1801 Gulf Dr N · Bradenton Beach, FL 34217

$530,000

2 bd · 2.0 ba · 1,280 sqft · Condo · 181 Days on market

Built 1978 ↓ 8% since listing

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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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Steps from private beach access, enjoy the islands largest heated saltwater pool, tennis/pickleball, bocce, shuffleboard, gym, and fishing pier. Relax on the screened terrace with peaceful lagoon views or stream your favorites on smart TVs, comfort, charm, and island fun all in one. The 2 bedroom, 2 bath condo is on the ground floor and comes fully furnished. Enjoy as beach getaway, fulltime home, or enjoy part-time and use as a rental income property!

Key facts

• Fishing pier
• Tennis pickleball
• Private beach access

Tags

• PRIVATE BEACH ACCESS
• HEATED SALTWATER POOL
• TENNIS PICKLEBALL
• BOCCE
• SHUFFLEBOARD
• FISHING PIER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $530k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $517k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $507k (4.4% below list).
• Recommended offer: $466k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 0.7% in Bradenton Beach — 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 67/100 on livability (#568 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-, housing A-; Watch: schools D, amenities F, cost of living D-.
• 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: 325 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4k of loan paydown is wiped out by about $16k 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 181 days — a 12% lower offer ($466k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $466,400 (12.0% 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. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.96% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-91,100
• Equity at exit: $79,025

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-85,108
• Equity at exit: $45,825

Cash invested: $148,400 (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 34217

• Active inventory: 325
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $5,066 high
• Mortgage (P&I): −$2,779
• Tax est. 1.5%: −$662 /mo · $7,950/yr
• Insurance: −$221
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,064
• Net cashflow: $-87

Break-even live

Break-even rent $5,176

Max offer price $517,376

Occupancy floor 97%

Sensitivity live

Price	-10% $279	-5% $96	+0% $-87	+5% $-270	+10% $-454
Rent	-10% $-487	-5% $-287	+0% $-87	+5% $113	+10% $313
Rate	-1.0pp $180	-0.5pp $48	base $-87	+0.5pp $-225	+1.0pp $-364

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: $132,500
• Closing costs: $15,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2511 Avenue C Unit W Bradenton Beach, FL	2.0	2.0	1511	$6,500	$4.30	24d	1	0.51mi
4333 Saltwater Pearl Way Cortez, FL	3.0	2.5	1678	$7,000	$4.17	22d	1	0.88mi
4337 Saltwater Pearl Way Cortez, FL	3.0	2.5	1678	$4,200	$2.50	24d	1	0.88mi
4325 Marina View Way Cortez, FL	3.0	2.5	1678	$8,000	$4.77	24d	1	0.95mi
3006 Gulf Dr Unit 1363942P Holmes Beach, FL	3.0	2.0	1076	$5,802	$5.39	17d	1	1.01mi
1397 Perico Point Cir Unit 1397 Bradenton, FL	2.0	2.0	1866	$4,500	$2.41	24d	1	1.18mi
12112 44th Ave W Unit 1545997P Cortez, FL	2.0	2.0	1216	$1,613	$1.33	15d	1	1.20mi
1318 Perico Point Cir Bradenton, FL	2.0	2.0	1272	$5,500	$4.32	24d	1	1.23mi
3607 E Bay Dr #206 Holmes Beach, FL	2.0	2.0	980	$2,695	$2.75	12d	1	1.33mi
731 Manatee Ave Unit 731 Holmes Beach, FL	2.0	2.0	1479	$2,300	$1.56	24d	1	1.45mi
1155 Edgewater Cir #28 Bradenton, FL	2.0	2.0	1486	$2,500	$1.68	24d	1	1.45mi
1233 Spoonbill Landings Cir Unit NA Bradenton, FL	2.0	2.0	1272	$2,500	$1.97	17d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-03
   days on market $530,000 Active 181 DOM
2. 2026-06-02
   days on market $530,000 Active 180 DOM
3. 2026-06-01
   days on market $530,000 Active 179 DOM
4. 2026-05-31
   days on market $530,000 Active 178 DOM
5. 2026-01-16
   price $530,000
6. 2025-12-04
   listed $575,000 Active

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $60,790
• − Mortgage interest: −$29,688
• − Property taxes: −$7,950
• − Insurance: −$7,768
• − Repairs & maintenance: −$4,863
• − Management: −$4,863
• − Depreciation: −$15,418
• Taxable loss: −$9,761
• Est. tax savings @ 24.0%: +$2,343
• After-tax cash flow: $1,296/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 Beach

• Score: 67/100
• State rank: #568
• US rank: #10848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bradenton Beach, FL
• Population (ZIP): 3,774

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 6% Lithuanian 3% Portuguese 3%
• Foreign-born: 11% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% 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: ▼ -532.53%
• Current HPI: 377.6715
• Rent YoY: —
• Metro: —
• 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

-7.8% since first listed

2 events — show timeline

• 2026-01-16 Price Changed $530,000 ForSaleByOwner.com
• 2025-12-04 Listed $575,000 ForSaleByOwner.com