6710 36th Ave E #181 · Ellenton, FL 34221

$129,000

2 bd · 1.0 ba · 878 sqft · Manufactured public records · 66 Days on market

Built 1981 4,008 sqft lot Est $140k · 8% under $216/mo HOA · 11% of rent

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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
• ARV discount +11.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy to maintain waterfront cottage. Lots of natural light to keep you energized throughout the day. Large deck overlooking Lake Henry in the backyard allows gorgeous breezes and viewing of Florida wildlife. Remodeled interior makes this gem move in ready, with pick and choose options of furnishings in the home. Purchasing a Shadow Brook home allows you to own the home as well as the land, meaning no lot fees. Close to beaches on Anna Maria and shopping at the Ellenton Outlet Mall.

Key facts

• Enclosed porch
• New roof installed
• Backs up to a lake

Tags

• BACKS UP TO A LAKE
• ENCLOSED PORCH
• NEW ROOF INSTALLED
• TRANSFERABLE WARRANTY
• SHED WITH STORAGE SPACE
• HEATED POOL

Property features AI

Finance

• Other: Partially furnished; Directions: 69th St to entrance 4 Shadow Brook 43rd Ave. House will be on the left past 66th St.
• Financial info: Quarterly condo/association fees (approx. $650 quarterly; $217 monthly equivalent; total monthly fees listed as $216.67; total annual fees listed as $2,600); Lease restrictions apply
• HOA & community: Association managed by Newby management George Pebbles; Association amenities include pool and cable TV; Community features: clubhouse, association-owned recreation, pool, deed restrictions, street lights; Association approval required for buyers; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available; High-speed internet available; Fire hydrant on site
• Home design: Residential manufactured home (double wide); One level; Faces east; Homesteaded
• Construction: Metal frame with vinyl siding; Membrane roof; Crawlspace foundation; Built as double wide manufactured home
• Exterior features: Enclosed patio/porch; Exterior lighting; Sliding doors; Storage; Trees/landscaped lot; Asphalt road access; Lakefront on Lake Henry with water view (180 feet of waterfront)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open living/dining area (living room/dining room combo); Blinds
• Laundry & utility: Washer; Dryer; Laundry - other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.5% in Ellenton — 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 76/100 on livability (#232 in FL, #3,666 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, 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.
• Zoned schools: James Tillman Elementary Magnet School (math 65% / reading 34%, grade D, #1,088 of 2,144 statewide, top 53%, 520 students, 74% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 52% district-wide (-13 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-3.0%/yr); 1160 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $892 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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $84k; list at $129k implies a 54% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
6. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.42%
• DSCR: 1.73
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $140,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6710 36th Ave E #98	0.00mi	2/2.0	864 (-2%)	2mo	$86,000	$100	92
6710 36th Ave E #349	0.00mi	2/2.0	936 (+7%)	11mo	$122,000	$130	76
6710 36th Ave E #388	0.00mi	2/1.5	800 (-9%)	13mo	$143,000	$179	72
6710 36th Ave E #350	0.00mi	2/2.0	1,000 (+14%)	5mo	$160,000	$160	68

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: 3.8%
• Equity multiple: 1.14×
• Total profit: $5,067
• Equity at exit: $19,234

10-year hold

• IRR: 9.9%
• Equity multiple: 1.66×
• Total profit: $23,673
• Equity at exit: $11,154

Cash invested: $36,120 (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 34221

• Rents YoY: -3.0%
• Active inventory: 1160
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,917 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$54
• HOA: −$216
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $494

Break-even live

Break-even rent $1,292

Max offer price $129,000

Occupancy floor 69%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9940 Mahaffey DR Palmetto, FL	1.0–3.0	1.0–3.0	1106	$1,700	$1.54	23d	1	0.88mi
6045 Bird Key Pl Palmetto, FL	1.0–3.0	1.0–2.0	986	$2,005	$2.03	3d	220	0.88mi
3037 88th Street Cir E Palmetto, FL	2.0	2.0	672	$1,500	$2.23	23d	1	1.45mi

HOA detail

• Monthly dues: $216 · $2,592/yr
• Likely covers: water

Listing history 30 events

1. 2026-06-13
   statusdays on market $129,000 Pending 66 DOM
2. 2026-06-10
   days on market $129,000 Active 65 DOM
3. 2026-06-09
   days on market $129,000 Active 64 DOM
4. 2026-06-08
   days on market $129,000 Active 63 DOM
5. 2026-06-08
   days on market $129,000 Active 62 DOM
6. 2026-06-03
   days on market $129,000 Active 58 DOM
7. 2026-06-02
   pricedays on market $129,000 Active 57 DOM
8. 2026-06-01
   days on market $134,000 Active 56 DOM
9. 2026-05-31
   days on market $134,000 Active 55 DOM
10. 2026-04-06
    listed $134,000 Active
11. 2018-10-25
    soldstatus $84,000 Sold 486-char remark

    Show marketing remark (486 chars)

    Easy to maintain waterfront cottage. Lots of natural light to keep you energized throughout the day. Large deck overlooking Lake Henry in the backyard allows gorgeous breezes and viewing of Florida wildlife. Remodeled interior makes this gem move in ready, with pick and choose options of furnishings in the home. Purchasing a Shadow Brook home allows you to own the home as well as the land, meaning no lot fees. Close to beaches on Anna Maria and shopping at the Ellenton Outlet Mall.

12. 2018-10-24
    soldstatus $84,000
13. 2018-09-10
    status Pending 486-char remark

    Show marketing remark (486 chars)

    Easy to maintain waterfront cottage. Lots of natural light to keep you energized throughout the day. Large deck overlooking Lake Henry in the backyard allows gorgeous breezes and viewing of Florida wildlife. Remodeled interior makes this gem move in ready, with pick and choose options of furnishings in the home. Purchasing a Shadow Brook home allows you to own the home as well as the land, meaning no lot fees. Close to beaches on Anna Maria and shopping at the Ellenton Outlet Mall.

14. 2018-08-28
    price $84,000 486-char remark

    Show marketing remark (486 chars)

    Easy to maintain waterfront cottage. Lots of natural light to keep you energized throughout the day. Large deck overlooking Lake Henry in the backyard allows gorgeous breezes and viewing of Florida wildlife. Remodeled interior makes this gem move in ready, with pick and choose options of furnishings in the home. Purchasing a Shadow Brook home allows you to own the home as well as the land, meaning no lot fees. Close to beaches on Anna Maria and shopping at the Ellenton Outlet Mall.

15. 2018-08-10
    price $89,500 486-char remark

    Show marketing remark (486 chars)

    Easy to maintain waterfront cottage. Lots of natural light to keep you energized throughout the day. Large deck overlooking Lake Henry in the backyard allows gorgeous breezes and viewing of Florida wildlife. Remodeled interior makes this gem move in ready, with pick and choose options of furnishings in the home. Purchasing a Shadow Brook home allows you to own the home as well as the land, meaning no lot fees. Close to beaches on Anna Maria and shopping at the Ellenton Outlet Mall.

16. 2018-08-04
    listed $97,000 Active 486-char remark

    Show marketing remark (486 chars)

    Easy to maintain waterfront cottage. Lots of natural light to keep you energized throughout the day. Large deck overlooking Lake Henry in the backyard allows gorgeous breezes and viewing of Florida wildlife. Remodeled interior makes this gem move in ready, with pick and choose options of furnishings in the home. Purchasing a Shadow Brook home allows you to own the home as well as the land, meaning no lot fees. Close to beaches on Anna Maria and shopping at the Ellenton Outlet Mall.

17. 2017-04-24
    soldstatus $56,000
18. 2017-04-24
    soldstatus $56,100
19. 2017-04-24
    soldstatus $56,000
20. 2017-04-24
    soldstatus $56,000
21. 2017-04-24
    soldstatus $56,000
22. 2017-04-24
    soldstatus $56,000
23. 2017-04-24
    soldstatus $56,000
24. 2017-04-12
    soldstatus $56,000 Sold 277-char remark

    Show marketing remark (277 chars)

    W O W !!! Outstanding Water Views. Quick access to I-75, I-275, & US RT 301. Community has lovely pool and shuffleboard area with lovely clubhouse. Fees ultra low. Many amenities. Priced to sell at $67,500 well below fair market value. Call for appointment today. .. ..

25. 2017-02-24
    status Pending 277-char remark

    Show marketing remark (277 chars)

    W O W !!! Outstanding Water Views. Quick access to I-75, I-275, & US RT 301. Community has lovely pool and shuffleboard area with lovely clubhouse. Fees ultra low. Many amenities. Priced to sell at $67,500 well below fair market value. Call for appointment today. .. ..

26. 2016-09-02
    price $66,000 277-char remark

    Show marketing remark (277 chars)

    W O W !!! Outstanding Water Views. Quick access to I-75, I-275, & US RT 301. Community has lovely pool and shuffleboard area with lovely clubhouse. Fees ultra low. Many amenities. Priced to sell at $67,500 well below fair market value. Call for appointment today. .. ..

27. 2016-06-30
    listed $67,500 Active 277-char remark

    Show marketing remark (277 chars)

    W O W !!! Outstanding Water Views. Quick access to I-75, I-275, & US RT 301. Community has lovely pool and shuffleboard area with lovely clubhouse. Fees ultra low. Many amenities. Priced to sell at $67,500 well below fair market value. Call for appointment today. .. ..

28. 2002-05-06
    soldstatus $59,000
29. 1994-10-27
    soldstatus $49,500
30. 1985-03-01
    soldstatus $36,000

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$179/yr (+$15/mo · 20.1%)

ⓘ 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 · 29 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: $23,010
• − Mortgage interest: −$7,226
• − Property taxes: −$891
• − Insurance: −$645
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − HOA: −$2,592
• − Depreciation: −$3,753
• Taxable income: $4,221
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $4,918/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 — Ellenton

• Score: 76/100
• State rank: #232
• US rank: #3666

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C+ 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: 14,819
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 56,208
• Household income: $77,712
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 1193.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 22% Black 14% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -383.53%
• Current HPI: 302.1458
• Rent YoY: ▼ -2.98%
• 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

+272.2% since first listed

21 events — show timeline

• 2026-04-06 Listed $134,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-25 Sold (MLS) $84,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-24 Sold (Public Records) $84,000 Public Records
• 2018-09-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-08-28 Price Changed $84,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-10 Price Changed $89,500 Stellar MLS as Distributed by MLS Grid
• 2018-08-04 Listed $97,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-24 Sold (Public Records) $56,000 Public Records
• 2017-04-24 Sold (Public Records) $56,000 Public Records
• 2017-04-24 Sold (Public Records) $56,000 Public Records
• 2017-04-24 Sold (Public Records) $56,000 Public Records
• 2017-04-24 Sold (Public Records) $56,000 Public Records
• 2017-04-24 Sold (Public Records) $56,100 Public Records
• 2017-04-24 Sold (Public Records) $56,000 Public Records
• 2017-04-12 Sold (MLS) $56,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-09-02 Price Changed $66,000 Stellar MLS as Distributed by MLS Grid
• 2016-06-30 Listed $67,500 Stellar MLS as Distributed by MLS Grid
• 2002-05-06 Sold (Public Records) $59,000 Public Records
• 1994-10-27 Sold (Public Records) $49,500 Public Records
• 1985-03-01 Sold (Public Records) $36,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $891 · +7.2% YoY. Source: county tax records.