6707 64th Ln E · Ellenton, FL 34221

$289,900

3 bd · 3.0 ba · 1,301 sqft · SingleFamily public records · 11 Days on market

Built 1993 7,667 sqft lot Est $336k · 14% under $34/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +13.6/15.0
• Cash flow +13.0/30.0
• Schools +4.4/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MORE FOR YOUR MONEY! Don't miss this lovely, freshly painted, 3 bedroom, 3 bath cutie with over 1300 square feet of living space, situated in the beautiful, well maintained community of Heather Glen. The open combination living/dining room area that isalso open to the large, eat-in kitchen, features gorgeous laminate wood flooring, and will be a great gathering space for every day family living and also perfect for entertaining guests. For the cook. . you'll love preparing meals in the roomy kitchen, accented by a neutral color ceramic tile, & new appliances, and offering plenty of cabinet & storage space. The split bedroom floor plan creates the perfect private retreat for the spacious master bedroom suite. The convenient indoor laundry room makes laundry day a breeze. A screened in lanai at the rear of this lovely home offers a place to relax and enjoy the out of doors, minus the bugs, and will be a popular spot for guests and family. The location is perfect: close to schools, premier shopping, and an easy commute either North to Tampa & St. Pete or South to Bradenton & Sarasota. This one has the 'right stuff' . . won't last long!

Key facts

• 7,667 sq ft lot
• 2 garage spots
• Built 1993

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approximately 0.18 acres); Lot has asphalt road access
• Financial info: Lease restrictions apply
• HOA & community: HOA: Heather Glen POA (annual fee $414; $34.50 monthly); Association managed by C&S Community Management Services, Inc; Deed restrictions; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence; One story; Faces East; Residential property
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built using typical residential construction materials
• Exterior features: Covered, enclosed patio; Patio

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Eat-in kitchen; Open floor plan
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-14 ($-169/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (14.9% below list).
• Recommended offer: $247k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Virgil Mills Elementary School (math 69% / reading 65%, grade B+, #450 of 2,144 statewide, top 22%, 818 students, 43% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents soft (-3.0%/yr); 1160 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 38% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $9k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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 $138k; list at $290k implies a 110% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,792 (14.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $335,658
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6201 61st Ct E	0.28mi	3/2.0	1,277 (-2%)	0mo	$290,000	$227	80
6104 65th Ct E	0.33mi	3/2.0	1,274 (-2%)	2mo	$334,000	$262	75
5806 Oak Mill Ter	0.45mi	3/2.0	1,275 (-2%)	3mo	$280,000	$220	70
6022 Oak Mill Ter	0.27mi	3/2.0	1,280 (-2%)	15mo	$290,000	$227	68
6109 61st Ct E	0.30mi	3/2.0	1,192 (-8%)	3mo	$329,775	$277	65
6405 61st Dr E	0.36mi	3/2.0	1,262 (-3%)	18mo	$380,000	$301	59
5910 Oak Mill Ter	0.37mi	3/2.0	1,456 (+12%)	2mo	$375,000	$258	57
6403 63rd Ave E	0.23mi	3/2.0	1,426 (+10%)	15mo	$370,000	$259	57
6216 65th Pl E	0.07mi	3/2.0	1,455 (+12%)	21mo	$376,000	$258	55
6605 63rd Ave E	0.27mi	3/2.0	1,443 (+11%)	14mo	$349,000	$242	54
6319 73rd Ave E	0.33mi	3/2.0	1,390 (+7%)	20mo	$320,000	$230	53
6508 61st Dr E	0.37mi	3/2.0	1,192 (-8%)	18mo	$323,000	$271	50

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: -20.0%
• Equity multiple: 0.32×
• Total profit: $-55,090
• Equity at exit: $43,225

10-year hold

• IRR: -21.1%
• Equity multiple: 0.05×
• Total profit: $-77,022
• Equity at exit: $25,065

Cash invested: $81,172 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,468 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$289 /mo · $3,464/yr
• Insurance: −$121
• HOA: −$34
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-14

Break-even live

Break-even rent $2,486

Max offer price $287,419

Occupancy floor 96%

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6109 63rd Ave E Palmetto, FL	3.0	2.0	1295	$1,960	$1.51	2d	1	0.28mi
5605 78th Ave E Palmetto, FL	3.0	2.0	1415	$2,800	$1.98	21d	1	0.72mi
5410 Badini Way Palmetto, FL	4.0	2.0	1740	$2,500	$1.44	3d	1	0.94mi
5413 Badini Way Palmetto, FL	3.0	2.0	1420	$2,550	$1.80	3d	1	0.95mi
8132 Tea Olive Ter Palmetto, FL	4.0	3.0	1698	$2,500	$1.47	24d	1	1.32mi
5029 Rocky Coast Pl Palmetto, FL	3.0	2.0	1482	$2,400	$1.62	10d	1	1.40mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 11 events

1. 2026-05-05
   status Pending
2. 2026-04-24
   listed $289,900 Active
3. 2013-08-30
   soldstatus $138,000 1175-char remark

   Show marketing remark (1175 chars)

   MORE FOR YOUR MONEY! Don't miss this lovely, freshly painted, 3 bedroom, 3 bath cutie with over 1300 square feet of living space, situated in the beautiful, well maintained community of Heather Glen. The open combination living/dining room area that isalso open to the large, eat-in kitchen, features gorgeous laminate wood flooring, and will be a great gathering space for every day family living and also perfect for entertaining guests. For the cook. . you'll love preparing meals in the roomy kitchen, accented by a neutral color ceramic tile, & new appliances, and offering plenty of cabinet & storage space. The split bedroom floor plan creates the perfect private retreat for the spacious master bedroom suite. The convenient indoor laundry room makes laundry day a breeze. A screened in lanai at the rear of this lovely home offers a place to relax and enjoy the out of doors, minus the bugs, and will be a popular spot for guests and family. The location is perfect: close to schools, premier shopping, and an easy commute either North to Tampa & St. Pete or South to Bradenton & Sarasota. This one has the 'right stuff' . . won't last long!

4. 2013-03-11
   listed $122,900 1175-char remark

   Show marketing remark (1175 chars)

   MORE FOR YOUR MONEY! Don't miss this lovely, freshly painted, 3 bedroom, 3 bath cutie with over 1300 square feet of living space, situated in the beautiful, well maintained community of Heather Glen. The open combination living/dining room area that isalso open to the large, eat-in kitchen, features gorgeous laminate wood flooring, and will be a great gathering space for every day family living and also perfect for entertaining guests. For the cook. . you'll love preparing meals in the roomy kitchen, accented by a neutral color ceramic tile, & new appliances, and offering plenty of cabinet & storage space. The split bedroom floor plan creates the perfect private retreat for the spacious master bedroom suite. The convenient indoor laundry room makes laundry day a breeze. A screened in lanai at the rear of this lovely home offers a place to relax and enjoy the out of doors, minus the bugs, and will be a popular spot for guests and family. The location is perfect: close to schools, premier shopping, and an easy commute either North to Tampa & St. Pete or South to Bradenton & Sarasota. This one has the 'right stuff' . . won't last long!

5. 2007-01-16
   soldstatus $205,000
6. 2007-01-09
   soldstatus $205,000 195-char remark

   Show marketing remark (195 chars)

   This well maintained, freshly painted 3/2 home, with 2 car garage, close to K-8 school, Golf Course and sports facility. The open floor plan makes this home spacious, light and airy. A MUST SEE!

7. 2006-10-25
   listed $214,900 195-char remark

   Show marketing remark (195 chars)

   This well maintained, freshly painted 3/2 home, with 2 car garage, close to K-8 school, Golf Course and sports facility. The open floor plan makes this home spacious, light and airy. A MUST SEE!

8. 1993-10-08
   soldstatus $20,900
9. 1993-10-08
   soldstatus $82,900
10. 1992-04-16
    soldstatus $1,400,000
11. 1991-09-16
    soldstatus $1,400,000

ⓘ 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: $3,464 · $289/mo
• Projected year-2 tax: $3,464 · $289/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 ≥107°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,615
• − Mortgage interest: −$16,239
• − Property taxes: −$3,464
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − HOA: −$408
• − Depreciation: −$8,433
• Taxable loss: −$5,117
• Est. tax savings @ 24.0%: +$1,228
• After-tax cash flow: $1,060/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

-79.3% since first listed

11 events — show timeline

• 2026-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2013-08-30 Sold (MLS) $138,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-11 Listed $122,900 Stellar MLS as Distributed by MLS Grid
• 2007-01-16 Sold (Public Records) $205,000 Public Records
• 2007-01-09 Sold (MLS) $205,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-25 Listed $214,900 Stellar MLS as Distributed by MLS Grid
• 1993-10-08 Sold (Public Records) $82,900 Public Records
• 1993-10-08 Sold (Public Records) $20,900 Public Records
• 1992-04-16 Sold (Public Records) $1,400,000 Public Records
• 1991-09-16 Sold (Public Records) $1,400,000 Public Records

Property tax history

+8.7%/yr

Latest (2024): $3,464 · +2.4% YoY. Source: county tax records.