6710 36th Ave E #268 · Ellenton, FL 34221

$165,000

2 bd · 2.0 ba · 1,144 sqft · Manufactured public records · 38 Days on market

Built 1987 4,400 sqft lot Est $153k · 8% over $216/mo HOA · 10% of rent

---

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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +8.0/10.0
• Schools +4.4/10.0
• ARV discount +4.1/15.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy Florida living in the desirable Shadow Brook Mobile Home Park! This well-maintained 2-bedroom, 2-bath home offers comfortable and affordable living in a rare all-ages, land-owned community. Inside, you’ll find a spacious layout plus an enclosed Florida room — the perfect space for relaxing, entertaining guests, or enjoying your morning coffee year-round. Bring your imagination and make this property your own! Residents of Shadow Brook enjoy a variety of community amenities including a sparkling pool, clubhouse, and shuffleboard courts, creating an active and friendly neighborhood atmosphere. Quarterly HOA dues of just $650 include water, sewer, trash, and basi

Key facts

• Shuffleboard courts
• Clubhouse
• 4,400 sq ft lot

Tags

• ENCLOSED FLORIDA ROOM
• CLUBHOUSE
• SHUFFLEBOARD COURTS
• EASY ACCESS TO NEARBY BEACHES

Property features AI

Finance

• Other: Homestead exemption claimed; Planned unit development; Total acreage: less than 1/4 acre
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (newby management) — monthly HOA $216.67 (quarterly $650); Association fee includes common area taxes, escrow reserves fund, and management; Association approval required; Community amenities: clubhouse, park, association-owned recreation, deed restrictions, buyer approval required; Pets allowed: cats and dogs

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Cable connected; Underground utilities
• Home design: Residential modular home; One story; Faces south; Entry level: One
• Construction: Vinyl siding with frame construction; Membrane and metal roof; Crawlspace foundation; Built in 1 story (single level)
• Exterior features: Rain gutters; Exterior storage

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Cathedral ceilings; Ceiling fans; Dry bar; Open floor plan; Blinds on windows
• Laundry & utility: Laundry room; Inside utility; Storage rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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); Buffalo Creek Middle School (math 59% / reading 51%, grade B-, #180 of 571 statewide, top 32%, 1,127 students, 44% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL).
• Market conditions: Rents soft (-3.0%/yr); 1170 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 33% 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 $1k of loan paydown is wiped out by about $5k 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 38 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $165k implies a 184% 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 $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.30% ✓
• Cap rate: 9.93%
• Cash-on-cash: 13.00%
• DSCR: 1.58
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $153,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6710 36th Ave E #104	0.00mi	2/2.0	1,108 (-3%)	1mo	$144,500	$130	94
6710 36th Ave E #37	0.00mi	2/2.0	1,152 (+1%)	7mo	$125,000	$109	93
6710 36th Ave E #323	0.00mi	2/2.0	1,152 (+1%)	10mo	$165,000	$143	90
6710 36th Ave E #106	0.00mi	2/2.0	1,056 (-8%)	0mo	$141,250	$134	87
6710 36 Ave #277	0.00mi	2/2.0	1,056 (-8%)	6mo	$117,000	$111	82
6710 36th Ave E #222	0.00mi	2/2.0	1,211 (+6%)	10mo	$148,000	$122	82
6710 36th Ave E #392	0.00mi	2/2.0	1,056 (-8%)	8mo	$190,000	$180	81
6710 36th Ave E #59	0.00mi	2/2.0	1,056 (-8%)	8mo	$144,000	$136	81
6710 36th Ave E #241	0.00mi	2/2.0	1,280 (+12%)	3mo	$120,000	$94	78
6710 36th Ave E #352	0.00mi	3/2.0 (+1)	1,215 (+6%)	12mo	$170,000	$140	75
6710 36th Ave E #350	0.00mi	2/2.0	1,000 (-13%)	6mo	$160,000	$160	74
6710 36th Ave E #269	0.00mi	2/2.0	1,292 (+13%)	8mo	$75,000	$58	72

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,084
• Equity at exit: $24,602

10-year hold

• IRR: 5.5%
• Equity multiple: 1.35×
• Total profit: $16,042
• Equity at exit: $14,266

Cash invested: $46,200 (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: 1170
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,150 high
• Mortgage (P&I): −$865
• Tax from tax record: −$48 /mo · $570/yr
• Insurance: −$69
• HOA: −$216
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $501

Break-even live

Break-even rent $1,516

Max offer price $165,000

Occupancy floor 72%

Sensitivity live

Price	-10% $594	-5% $547	+0% $501	+5% $454	+10% $407
Rent	-10% $331	-5% $416	+0% $501	+5% $586	+10% $670
Rate	-1.0pp $584	-0.5pp $543	base $501	+0.5pp $458	+1.0pp $414

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6010 33rd Dr E Palmetto, FL	3.0	2.0	1287	$2,115	$1.64	5d	1	0.41mi
3303 54th St E Palmetto, FL	3.0	2.0	1285	$2,000	$1.56	5d	1	0.78mi
9940 Mahaffey DR Palmetto, FL	1.0–3.0	1.0–3.0	1106	$1,700	$1.54	25d	1	0.88mi
6045 Bird Key Pl Palmetto, FL	1.0–3.0	1.0–2.0	986	$1,990	$2.02	0d	218	0.88mi
5029 Rocky Coast Pl Palmetto, FL	3.0	2.0	1482	$2,400	$1.62	12d	1	1.06mi
4117 84th Ct E Palmetto, FL	3.0	2.0	1448	$2,466	$1.70	23d	1	1.19mi
5413 Badini Way Palmetto, FL	3.0	2.0	1420	$2,550	$1.80	5d	1	1.33mi

HOA detail

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

Listing history 19 events

1. 2026-06-22
   days on market $165,000 Active 38 DOM
2. 2026-06-18
   days on market $165,000 Active 35 DOM
3. 2026-06-17
   days on market $165,000 Active 34 DOM
4. 2026-06-16
   days on market $165,000 Active 33 DOM
5. 2026-06-15
   days on market $165,000 Active 32 DOM
6. 2026-06-13
   days on market $165,000 Active 30 DOM
7. 2026-06-13
   days on market $165,000 Active 29 DOM
8. 2026-06-10
   days on market $165,000 Active 27 DOM
9. 2026-06-09
   days on market $165,000 Active 26 DOM
10. 2026-06-08
    days on market $165,000 Active 25 DOM
11. 2026-06-08
    pricedays on market $165,000 Active 24 DOM
12. 2026-06-03
    days on market $169,900 Active 20 DOM
13. 2026-06-02
    days on market $169,900 Active 19 DOM
14. 2026-06-01
    days on market $169,900 Active 18 DOM
15. 2026-05-31
    days on market $169,900 Active 17 DOM
16. 2026-05-14
    listed $169,900 Active
17. 1998-07-20
    soldstatus $58,000
18. 1987-06-16
    soldstatus $11,800
19. 1987-01-01
    soldstatus $59,000

ⓘ 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: $570 · $48/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$799/yr (+$67/mo · 140.1%)

ⓘ 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: $25,795
• − Mortgage interest: −$9,243
• − Property taxes: −$570
• − Insurance: −$825
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − HOA: −$2,592
• − Depreciation: −$4,800
• Taxable income: $3,638
• Est. tax owed @ 24.0%: −$873
• After-tax cash flow: $5,134/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

+188.0% since first listed

4 events — show timeline

• 2026-05-14 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 1998-07-20 Sold (Public Records) $58,000 Public Records
• 1987-06-16 Sold (Public Records) $11,800 Public Records
• 1987-01-01 Sold (Public Records) $59,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $570 · +6.9% YoY. Source: county tax records.