4109 12th St E · Ellenton, FL 34222

$139,500

2 bd · 1.0 ba · 800 sqft · Manufactured public records · 25 Days on market

Built 1969 3,006 sqft lot Est $110k · 26% over $50/mo HOA · 2% of rent

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Tidevue Estates a land owned 55+ community. Get ready to enjoy our Florida winter in this turn-key furnished home. Thinking about a winter get away or full time home this is home is the perfect place. Open floor plan. Solid floors have 5/8" plywood through out entire home. Kitchen has been updated with newer cabinets, ceramic tile floor and appliances. Entertain family and friends in the sun drenched 19x12 lanai. Wishing for a work shop or craft room you've got it here. Laundry room seems like its inside as it has been enclosed off of the lanai. Hardly any yard work here home has been tastefully updated with rock front yard. Freshly painted exterior. Low annually HOA of only $456. Pets are not permitted. Meet friends and make new ones for a game of pickle ball, bocce ball or shuffleboard. Join the Golf League. Take a water aerobics class in the solar heated community pool or work on your tan. Community library has free WI-FI connection. Updated fitness room. Too many activities to name you will never be board living in Tidevue. Ellenton Premium Outlet, restaurants and medical facility's just minutes away. Easy access to I-75. Explore Sarasota and visit St Armand's Circle, Selby Botanical Gardens, Van Wezel theater and Mote Marine. Not to mention our beautiful Gulf Beaches. Come Join The Tidevue Life Style Today!

Key facts

• Private backyard
• Spacious kitchen
• Extra storage shed

Tags

• MOVE IN READY
• SPACIOUS KITCHEN
• UPDATED BATHROOMS
• PRIVATE BACKYARD
• EXTRA STORAGE SHED
• OPEN FRONT PATIO

Property features AI

Finance

• Other: Furnished; Third-party listing; Directions available
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Tidevue Estates Civic Organization); Monthly HOA $50; Annual fee $600; Association approval required; Association amenities: pool, recreational facilities, fitness center, laundry, park, pickleball court(s), shuffleboard court; Community features: association recreation (owned), buyer approval required, deed restrictions, golf carts allowed, park, pool, street lights; Senior community; No pets allowed

Exterior

• Parking: 2 carport spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable connected; Underground utilities
• Home design: Residential mobile home; Double wide; One level; North-facing
• Construction: Vinyl siding with frame construction; Metal roof; Built on crawlspace
• Exterior features: Private mailbox; Rain gutters; Asphalt road access; Public maintained road

Interior

• Kitchen: Range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Crawlspace foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; 7 total rooms
• Laundry & utility: Washer included; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $981 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: schools D+, 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.
• Market conditions: 182 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• At $2,450/mo this rent would consume 46% of the median local household income ($64k/yr) (locally 313% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $964 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 + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $109k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,407 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.76% ✓
• Cap rate: 14.73%
• Cash-on-cash: 30.15%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $110,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1416 41st Ave E	0.22mi	2/2.0	800 (0%)	3mo	$160,000	$200	83
4603 10th Street Ct E	0.32mi	2/1.5	780 (-2%)	3mo	$108,000	$138	76
1532 47th Avenue Dr E	0.51mi	2/1.0	784 (-2%)	1mo	$129,900	$166	72
1204 43rd Ave E	0.13mi	2/2.0	903 (+13%)	4mo	$73,500	$81	65
1413 41st Ave E	0.22mi	1/1.0 (-1)	720 (-10%)	5mo	$68,000	$94	64

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.02×
• Total profit: $39,930
• Equity at exit: $20,800

10-year hold

• IRR: 32.6%
• Equity multiple: 3.95×
• Total profit: $115,379
• Equity at exit: $12,061

Cash invested: $39,060 (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 34222

• Home prices YoY: -26.9%
• Active inventory: 182
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,450 high
• Mortgage (P&I): −$732
• Tax from tax record: −$115 /mo · $1,375/yr
• Insurance: −$58
• HOA: −$50
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $981

Break-even live

Break-even rent $1,208

Max offer price $139,500

Occupancy floor 55%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4403 7th St E #4 Ellenton, FL	2.0	2.0	1079	$2,700	$2.50	23d	1	0.45mi
1651 36th Ave E Ellenton, FL	1.0–3.0	1.0–2.0	804	$1,397	$1.74	3d	13	0.56mi
5021 US Highway 301 N Ellenton, FL	3.0	2.5	861	$3,900	$4.53	3d	1	0.58mi
4180 Yardly Dr Palmetto, FL	1.0–3.0	1.0–2.0	1021	$2,498	$2.45	3d	15	0.62mi
5942 Factory Shops Blvd Ellenton, FL	1.0–3.0	1.0–2.0	953	$2,362	$2.48	1d	67	1.33mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: waterinternetpool

Listing history 25 events

1. 2026-06-18
   days on market $139,500 Active 25 DOM
2. 2026-06-17
   days on market $139,500 Active 24 DOM
3. 2026-06-16
   days on market $139,500 Active 23 DOM
4. 2026-06-15
   days on market $139,500 Active 22 DOM
5. 2026-06-13
   days on market $139,500 Active 20 DOM
6. 2026-06-13
   days on market $139,500 Active 19 DOM
7. 2026-06-10
   days on market $139,500 Active 17 DOM
8. 2026-06-09
   days on market $139,500 Active 16 DOM
9. 2026-06-08
   days on market $139,500 Active 15 DOM
10. 2026-06-08
    pricedays on market $139,500 Active 14 DOM
11. 2026-06-03
    days on market $142,500 Active 10 DOM
12. 2026-06-02
    days on market $142,500 Active 9 DOM
13. 2026-06-01
    days on market $142,500 Active 8 DOM
14. 2026-05-31
    days on market $142,500 Active 7 DOM
15. 2026-05-24
    listed $142,500 Active
16. 2021-07-02
    soldstatus $109,000
17. 2021-06-30
    soldstatus $109,000 Closed 1349-char remark

    Show marketing remark (1349 chars)

    Welcome to Tidevue Estates a land owned 55+ community. Get ready to enjoy our Florida winter in this turn-key furnished home. Thinking about a winter get away or full time home this is home is the perfect place. Open floor plan. Solid floors have 5/8" plywood through out entire home. Kitchen has been updated with newer cabinets, ceramic tile floor and appliances. Entertain family and friends in the sun drenched 19x12 lanai. Wishing for a work shop or craft room you've got it here. Laundry room seems like its inside as it has been enclosed off of the lanai. Hardly any yard work here home has been tastefully updated with rock front yard. Freshly painted exterior. Low annually HOA of only $456. Pets are not permitted. Meet friends and make new ones for a game of pickle ball, bocce ball or shuffleboard. Join the Golf League. Take a water aerobics class in the solar heated community pool or work on your tan. Community library has free WI-FI connection. Updated fitness room. Too many activities to name you will never be board living in Tidevue. Ellenton Premium Outlet, restaurants and medical facility's just minutes away. Easy access to I-75. Explore Sarasota and visit St Armand's Circle, Selby Botanical Gardens, Van Wezel theater and Mote Marine. Not to mention our beautiful Gulf Beaches. Come Join The Tidevue Life Style Today!

18. 2021-05-01
    status Pending 1349-char remark

    Show marketing remark (1349 chars)

    Welcome to Tidevue Estates a land owned 55+ community. Get ready to enjoy our Florida winter in this turn-key furnished home. Thinking about a winter get away or full time home this is home is the perfect place. Open floor plan. Solid floors have 5/8" plywood through out entire home. Kitchen has been updated with newer cabinets, ceramic tile floor and appliances. Entertain family and friends in the sun drenched 19x12 lanai. Wishing for a work shop or craft room you've got it here. Laundry room seems like its inside as it has been enclosed off of the lanai. Hardly any yard work here home has been tastefully updated with rock front yard. Freshly painted exterior. Low annually HOA of only $456. Pets are not permitted. Meet friends and make new ones for a game of pickle ball, bocce ball or shuffleboard. Join the Golf League. Take a water aerobics class in the solar heated community pool or work on your tan. Community library has free WI-FI connection. Updated fitness room. Too many activities to name you will never be board living in Tidevue. Ellenton Premium Outlet, restaurants and medical facility's just minutes away. Easy access to I-75. Explore Sarasota and visit St Armand's Circle, Selby Botanical Gardens, Van Wezel theater and Mote Marine. Not to mention our beautiful Gulf Beaches. Come Join The Tidevue Life Style Today!

19. 2021-01-05
    listed $124,000 Active 1349-char remark

    Show marketing remark (1349 chars)

    Welcome to Tidevue Estates a land owned 55+ community. Get ready to enjoy our Florida winter in this turn-key furnished home. Thinking about a winter get away or full time home this is home is the perfect place. Open floor plan. Solid floors have 5/8" plywood through out entire home. Kitchen has been updated with newer cabinets, ceramic tile floor and appliances. Entertain family and friends in the sun drenched 19x12 lanai. Wishing for a work shop or craft room you've got it here. Laundry room seems like its inside as it has been enclosed off of the lanai. Hardly any yard work here home has been tastefully updated with rock front yard. Freshly painted exterior. Low annually HOA of only $456. Pets are not permitted. Meet friends and make new ones for a game of pickle ball, bocce ball or shuffleboard. Join the Golf League. Take a water aerobics class in the solar heated community pool or work on your tan. Community library has free WI-FI connection. Updated fitness room. Too many activities to name you will never be board living in Tidevue. Ellenton Premium Outlet, restaurants and medical facility's just minutes away. Easy access to I-75. Explore Sarasota and visit St Armand's Circle, Selby Botanical Gardens, Van Wezel theater and Mote Marine. Not to mention our beautiful Gulf Beaches. Come Join The Tidevue Life Style Today!

20. 2009-08-03
    soldstatus $50,000 441-char remark

    Show marketing remark (441 chars)

    Tidevue Estates is a well-maintained land-owned mobile home park with lots of activities. It is close to the outlet mall, restaurants, shopping, bus line, and the interstate. This home is being sold turn-key furnished as shown. This is a great second home, with plenty of storage and a nice quest bedroom. It is turnkey furnished and ready to move into. The previous owner made many updates over the years, and the home is in good condition.

21. 2009-07-30
    soldstatus $50,000
22. 2009-04-27
    listed $60,000 441-char remark

    Show marketing remark (441 chars)

    Tidevue Estates is a well-maintained land-owned mobile home park with lots of activities. It is close to the outlet mall, restaurants, shopping, bus line, and the interstate. This home is being sold turn-key furnished as shown. This is a great second home, with plenty of storage and a nice quest bedroom. It is turnkey furnished and ready to move into. The previous owner made many updates over the years, and the home is in good condition.

23. 2004-07-26
    historical
24. 2003-01-03
    listed $42,900
25. 1986-02-01
    soldstatus $42,000

ⓘ 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: $1,375 · $115/mo
• Projected year-2 tax: $1,375 · $115/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) · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $29,402
• − Mortgage interest: −$7,814
• − Property taxes: −$1,375
• − Insurance: −$698
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$600
• − Depreciation: −$4,058
• Taxable income: $10,153
• Est. tax owed @ 24.0%: −$2,437
• After-tax cash flow: $9,340/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

• Census place: Ellenton, FL
• County: Manatee County · 416,364 people
• City population: 14,819
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 14,819
• Household income: $64,355
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 313.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 13% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Vietnamese 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: ▼ -107.75%
• Current HPI: 293.2597
• Rent YoY: —
• 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

+239.3% since first listed

11 events — show timeline

• 2026-05-24 Listed $142,500 Stellar MLS as Distributed by MLS Grid
• 2021-07-02 Sold (Public Records) $109,000 Public Records
• 2021-06-30 Sold (MLS) $109,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-05 Listed $124,000 Stellar MLS as Distributed by MLS Grid
• 2009-08-03 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2009-07-30 Sold (Public Records) $50,000 Public Records
• 2009-04-27 Listed $60,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2003-01-03 Listed $42,900 Stellar MLS as Distributed by MLS Grid
• 1986-02-01 Sold (Public Records) $42,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,375 · +0.8% YoY. Source: county tax records.