2719 51st Ave W · South Bradenton, FL 34207

$132,500

2 bd · 1.0 ba · 896 sqft · Condo public records · 25 Days on market

Built 1972 $543/mo HOA · 30% 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 +17.4/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This nice and clean condo at Oakwood Villas is a one story end unit with 2BR/1BA and an attached carport. Kitchen appliances stay. Indoor laundry room for washing machine. Nice screened porch plus outdoor patio. Heated pool and nice recreation center. Close to all shopping and only 10 minutes from the beautiful gulf beaches. Maintenance fee $309 per month plus water. No pets allowed and no investors at this time.

Key facts

• Shuffleboard courts
• Large pool
• Spacious lanai

Tags

• UPDATED BATHROOM
• SPACIOUS LANAI
• ASSIGNED COVERED CARPORT
• LARGE POOL
• SHUFFLEBOARD COURTS
• EXCELLENT WALKABILITY

Property features AI

Finance

• Other: Unfurnished; Homestead exempt; Community requires buyer approval
• Financial info: Total monthly association fees $543 (total annual $6,516); Lease restrictions apply
• HOA & community: HOA managed by C & S Management; Monthly HOA fee of $543; HOA includes cable TV, internet, insurance, pool, clubhouse, maintenance (structure & grounds), management, pest control, private road, common area taxes, escrow reserves; Association amenities: clubhouse, laundry facilities, recreation facilities, shuffleboard court, pool; Buyer/association approval required; Deed restrictions apply; No pets allowed; No truck/RV/motorcycle parking; Irrigation with reclaimed water

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Internet available; Sewer connected; Water connected
• Home design: Residential villa; Single-story (one level); South-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of a multi-unit building
• Exterior features: Private mailbox; Rain gutters; Exterior storage

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Window treatments; Storage rooms
• Laundry & utility: Washer hookup; Dryer hookup (electric); Washer and dryer included; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $132k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $131k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.1% in South 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 77/100 on livability (#195 in FL, #3,092 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime D+, 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: Rents falling (-5.5%/yr); 361 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• At $1,838/mo this rent would consume 49% of the median local household income ($45k/yr) (locally 1474% 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 $916 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 25 days — a 2% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $42k; list at $132k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• 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 $130,512 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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 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: 1.39% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 6.0

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: -15.9%
• Equity multiple: 0.46×
• Total profit: $-20,200
• Equity at exit: $19,756

10-year hold

• IRR: -17.9%
• Equity multiple: 0.22×
• Total profit: $-29,011
• Equity at exit: $11,456

Cash invested: $37,100 (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 34207

• Rents YoY: -5.5%
• Active inventory: 361
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$695
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$55
• HOA: −$543
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $100

Break-even live

Break-even rent $1,711

Max offer price $132,500

Occupancy floor 90%

Sensitivity live

Price	-10% $175	-5% $137	+0% $100	+5% $62	+10% $25
Rent	-10% $-45	-5% $27	+0% $100	+5% $172	+10% $245
Rate	-1.0pp $167	-0.5pp $134	base $100	+0.5pp $66	+1.0pp $31

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5059 Live Oak Cir Unit 5059 Bradenton, FL	2.0	2.0	896	$1,900	$2.12	16d	1	0.03mi
5062 Live Oak Cir Unit 5026 Bradenton, FL	2.0	2.0	896	$1,545	$1.72	16d	1	0.03mi
5026 Water Oak Dr #104 Bradenton, FL	3.0	2.0	960	$2,200	$2.29	24d	1	0.07mi
2835 50th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	850	$1,610	$1.89	4d	16	0.14mi
2803 52nd Avenue Dr W Unit 2803 Bradenton, FL	2.0	1.0	750	$1,599	$2.13	24d	1	0.18mi
5027 31st St W Bradenton, FL	2.0	2.0	972	$3,600	$3.70	22d	1	0.21mi
4906 25th St W #101 Bradenton, FL	2.0	1.5	1070	$1,550	$1.45	24d	1	0.23mi
4812 27th St W Bradenton, FL	2.0	2.0	912	$1,599	$1.75	12d	1	0.24mi
4812 27th St W Unit 4812 Bradenton, FL	2.0	2.0	912	$1,545	$1.69	12d	1	0.24mi
3278 51st Avenue Dr W Unit 1 Bradenton, FL	2.0	1.0	850	$1,600	$1.88	24d	1	0.31mi
3277 51st Avenue Dr W Bradenton, FL	3.0	2.0	995	$1,760	$1.77	4d	1	0.33mi
4705 27th St W Unit A Bradenton, FL	2.0	1.0	750	$1,325	$1.77	3d	1	0.36mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,550	$1.96	20d	5	0.37mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,450	$1.84	12d	5	0.37mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,450	$1.84	4d	4	0.37mi
5001 22nd St W Unit B Bradenton, FL	2.0	1.0	729	$1,700	$2.33	16d	1	0.40mi
5400 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	902	$1,651	$1.83	24d	1	0.43mi
4906 21st St W Bradenton, FL	2.0	1.0	918	$1,700	$1.85	16d	1	0.45mi
206 Lakewood Dr Unit 206 Bradenton, FL	2.0	2.0	940	$2,700	$2.87	24d	1	0.47mi
2004 49th Ave W Unit 2002 Bradenton, FL	2.0	2.0	1021	$1,950	$1.91	24d	1	0.50mi
184 Pineneedle Dr Bradenton, FL	2.0	2.0	940	$2,100	$2.23	24d	1	0.56mi
2305 46th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	1005	$1,837	$1.83	2d	10	0.60mi
4515 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	806	$1,510	$1.87	2d	14	0.66mi
3401 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1293	$3,300	$2.55	4d	3	0.67mi
3506 54th Dr W Bradenton, FL	1.0–2.0	1.0–2.0	953	$2,800	$2.94	4d	2	0.72mi
3605 54th Dr W Bradenton, FL	2.0	2.0	1166	$3,738	$3.21	4d	2	0.73mi
3604 54th Dr W Bradenton, FL	2.0	2.0	1114	$4,050	$3.64	4d	3	0.74mi
586 Lakeside Dr Unit 586 Bradenton, FL	2.0	2.0	940	$3,200	$3.40	24d	1	0.82mi
4444 17th St W Unit B Bradenton, FL	2.0	1.0	850	$2,200	$2.59	24d	1	0.91mi
5513 18th St W Bradenton, FL	2.0	1.0	1000	$1,499	$1.50	24d	1	0.91mi
4148 53rd Ave W Bradenton, FL	1.0–3.0	1.0–2.0	989	$2,550	$2.58	2d	1	0.94mi
4148 53rd Ave W Unit 0314 Bradenton, FL	2.0	2.0	1071	$1,967	$1.84	24d	1	0.94mi
4148 53rd Ave W Unit 1210 Bradenton, FL	2.0	2.0	1071	$1,932	$1.80	4d	1	0.94mi
4148 53rd Ave W Bradenton, FL	1.0–2.0	1.0–2.0	899	$2,412	$2.68	22d	10	0.94mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	4d	1	0.96mi
3848 59th Ave W Bradenton, FL	2.0	2.0	912	$1,395	$1.53	24d	1	1.00mi
4204 Heron Way Unit B304 Bradenton, FL	2.0	1.0	912	$1,400	$1.54	4d	1	1.01mi
3851 59th Ave W Unit 3851 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	24d	1	1.02mi
3843 59th Ave W Bradenton, FL	2.0	2.0	912	$1,200	$1.32	24d	1	1.02mi
3774 59th Ave W Unit 3774 Bradenton, FL	2.0	2.0	912	$1,350	$1.48	24d	1	1.04mi

HOA detail condo

• Monthly dues: $543 · $6,516/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $132,500 Active 25 DOM
2. 2026-06-17
   days on market $132,500 Active 24 DOM
3. 2026-06-16
   days on market $132,500 Active 23 DOM
4. 2026-06-15
   days on market $132,500 Active 22 DOM
5. 2026-06-13
   days on market $132,500 Active 20 DOM
6. 2026-06-13
   days on market $132,500 Active 19 DOM
7. 2026-06-10
   days on market $132,500 Active 17 DOM
8. 2026-06-09
   days on market $132,500 Active 16 DOM
9. 2026-06-08
   days on market $132,500 Active 15 DOM
10. 2026-06-08
    days on market $132,500 Active 14 DOM
11. 2026-06-03
    days on market $132,500 Active 10 DOM
12. 2026-06-02
    days on market $132,500 Active 9 DOM
13. 2026-06-01
    days on market $132,500 Active 8 DOM
14. 2026-05-31
    days on market $132,500 Active 7 DOM
15. 2026-05-24
    listed $132,500 Active
16. 2013-12-17
    soldstatus $42,000
17. 2013-02-08
    soldstatus $34,000
18. 2013-02-06
    soldstatus $34,000 417-char remark

    Show marketing remark (417 chars)

    This nice and clean condo at Oakwood Villas is a one story end unit with 2BR/1BA and an attached carport. Kitchen appliances stay. Indoor laundry room for washing machine. Nice screened porch plus outdoor patio. Heated pool and nice recreation center. Close to all shopping and only 10 minutes from the beautiful gulf beaches. Maintenance fee $309 per month plus water. No pets allowed and no investors at this time.

19. 2012-11-20
    listed $36,900 417-char remark

    Show marketing remark (417 chars)

    This nice and clean condo at Oakwood Villas is a one story end unit with 2BR/1BA and an attached carport. Kitchen appliances stay. Indoor laundry room for washing machine. Nice screened porch plus outdoor patio. Heated pool and nice recreation center. Close to all shopping and only 10 minutes from the beautiful gulf beaches. Maintenance fee $309 per month plus water. No pets allowed and no investors at this time.

20. 1987-10-26
    soldstatus $37,500
21. 1984-08-01
    soldstatus $35,000

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$394/yr (+$33/mo · 55.9%)

ⓘ 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 1/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,051
• − Mortgage interest: −$7,422
• − Property taxes: −$705
• − Insurance: −$662
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$6,516
• − Depreciation: −$3,855
• Taxable loss: −$638
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $1,351/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 — South Bradenton

• Score: 77/100
• State rank: #195
• US rank: #3092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Bradenton, FL
• County: Manatee County · 416,364 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 34,081
• Household income: $45,010
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1474.0

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 0.57)
• Race & ethnicity: White 58% Hispanic / Latino 29% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 12% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 22% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -305.32%
• Current HPI: 369.9899
• Rent YoY: ▼ -5.50%
• 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

+278.6% since first listed

7 events — show timeline

• 2026-05-24 Listed $132,500 Stellar MLS as Distributed by MLS Grid
• 2013-12-17 Sold (Public Records) $42,000 Public Records
• 2013-02-08 Sold (Public Records) $34,000 Public Records
• 2013-02-06 Sold (MLS) $34,000 Stellar MLS as Distributed by MLS Grid
• 2012-11-20 Listed $36,900 Stellar MLS as Distributed by MLS Grid
• 1987-10-26 Sold (Public Records) $37,500 Public Records
• 1984-08-01 Sold (Public Records) $35,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $705 · +4.3% YoY. Source: county tax records.