5400 34th St W Unit 16B · South Bradenton, FL 34210

$185,000

2 bd · 2.0 ba · 1,280 sqft · Condo · 138 Days on market

Built 1979 $582/mo HOA · 20% of rent

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Why this score? — see what drove the C+ 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 +25.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First floor unit in Phase 3. Large 2 bedroom 2 Bath

Key facts

• Large lanai
• Large kitchen
• View over a pond

Tags

• VIEW OVER A POND
• RESORT STYLE AMENITIES
• LARGE KITCHEN
• LARGE LANAI
• SPACIOUS LAUNDRY ROOM

Property features AI

Finance

• Financial info: Lease restrictions apply; Total annual association fees $6,984
• HOA & community: Monthly condo fee of $582 (includes cable TV, internet, building and grounds maintenance, management, pool and recreational facilities); Association: C&S Management; Community clubhouse and pool; No truck/RV/motorcycle parking; Senior community; Pets not allowed

Exterior

• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Residential condominium; One level; Faces west
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of a multi-unit building (building number 16)
• Exterior features: Rain gutters; Sidewalk; Landscaped lot; Level lot; Asphalt road access; Pond view

Interior

• Kitchen: Cooktop; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Living room/dining room combo; 6 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.1% in South 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 77/100 on livability (#195 in FL, #3,092 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime D+, 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: Rents falling (-6.1%/yr); 549 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2,913/mo this rent would consume 54% of the median local household income ($64k/yr) (locally 895% 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 $1k of loan paydown is wiped out by about $6k 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 138 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $81k; list at $185k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
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: 1.57% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 5.3

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: -5.4%
• Equity multiple: 0.81×
• Total profit: $-10,026
• Equity at exit: $27,584

10-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-3,925
• Equity at exit: $15,995

Cash invested: $51,800 (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 34210

• Rents YoY: -6.1%
• Active inventory: 549
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,913 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$582
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $441

Break-even live

Break-even rent $2,355

Max offer price $185,000

Occupancy floor 80%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3605 54th Dr W Bradenton, FL	2.0	2.0	1166	$3,738	$3.21	3d	2	0.06mi
3701 54th Dr W Bradenton, FL	2.0	2.0	1215	$3,500	$2.88	3d	2	0.06mi
3705 54th Dr W #201 Bradenton, FL	3.0	3.0	1650	$5,500	$3.33	16d	1	0.07mi
3705 54th Dr W #103 Bradenton, FL	3.0	3.0	1650	$4,700	$2.85	16d	1	0.07mi
3604 54th Dr W Bradenton, FL	2.0	2.0	1114	$4,050	$3.64	3d	3	0.08mi
3803 54th Dr W Bradenton, FL	2.0	2.0	1215	$3,600	$2.96	1d	1	0.09mi
3702 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1327	$3,300	$2.49	3d	2	0.10mi
3510 54th Dr W #101 Bradenton, FL	3.0	3.0	1795	$5,000	$2.79	3d	1	0.11mi
3510 54th Dr W #103 Bradenton, FL	3.0	3.0	1795	$5,500	$3.06	3d	1	0.11mi
3506 54th Dr W Bradenton, FL	1.0–2.0	1.0–2.0	953	$2,800	$2.94	3d	2	0.14mi
5400 34th St W Bradenton, FL	2.0	2.0	1404	$2,500	$1.78	23d	3	0.17mi
5400 34th St W Bradenton, FL	2.0	2.0	1244	$2,675	$2.15	2d	2	0.17mi
3401 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1293	$3,300	$2.55	3d	3	0.18mi
3605 57th Avenue Dr W Bradenton, FL	2.0	2.0	1454	$2,100	$1.44	3d	1	0.26mi
4148 53rd Ave W Unit 0314 Bradenton, FL	2.0	2.0	1071	$1,967	$1.84	23d	1	0.31mi
4148 53rd Ave W Bradenton, FL	1.0–2.0	1.0–2.0	899	$2,412	$2.68	21d	10	0.31mi
4148 53rd Ave W Unit 1210 Bradenton, FL	2.0	2.0	1071	$1,932	$1.80	3d	1	0.31mi
4148 53rd Ave W Bradenton, FL	1.0–3.0	1.0–2.0	989	$2,550	$2.58	1d	1	0.31mi
3411 57th Avenue Dr W Bradenton, FL	3.0	2.0	1326	$2,100	$1.58	23d	1	0.33mi
5125 39th St W Unit 1545695P Bradenton, FL	3.0	2.0	1593	$4,526	$2.84	14d	1	0.35mi
3774 59th Ave W Unit 3774 Bradenton, FL	2.0	2.0	912	$1,350	$1.48	23d	1	0.41mi
3848 59th Ave W Bradenton, FL	2.0	2.0	912	$1,395	$1.53	23d	1	0.43mi
3424 51st Avenue Cir W Bradenton, FL	2.0	2.0	1538	$2,100	$1.37	3d	1	0.43mi
3775 59th Ave W Unit 3775 Bradenton, FL	2.0	2.0	912	$3,500	$3.84	23d	1	0.43mi
3773 59th Ave W Bradenton, FL	2.0	2.0	912	$1,595	$1.75	23d	1	0.44mi
3441 51st Avenue Cir W Unit 213 Bradenton, FL	3.0	2.0	1823	$3,900	$2.14	23d	1	0.44mi
3739 59th Ave W Unit 3739 Bradenton, FL	2.0	2.0	912	$1,575	$1.73	16d	1	0.45mi
3646 59th Ave W Unit 3646 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	3d	1	0.45mi
3843 59th Ave W Bradenton, FL	2.0	2.0	912	$1,200	$1.32	23d	1	0.45mi
3851 59th Ave W Unit 3851 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	23d	1	0.46mi
3545 59th Ave W #3545 Bradenton, FL	3.0	2.0	1037	$1,600	$1.54	16d	1	0.47mi
3527 59th Ave W Unit 3527 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	23d	1	0.47mi
3533 59th Ave W Unit 3533 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	16d	1	0.48mi
3277 51st Avenue Dr W Bradenton, FL	3.0	2.0	995	$1,760	$1.77	3d	1	0.49mi
3427 59th Ave W Bradenton, FL	2.0	2.5	1330	$2,150	$1.62	16d	1	0.49mi
184 Pineneedle Dr Bradenton, FL	2.0	2.0	940	$2,100	$2.23	23d	1	0.51mi
183 Pineneedle Dr Bradenton, FL	2.0	2.0	1304	$1,800	$1.38	23d	1	0.51mi
142 Pineneedle Dr Unit 142U Bradenton, FL	2.0	2.0	1408	$2,395	$1.70	23d	1	0.51mi
146 Wild Palm Dr #146 Bradenton, FL	2.0	2.0	1500	$2,500	$1.67	23d	1	0.52mi
133 Wild Palm Dr #133 Bradenton, FL	2.0	2.0	1408	$2,350	$1.67	23d	1	0.52mi

HOA detail condo

• Monthly dues: $582 · $6,984/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $185,000 Active 138 DOM
2. 2026-06-17
   days on market $185,000 Active 137 DOM
3. 2026-06-16
   days on market $185,000 Active 136 DOM
4. 2026-06-15
   days on market $185,000 Active 135 DOM
5. 2026-06-13
   days on market $185,000 Active 133 DOM
6. 2026-06-13
   days on market $185,000 Active 132 DOM
7. 2026-06-10
   days on market $185,000 Active 130 DOM
8. 2026-06-09
   days on market $185,000 Active 129 DOM
9. 2026-06-08
   days on market $185,000 Active 128 DOM
10. 2026-06-08
    days on market $185,000 Active 127 DOM
11. 2026-06-03
    days on market $185,000 Active 123 DOM
12. 2026-06-02
    days on market $185,000 Active 122 DOM
13. 2026-06-01
    days on market $185,000 Active 121 DOM
14. 2026-05-31
    days on market $185,000 Active 120 DOM
15. 2026-03-14
    price $185,000
16. 2026-03-14
    price $169,900
17. 2026-03-14
    price $175,000
18. 2026-01-31
    listed $185,000 Active
19. 2014-12-19
    soldstatus $81,000 Sold 51-char remark

    Show marketing remark (51 chars)

    First floor unit in Phase 3. Large 2 bedroom 2 Bath

20. 2014-10-11
    historical 51-char remark

    Show marketing remark (51 chars)

    First floor unit in Phase 3. Large 2 bedroom 2 Bath

21. 2014-10-10
    listed $81,000 51-char remark

    Show marketing remark (51 chars)

    First floor unit in Phase 3. Large 2 bedroom 2 Bath

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,960
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,797
• − Management: −$2,797
• − HOA: −$6,984
• − Depreciation: −$5,382
• Taxable income: $2,937
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $4,587/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 — South Bradenton

• Score: 77/100
• State rank: #195
• US rank: #3092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Manatee County · 416,364 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 17,682
• Household income: $64,244
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 895.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Black 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 7%
• Common ancestry: Hispanic 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 15% French/Haitian/Cajun 4% 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: ▼ -162.68%
• Current HPI: 246.9247
• Rent YoY: ▼ -6.08%
• 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

+128.4% since first listed

7 events — show timeline

• 2026-03-14 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-19 Sold (MLS) $81,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-10-10 Listed $81,000 Stellar MLS as Distributed by MLS Grid