4904 61st Avenue Ter W · Bayshore Gardens, FL 34210

$319,000

3 bd · 2.0 ba · 1,839 sqft · Condo public records · 30 Days on market

Built 1989 $916/mo HOA · 24% 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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Meticulously maintained villa tucked at the end of a private cul-de-sac in the highly desirable Palm Court community. This home welcomes you with an expansive, light-filled open floor plan and tasteful finishes throughout — tile floors for easy maintenance, soaring vaulted ceilings that amplify the sense of space, and plantation shutters that add a refined, coastal-Florida touch to every room. Enter into a flexible living layout designed for comfortable daily living and effortless entertaining. To the left, a versatile den provides a private retreat or home office and is appointed with a convenient wet bar and a closet that can be easily converted to a third bedroom if desired, offeri

Key facts

• Open floor plan
• Plantation shutters
• Private cul-de-sac

Tags

• PRIVATE CUL-DE-SAC
• OPEN FLOOR PLAN
• PLANTATION SHUTTERS
• FLEXIBLE LIVING LAYOUT
• OVERSIZED LIVING ROOM
• ENCLOSED UNDER-AIR LANAI

Property features AI

Finance

• Other: Furnished; Total building area about 2,362 sq ft (living area reported separately)
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Dellcor Management; Quarterly HOA fee ($2,750) — $916.67/month equivalent; Association approval required; HOA covers cable TV, common area taxes, escrow reserves, insurance, internet, structure and grounds maintenance, management, pest control, sewer, trash and water; Community amenities include a pool and sidewalks; Pets allowed; Buyer approval required for community

Exterior

• Parking: Attached 2-car garage (20 x 22)
• Utilities: Public water; Public sewer; Cable available; High-speed internet/BB available; Electricity connected; Natural gas connected
• Home design: Residential villa; One story; North-facing
• Construction: Block and stucco construction; Concrete and tile roof; Slab foundation; Built with mature landscaping
• Exterior features: Covered rear porch; Sidewalks; Paved lot

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments
• Laundry & utility: Washer and dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $319k.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (8.0% below list).
• Meets the 1% rule at list price ($4k rent vs $319k).
• Recommended offer: $294k (8.0% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 4.7% in Bayshore Gardens — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 82/100 on livability (#72 in FL, #1,180 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute C-, employment 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: Bayshore Elementary School (math 51% / reading 36%, grade F, #1,345 of 2,144 statewide, top 64%, 701 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 68% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 52% district-wide (-20 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• 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 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $10k 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 30 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $319k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major flood risk; 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 $293,623 (8.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 7.1

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: -24.2%
• Equity multiple: 0.20×
• Total profit: $-71,243
• Equity at exit: $47,564

10-year hold

• IRR: -40.7%
• Equity multiple: -0.28×
• Total profit: $-113,895
• Equity at exit: $27,581

Cash invested: $89,320 (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: 7.1×

Monthly cashflow live

• Estimated rent: $3,759 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$392 /mo · $4,701/yr
• Insurance: −$133
• HOA: −$916
• Vacancy / Maint / Mgmt: −$789
• Net cashflow: $-144

Break-even live

Break-even rent $3,941

Max offer price $293,623

Occupancy floor 99%

Sensitivity live

Price	-10% $37	-5% $-53	+0% $-144	+5% $-234	+10% $-324
Rent	-10% $-441	-5% $-292	+0% $-144	+5% $5	+10% $153
Rate	-1.0pp $17	-0.5pp $-63	base $-144	+0.5pp $-226	+1.0pp $-310

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5508 Summit Pointe Cir #104 Bradenton, FL	3.0	3.0	2499	$3,995	$1.60	25d	1	0.31mi
5628 Summit Pointe Cir Bradenton, FL	3.0	2.0	1714	$2,500	$1.46	25d	1	0.39mi
4522 La Jolla Dr Bradenton, FL	2.0	2.0	1573	$3,100	$1.97	17d	1	0.57mi
6233 Champions Row St Bradenton, FL	4.0	3.0	2182	$6,400	$2.93	25d	1	0.59mi
6104 Champions Row St Bradenton, FL	4.0	2.5	2623	$6,500	$2.48	25d	1	0.59mi
4408 La Jolla Dr Unit 19A Bradenton, FL	3.0	3.0	2378	$3,250	$1.37	25d	1	0.64mi
6430 Sun Eagle Ln Bradenton, FL	2.0	2.0	1364	$2,448	$1.79	4d	2	0.67mi
4334 Mirabella Cir Bradenton, FL	3.0	2.0	2172	$6,500	$2.99	13d	1	0.76mi
4358 Mirabella Cir Bradenton, FL	3.0	2.0	1823	$2,950	$1.62	25d	1	0.80mi
3503 Avenida Madera Unit B Bradenton, FL	2.0	2.0	2259	$4,500	$1.99	25d	1	0.83mi
6470 Mourning Dove Dr #203 Bradenton, FL	2.0	2.0	1364	$2,495	$1.83	25d	1	0.85mi
3411 Avenida Madera Unit A Bradenton, FL	3.0	3.0	2300	$3,500	$1.52	25d	1	0.85mi
6462 Wild Oak Bay Blvd #243 Bradenton, FL	3.0	2.0	1592	$4,100	$2.58	25d	1	0.89mi
6468 Seagull Dr #316 Bradenton, FL	2.0	2.0	1314	$3,900	$2.97	25d	1	0.92mi
6472 Seagull Dr #306 Bradenton, FL	3.0	2.0	1592	$2,595	$1.63	25d	1	0.93mi
6406 Turtle Grass Dr Bradenton, FL	3.0	3.0	2448	$6,500	$2.66	25d	1	0.97mi
5522 46th Ct W Bradenton, FL	3.0	3.0	2039	$6,000	$2.94	25d	1	0.98mi
6423 Egret Ln #402 Bradenton, FL	2.0	2.0	1425	$3,150	$2.21	25d	1	1.00mi
5514 46th Ct W Bradenton, FL	3.0	3.0	2039	$6,000	$2.94	4d	1	1.01mi
5531 46th Ct W #5531 Bradenton, FL	3.0	3.0	2039	$5,900	$2.89	25d	1	1.07mi
5530 46th Ct W Bradenton, FL	3.0	3.0	2039	$5,300	$2.60	4d	1	1.07mi
3427 59th Ave W Bradenton, FL	2.0	2.5	1330	$2,150	$1.62	17d	1	1.08mi
5433 46th Ct W Bradenton, FL	3.0	3.0	2100	$5,400	$2.57	25d	1	1.09mi
5425 46th Ct W Bradenton, FL	3.0	3.0	2039	$5,000	$2.45	4d	1	1.11mi
6101 34th St W Unit 27C Bradenton, FL	3.0	2.0	1547	$2,250	$1.45	21d	1	1.12mi
6101 34th St W Bradenton, FL	2.0–3.0	2.0	1444	$2,000	$1.39	4d	2	1.14mi
3605 57th Avenue Dr W Bradenton, FL	2.0	2.0	1454	$2,100	$1.44	4d	1	1.14mi
3411 57th Avenue Dr W Bradenton, FL	3.0	2.0	1326	$2,100	$1.58	25d	1	1.21mi
4148 53rd Ave W Bradenton, FL	1.0–3.0	1.0–2.0	989	$3,650	$3.69	3d	1	1.22mi
3702 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1327	$4,900	$3.69	4d	2	1.24mi
3705 54th Dr W #201 Bradenton, FL	3.0	3.0	1650	$5,500	$3.33	17d	1	1.24mi
3705 54th Dr W #103 Bradenton, FL	3.0	3.0	1650	$4,700	$2.85	17d	1	1.24mi
3705 54th Dr W Unit N202 Bradenton, FL	4.0	4.0	2400	$7,500	$3.12	17d	1	1.24mi
6850 Foxtail Palm Way Bradenton, FL	3.0	1.0–2.0	1039	$3,356	$3.23	3d	68	1.31mi
6439 Georgia Ave Bradenton, FL	2.0	1.0	1614	$2,095	$1.30	11d	1	1.33mi
3510 54th Dr W #103 Bradenton, FL	3.0	3.0	1795	$5,500	$3.06	4d	1	1.33mi
3510 54th Dr W #101 Bradenton, FL	3.0	3.0	1795	$5,000	$2.79	4d	1	1.33mi
3510 54th Dr W #102 Bradenton, FL	3.0	3.0	1981	$5,900	$2.98	17d	1	1.33mi
3401 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1293	$4,500	$3.48	4d	3	1.37mi
5400 34th St W Bradenton, FL	2.0	2.0	1404	$2,500	$1.78	25d	3	1.44mi

HOA detail condo

• Monthly dues: $916 · $10,992/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $319,000 Active 30 DOM
2. 2026-06-17
   days on market $319,000 Active 29 DOM
3. 2026-06-16
   days on market $319,000 Active 28 DOM
4. 2026-06-15
   days on market $319,000 Active 27 DOM
5. 2026-06-13
   days on market $319,000 Active 25 DOM
6. 2026-06-13
   days on market $319,000 Active 24 DOM
7. 2026-06-10
   days on market $319,000 Active 22 DOM
8. 2026-06-09
   days on market $319,000 Active 21 DOM
9. 2026-06-08
   pricedays on market $319,000 Active 20 DOM
10. 2026-06-08
    days on market $349,000 Active 19 DOM
11. 2026-06-03
    days on market $349,000 Active 15 DOM
12. 2026-06-02
    days on market $349,000 Active 14 DOM
13. 2026-06-01
    days on market $349,000 Active 13 DOM
14. 2026-05-31
    days on market $349,000 Active 12 DOM
15. 2026-05-19
    listed $349,000 Active
16. 2010-10-12
    historical
17. 2009-11-09
    listed $125,900
18. 2001-11-19
    soldstatus $140,000

ⓘ 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: $4,701 · $392/mo
• Projected year-2 tax: $4,701 · $392/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 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,112
• − Mortgage interest: −$17,869
• − Property taxes: −$4,701
• − Insurance: −$1,595
• − Repairs & maintenance: −$3,609
• − Management: −$3,609
• − HOA: −$10,992
• − Depreciation: −$9,280
• Taxable loss: −$6,543
• Est. tax savings @ 24.0%: +$1,570
• After-tax cash flow: $-154/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 — Bayshore Gardens

• Score: 82/100
• State rank: #72
• US rank: #1180

Category grades

Amenities B- Commute C- Cost of living A+ Crime C- 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
• City population: 33,840
• 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

+149.3% since first listed

4 events — show timeline

• 2026-05-19 Listed $349,000 Stellar MLS as Distributed by MLS Grid
• 2010-10-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-11-09 Listed $125,900 Stellar MLS as Distributed by MLS Grid
• 2001-11-19 Sold (Public Records) $140,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $4,701 · -3.6% YoY. Source: county tax records.