d	15	0.48mi
1651 36th Ave E Ellenton, FL	1.0–3.0	1.0–2.0	804	$1,619	$2.01	3d	13	0.86mi
850 Tidewater Shores Loop #402 Bradenton, FL	2.0	2.0	1151	$2,650	$2.30	23d	1	1.03mi
5942 Factory Shops Blvd Ellenton, FL	1.0–3.0	1.0–2.0	953	$3,300	$3.46	1d	67	1.14mi
2710 59th Dr E Ellenton, FL	1.0–3.0	1.0–2.0	1149	$2,829	$2.46	3d	37	1.35mi
4915 1st Ave E Bradenton, FL	3.0–4.0	2.5	1469	$1,999	$1.36	2d	15	1.50mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 19 events

1. 2026-06-18
   days on market $112,599 Active 67 DOM
2. 2026-06-17
   days on market $112,599 Active 66 DOM
3. 2026-06-16
   days on market $112,599 Active 65 DOM
4. 2026-06-15
   days on market $112,599 Active 64 DOM
5. 2026-06-13
   days on market $112,599 Active 62 DOM
6. 2026-06-13
   days on market $112,599 Active 61 DOM
7. 2026-06-10
   days on market $112,599 Active 59 DOM
8. 2026-06-09
   days on market $112,599 Active 58 DOM
9. 2026-06-08
   days on market $112,599 Active 57 DOM
10. 2026-06-08
    days on market $112,599 Active 56 DOM
11. 2026-06-03
    days on market $112,599 Active 52 DOM
12. 2026-06-02
    days on market $112,599 Active 51 DOM
13. 2026-06-01
    days on market $112,599 Active 50 DOM
14. 2026-05-31
    days on market $112,599 Active 49 DOM
15. 2026-05-11
    status Active
16. 2026-04-08
    status Pending
17. 2026-03-10
    listed $112,599 Active
18. 2001-08-13
    soldstatus $59,900
19. 1997-11-06
    soldstatus $56,900

ⓘ 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: $1,644 · $137/mo
• Projected year-2 tax: $1,644 · $137/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 7/10 Severe FEMA zone X (shaded) · 92% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,546
• − Mortgage interest: −$6,307
• − Property taxes: −$1,644
• − Insurance: −$1,360
• − Repairs & maintenance: −$2,684
• − Management: −$2,684
• − HOA: −$600
• − Depreciation: −$3,276
• Taxable income: $14,992
• Est. tax owed @ 24.0%: −$3,598
• After-tax cash flow: $12,214/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 — Ellenton

• Score: 76/100
• State rank: #232
• US rank: #3666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ellenton, FL
• County: Manatee County · 416,364 people
• City population: 227,091
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 14,819
• Household income: $64,355
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 313.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 13% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Vietnamese 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: ▼ -107.75%
• Current HPI: 293.2597
• Rent YoY: —
• 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

+97.9% since first listed

5 events — show timeline

• 2026-05-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Listed $112,599 Stellar MLS as Distributed by MLS Grid
• 2001-08-13 Sold (Public Records) $59,900 Public Records
• 1997-11-06 Sold (Public Records) $56,900 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,644 · +0.1% YoY. Source: county tax records.