4821 Charles Partin Dr · Bradenton, FL 34219

$280,000

2 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 142 Days on market

Built 2011 3,145 sqft lot Est $288k · at est. $117/mo HOA · 4% 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 +17.1/30.0
• ARV discount +8.7/15.0
• DSCR +5.3/10.0
• 1% rule +4.7/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Call for specials on this adorable Key West style bungalow! Nice upgrades, maint. free yard, cozy floorplan, walk to pool and fitness. Beautiful gated neighborhood in a park like setting.

Key facts

• Gated community
• Scenic trails
• Clubhouse

Tags

• GATED COMMUNITY
• SCENIC TRAILS
• RELAXING HOT TUB
• EQUIPPED FITNESS CENTER
• CLUBHOUSE
• BASKETBALL COURT

Property features AI

Finance

• Other: CDD present; Homestead exemption present; Lease restrictions apply
• HOA & community: HOA required (monthly HOA $117; association fee $351 quarterly); Association includes common area taxes, pool, recreational facilities; Community clubhouse, pool, fitness center, playground, dog park, community mailbox, sidewalks; Deed restrictions; golf carts allowed; no truck/RV/motorcycle parking; Pets allowed

Exterior

• Parking: Attached garage; 2 garage spaces; Alley access
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Faces east
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built with conventional construction materials
• Exterior features: Hurricane shutters; Other exterior features; Asphalt-paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen and family room combined; Living and dining areas combined; Thermostat; Tray ceiling; Vaulted ceiling; Walk-in closet
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/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 $271k (3.0% below list).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• Zoned schools: Annie Lucy Williams Elementary School (math 80% / reading 73%, grade A, #185 of 2,144 statewide, top 9%, 798 students, 31% FRL); Parrish Community High School (math 47% / reading 57%, grade D+, #160 of 667 statewide, top 25%, 2,017 students, 32% FRL) — zoned schools average 32% FRL vs 51% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 52% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Manatee average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $8k 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 142 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; list at $280k implies a 126% 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 $246,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.97% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $288,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4912 Forest Creek Trl	0.03mi	2/2.0	1,200 (0%)	6mo	$277,500	$231	93
4739 Charles Partin Dr	0.06mi	2/2.0	1,200 (0%)	17mo	$310,000	$258	83
4907 Charles Partin Dr	0.02mi	2/2.0	1,200 (0%)	22mo	$294,000	$245	81
5002 Forest Creek Trl	0.07mi	2/2.0	1,200 (0%)	21mo	$288,000	$240	79
11813 Crawford Parrish Ln	0.14mi	2/2.0	1,299 (+8%)	9mo	$294,000	$226	72
11843 Fennemore Way	0.18mi	2/2.0	1,293 (+8%)	13mo	$285,000	$220	68
11808 Dunster Ln	0.53mi	3/2.0 (+1)	1,177 (-2%)	4mo	$295,000	$251	63
11808 Crawford Parrish Ln	0.15mi	3/2.0 (+1)	1,311 (+9%)	15mo	$350,000	$267	60
11763 Shirburn Cir	0.41mi	3/2.0 (+1)	1,125 (-6%)	16mo	$302,000	$268	52
4330 Kingsfield Dr	0.53mi	3/2.0 (+1)	1,350 (+12%)	5mo	$310,000	$230	46
11761 Shirburn Cir	0.41mi	3/2.0 (+1)	1,376 (+15%)	16mo	$255,000	$185	38
12009 Larson Ln	0.60mi	3/2.0 (+1)	1,355 (+13%)	23mo	$315,000	$232	26

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: -15.1%
• Equity multiple: 0.48×
• Total profit: $-40,961
• Equity at exit: $41,749

10-year hold

• IRR: -12.6%
• Equity multiple: 0.36×
• Total profit: $-50,348
• Equity at exit: $24,209

Cash invested: $78,400 (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 34219

• Home prices YoY: -23.7%
• Rents YoY: -0.9%
• Active inventory: 2170
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,715 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$249 /mo · $2,992/yr
• Insurance: −$117
• HOA: −$117
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $193

Break-even live

Break-even rent $2,470

Max offer price $280,000

Occupancy floor 88%

Sensitivity live

Price	-10% $352	-5% $273	+0% $193	+5% $114	+10% $35
Rent	-10% $-21	-5% $86	+0% $193	+5% $301	+10% $408
Rate	-1.0pp $334	-0.5pp $265	base $193	+0.5pp $121	+1.0pp $47

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11835 Crawford Parrish Ln Parrish, FL	2.0	2.0	1156	$2,800	$2.42	24d	1	0.16mi
10610 Eddy Cir Parrish, FL	1.0–3.0	1.0–2.0	1082	$2,095	$1.94	3d	89	1.32mi
10508 55th Ct E Parrish, FL	3.0	2.0	1447	$3,000	$2.07	24d	1	1.40mi

HOA detail

• Monthly dues: $117 · $1,404/yr
• Likely covers: poolsecurity

Listing history 5 events

1. 2026-04-14
   price $280,000
2. 2026-02-25
   price $291,000
3. 2026-01-07
   listed $295,000 Active
4. 2011-12-19
   soldstatus $123,769 188-char remark

   Show marketing remark (188 chars)

   Call for specials on this adorable Key West style bungalow! Nice upgrades, maint. free yard, cozy floorplan, walk to pool and fitness. Beautiful gated neighborhood in a park like setting.

5. 2011-08-31
   listed $129,769 188-char remark

   Show marketing remark (188 chars)

   Call for specials on this adorable Key West style bungalow! Nice upgrades, maint. free yard, cozy floorplan, walk to pool and fitness. Beautiful gated neighborhood in a park like setting.

ⓘ 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: $2,992 · $249/mo
• Projected year-2 tax: $2,992 · $249/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 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,578
• − Mortgage interest: −$15,684
• − Property taxes: −$2,992
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,606
• − Management: −$2,606
• − HOA: −$1,404
• − Depreciation: −$8,145
• Taxable loss: −$2,260
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $2,863/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

• County: Manatee County · 416,364 people
• City population: 33,319
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 33,296
• Household income: $113,773
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 219.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 4% Hispanic 2% Russian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -84.45%
• Current HPI: 271.7131
• Rent YoY: ▼ -0.95%
• 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

+115.8% since first listed

5 events — show timeline

• 2026-04-14 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $291,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 2011-12-19 Sold (MLS) $123,769 Stellar MLS as Distributed by MLS Grid
• 2011-08-31 Listed $129,769 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $2,992 · +3.1% YoY. Source: county tax records.