3636 59th Ave W · Bayshore Gardens, FL 34210

$111,500

2 bd · 2.0 ba · 912 sqft · Condo public records · 100 Days on market

Built 1984 $480/mo HOA · 28% 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 +19.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your aggressively priced, convenient condo retreat in the heart of West Bradenton, Mirror Lakes community. This bright and open second-floor 2-bedroom, 2-bathroom 912 square foot unit offers comfort and peace of mind. Cozy evenings by the charming fireplace, perfect for relaxing after a long day. Feel secure with hurricane rated windows installed in 2020 and a new A/C in 2022. The galley kitchen has new cabinets and granite counter tops, bar top seating at the pass through for additional dining space. For your convenience, a dedicated outside laundry closet with a washer and dryer. Mirror Lakes is a deed-restricted community with beautiful grounds and fantastic amenities, includi

Key facts

• Fitness center
• Galley kitchen
• Tennis courts

Tags

• HURRICANE RATED WINDOWS
• NEW A C
• GALLEY KITCHEN
• FITNESS CENTER
• TENNIS COURTS
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $112k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $101k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.7% in Bayshore Gardens — 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 82/100 on livability (#72 in FL, #1,180 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute C-, schools 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 (-6.1%/yr); 549 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/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 $771 of loan paydown is wiped out by about $3k 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 100 days — a 9% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $101,465 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.51% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 5.5

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: -13.9%
• Equity multiple: 0.52×
• Total profit: $-14,871
• Equity at exit: $16,625

10-year hold

• IRR: -14.6%
• Equity multiple: 0.34×
• Total profit: $-20,758
• Equity at exit: $9,640

Cash invested: $31,220 (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 34210

• Rents YoY: -6.1%
• Active inventory: 549
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$585
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$46
• HOA: −$480
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $123

Break-even live

Break-even rent $1,532

Max offer price $111,500

Occupancy floor 88%

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: $27,875
• Closing costs: $3,345
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3646 59th Ave W Unit 3646 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	3d	1	0.04mi
3739 59th Ave W Unit 3739 Bradenton, FL	2.0	2.0	912	$1,575	$1.73	16d	1	0.06mi
3527 59th Ave W Unit 3527 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	23d	1	0.06mi
3545 59th Ave W #3545 Bradenton, FL	3.0	2.0	1037	$1,600	$1.54	16d	1	0.07mi
3533 59th Ave W Unit 3533 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	16d	1	0.08mi
3774 59th Ave W Unit 3774 Bradenton, FL	2.0	2.0	912	$1,350	$1.48	23d	1	0.10mi
3773 59th Ave W Bradenton, FL	2.0	2.0	912	$1,595	$1.75	23d	1	0.11mi
3775 59th Ave W Unit 3775 Bradenton, FL	2.0	2.0	912	$3,500	$3.84	23d	1	0.11mi
3843 59th Ave W Bradenton, FL	2.0	2.0	912	$1,200	$1.32	23d	1	0.18mi
3848 59th Ave W Bradenton, FL	2.0	2.0	912	$1,395	$1.53	23d	1	0.19mi
3851 59th Ave W Unit 3851 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	23d	1	0.19mi
6050 34th St W Bradenton, FL	1.0–2.0	1.0	734	$1,610	$2.19	1d	19	0.30mi
6033 34th St W Bradenton, FL	2.0	2.0	942	$1,550	$1.64	3d	3	0.43mi
6033 34th St W Bradenton, FL	2.0	2.0	942	$1,625	$1.73	2d	2	0.43mi
6033 34th St W Bradenton, FL	2.0	2.0	996	$1,500	$1.51	23d	2	0.43mi
3604 54th Dr W Bradenton, FL	2.0	2.0	1114	$4,050	$3.64	3d	3	0.43mi
3506 54th Dr W Bradenton, FL	1.0–2.0	1.0–2.0	953	$2,800	$2.94	3d	2	0.44mi
3605 54th Dr W Bradenton, FL	2.0	2.0	1166	$3,738	$3.21	3d	2	0.45mi
3401 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1293	$3,300	$2.55	3d	3	0.48mi
6147 43rd St W Bradenton, FL	2.0	2.0	1116	$3,200	$2.87	23d	1	0.56mi
4148 53rd Ave W Unit 1210 Bradenton, FL	2.0	2.0	1071	$1,932	$1.80	3d	1	0.61mi
4148 53rd Ave W Bradenton, FL	1.0–2.0	1.0–2.0	899	$2,412	$2.68	21d	10	0.61mi
4148 53rd Ave W Bradenton, FL	1.0–3.0	1.0–2.0	989	$2,550	$2.58	1d	1	0.61mi
4148 53rd Ave W Unit 0314 Bradenton, FL	2.0	2.0	1071	$1,967	$1.84	23d	1	0.61mi
2713 60th Avenue Dr W Bradenton, FL	2.0	2.0	1076	$2,000	$1.86	23d	1	0.69mi
4510 El Conquistador Pkwy #207 Bradenton, FL	2.0	2.0	1074	$3,400	$3.17	23d	1	0.73mi
5400 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	902	$1,651	$1.83	23d	1	0.83mi
3304 McDill Rd Bradenton, FL	2.0	1.0	1044	$1,695	$1.62	11d	1	0.87mi
2423 60th Ave W Unit K29 Bradenton, FL	2.0	2.0	1026	$1,495	$1.46	23d	1	0.92mi
2547 60th Ave W Unit L-36 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	16d	1	0.92mi
5996 Hibiscus Dr #6 Bradenton, FL	2.0	1.0	865	$1,550	$1.79	16d	1	0.92mi
3278 51st Avenue Dr W Unit 1 Bradenton, FL	2.0	1.0	850	$1,600	$1.88	23d	1	0.93mi
3277 51st Avenue Dr W Bradenton, FL	3.0	2.0	995	$1,760	$1.77	3d	1	0.96mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,450	$1.84	3d	4	0.97mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,550	$1.96	19d	5	0.97mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,450	$1.84	11d	5	0.97mi
586 Lakeside Dr Unit 586 Bradenton, FL	2.0	2.0	940	$3,200	$3.40	23d	1	0.98mi
5906 Garden Ln Unit A22 Bradenton, FL	2.0	2.0	840	$1,200	$1.43	3d	1	0.98mi
6043 Coral Way Bradenton, FL	2.0	1.0	865	$1,700	$1.97	16d	1	0.99mi
184 Pineneedle Dr Bradenton, FL	2.0	2.0	940	$2,100	$2.23	23d	1	0.99mi

HOA detail condo

• Monthly dues: $480 · $5,760/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-03-23
   status Pending
2. 2026-03-09
   price $111,500
3. 2025-12-30
   status Active
4. 2025-12-22
   status Pending
5. 2025-12-05
   listed $119,995 Active
6. 2004-06-22
   soldstatus $117,000
7. 2001-06-26
   soldstatus $71,000
8. 1992-12-01
   soldstatus $43,000
9. 1992-10-23
   soldstatus $43,000

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,187 · $99/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,253
• − Mortgage interest: −$6,246
• − Property taxes: −$1,187
• − Insurance: −$558
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − HOA: −$5,760
• − Depreciation: −$3,244
• Taxable income: $18
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $1,474/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 — Bayshore Gardens

• Score: 82/100
• State rank: #72
• US rank: #1180

Category grades

Amenities B- Commute C- Cost of living A+ Crime C- Employment F 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: 33,840
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 17,682
• Household income: $64,244
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 895.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Black 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 7%
• Common ancestry: Hispanic 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 15% French/Haitian/Cajun 4% 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: ▼ -162.68%
• Current HPI: 246.9247
• Rent YoY: ▼ -6.08%
• 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

+159.3% since first listed

9 events — show timeline

• 2026-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $111,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-05 Listed $119,995 Stellar MLS as Distributed by MLS Grid
• 2004-06-22 Sold (Public Records) $117,000 Public Records
• 2001-06-26 Sold (Public Records) $71,000 Public Records
• 1992-12-01 Sold (Public Records) $43,000 Public Records
• 1992-10-23 Sold (Public Records) $43,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,187 · +4.7% YoY. Source: county tax records.