4206 79th St W · Bradenton, FL 34209

$149,900

3 bd · 2.0 ba · 972 sqft · Condo public records · 1 Days on market

Built 1981

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome 2 bedroom 2 bath West Bradenton villa with no age restriction. Close to shopping & beaches. Credit of up to $500 towards a Home Warranty Plan (buyer's choice) may be available. Restrictions apply.

Key facts

• Near dining
• Near shopping
• Fenced backyard

Tags

• FENCED BACKYARD
• NEAR BEAUTIFUL BEACHES
• NEAR SHOPPING
• NEAR DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 11.7% 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.
• Market conditions: Rents soft (-0.3%/yr); 510 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 31% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $58k; list at $150k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $149,900

Questions for the listing agent

1. 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?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.33%
• DSCR: 1.86
• GRM: 5.8

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: 7.9%
• Equity multiple: 1.30×
• Total profit: $12,524
• Equity at exit: $22,351

10-year hold

• IRR: 14.4%
• Equity multiple: 2.01×
• Total profit: $42,197
• Equity at exit: $12,961

Cash invested: $41,972 (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 34209

• Rents YoY: -0.3%
• Active inventory: 510
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$786
• Tax from tax record: −$166 /mo · $1,997/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $676

Break-even live

Break-even rent $1,285

Max offer price $149,900

Occupancy floor 63%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4005 78th St W Bradenton, FL	3.0	2.0	1000	$1,895	$1.90	3d	1	0.14mi
4325 80th St W Bradenton, FL	3.0	1.5	1000	$2,200	$2.20	23d	1	0.14mi
4501 71st St W Bradenton, FL	1.0–2.0	1.0–2.0	850	$1,680	$1.98	1d	28	0.59mi
4512 86th Street Ct W Unit A Bradenton, FL	2.0	1.0	755	$1,500	$1.99	23d	1	0.65mi
6711 45th Ave W Unit A Bradenton, FL	2.0	2.0	1100	$1,700	$1.55	15d	1	0.72mi
2727 75th St W Bradenton, FL	1.0–2.0	1.5	835	$1,700	$2.04	3d	4	0.84mi
4161 66th Street Cir W Bradenton, FL	2.0	2.0	1044	$1,800	$1.72	15d	1	0.86mi
4209 66th Street Cir W Bradenton, FL	2.0	2.0	1044	$2,900	$2.78	23d	1	0.86mi
2724 72nd St W Unit 2010 Bradenton, FL	2.0	2.0	942	$1,950	$2.07	2d	1	0.89mi
4112 66th Street Cir W Bradenton, FL	2.0	2.0	1100	$1,960	$1.78	19d	1	0.91mi
4601 66th St W Bradenton, FL	3.0	1.0–2.0	917	$2,413	$2.63	1d	24	1.02mi
4116 62nd St W Bradenton, FL	2.0	2.0	840	$1,650	$1.96	3d	1	1.04mi
2107 Palma Sola Blvd #8 Bradenton, FL	2.0	2.0	1056	$1,850	$1.75	15d	1	1.09mi
2926 63rd St W Bradenton, FL	2.0	2.0	946	$2,100	$2.22	3d	1	1.16mi
5907 36th Ave Cir W #5907 Bradenton, FL	2.0	2.0	937	$2,800	$2.99	23d	1	1.22mi
4118 59th St W Bradenton, FL	2.0	1.0	756	$1,800	$2.38	15d	1	1.24mi
9819 Hernando Ct Unit 29-A Bradenton, FL	2.0	2.0	1078	$2,500	$2.32	23d	1	1.26mi
5909 30th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	788	$1,670	$2.12	1d	6	1.35mi
6304 Pointe West Blvd Unit A309 Bradenton, FL	2.0	2.0	1042	$1,795	$1.72	10d	1	1.42mi
5933 28th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	945	$2,013	$2.13	1d	6	1.43mi
4880 51st St W Bradenton, FL	1.0–4.0	1.0–3.0	1019	$1,759	$1.73	3d	11	1.45mi
6415 21st Ave W Bradenton, FL	1.0–2.0	1.0–2.0	1150	$1,896	$1.65	3d	5	1.45mi
4850 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	800	$1,750	$2.19	3d	2	1.50mi
4850 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	800	$1,750	$2.19	14d	3	1.50mi

HOA detail condo

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

Listing history 11 events

1. 2026-05-26
   listed $149,900 Active
2. 2015-03-04
   soldstatus $58,000
3. 2013-07-23
   soldstatus $24,300
4. 2013-04-22
   soldstatus $43,500 211-char remark

   Show marketing remark (211 chars)

   Awesome 2 bedroom 2 bath West Bradenton villa with no age restriction. Close to shopping & beaches. Credit of up to $500 towards a Home Warranty Plan (buyer's choice) may be available. Restrictions apply.

5. 2013-03-07
   listed $49,900 211-char remark

   Show marketing remark (211 chars)

   Awesome 2 bedroom 2 bath West Bradenton villa with no age restriction. Close to shopping & beaches. Credit of up to $500 towards a Home Warranty Plan (buyer's choice) may be available. Restrictions apply.

6. 2005-06-21
   listed $137,000
7. 2003-12-01
   soldstatus $79,900
8. 2003-01-27
   soldstatus $69,500
9. 1999-07-21
   soldstatus $44,500
10. 1995-11-03
    soldstatus $40,000
11. 1985-06-01
    soldstatus $39,000

ⓘ 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: $1,997 · $166/mo
• Projected year-2 tax: $1,997 · $166/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 5/10 Major FEMA zone X (unshaded) · 42% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $25,688
• − Mortgage interest: −$8,397
• − Property taxes: −$1,997
• − Insurance: −$750
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$4,361
• Taxable income: $6,075
• Est. tax owed @ 24.0%: −$1,458
• After-tax cash flow: $6,657/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: 227,091
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 33,224
• Household income: $81,728
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 1126.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 6% Russian/Polish/Slavic 1% 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: ▼ -360.34%
• Current HPI: 320.0061
• Rent YoY: ▼ -0.30%
• 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

+284.4% since first listed

11 events — show timeline

• 2026-05-26 Listed $149,900 FSBO.com
• 2015-03-04 Sold (Public Records) $58,000 Public Records
• 2013-07-23 Sold (Public Records) $24,300 Public Records
• 2013-04-22 Sold (MLS) $43,500 Stellar MLS as Distributed by MLS Grid
• 2013-03-07 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-21 Listed $137,000 Stellar MLS as Distributed by MLS Grid
• 2003-12-01 Sold (Public Records) $79,900 Public Records
• 2003-01-27 Sold (Public Records) $69,500 Public Records
• 1999-07-21 Sold (Public Records) $44,500 Public Records
• 1995-11-03 Sold (Public Records) $40,000 Public Records
• 1985-06-01 Sold (Public Records) $39,000 Public Records

Property tax history

+21.8%/yr

Latest (2025): $1,997 · +4.4% YoY. Source: county tax records.