6329 11th Street Ct E · Whitfield, FL 34203

$208,000

3 bd · 2.0 ba · 1,589 sqft · SingleFamily public records · 33 Days on market

Built 1968 0.30 ac lot

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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).

• Cash flow +17.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• DSCR +5.5/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Clean slate for renovation on this good size 3-bedroom 2-bathroom 1 garage pool home- over a third of an acre size lot in a excellent location, Located in a well-established area of Bradenton, this property offers a blend of quiet residential living and convenient access to everything the Gulf Coast has to offer. Nestled on a low-traffic, dead-end street, the neighborhood is known for its peaceful atmosphere, mature landscaping, and larger lot sizes, creating a comfortable setting with a bit more space and privacy than many newer communities. Overall, this location is ideal for buyers looking for a centrally located, quiet neighborhood with no HOA restrictions in many areas, solid value, an

Key facts

• Convenient access
• No hoa restrictions
• Good size lot

Tags

• GOOD SIZE LOT
• QUIET RESIDENTIAL LIVING
• CONVENIENT ACCESS
• LOW-TRAFFIC STREET
• MATURE LANDSCAPING
• NO HOA RESTRICTIONS

Property features AI

Finance

• Other: Residential zoning (RSF3)
• Financial info: Lease restrictions apply
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Sewer connected
• Home design: Single-family residence; One-story; West-facing entry
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.3-acre lot
• Exterior features: Private in-ground spa; Private in-ground pool (gunite); Asphalt driveway

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open living room/dining room combination
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $208k).
• Recommended offer: $202k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.6% in Whitfield — 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 78/100 on livability (#160 in FL, #2,416 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing 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: Rents soft (-1.0%/yr); 384 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 37% of the median local income ($71k/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 $6k 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 33 days — a 3% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $208k implies a 185% 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 $201,760 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.05% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $419,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6555 Connecticut Ave	0.27mi	3/2.0	1,580 (-1%)	7mo	$443,000	$280	81
1125 Danny Dr	0.46mi	3/2.0	1,587 (-0%)	1mo	$390,000	$246	77
6610 Sabina Rd	0.33mi	3/2.0	1,651 (+4%)	2mo	$390,000	$236	76
948 Winter Garden Dr	0.27mi	3/2.5	1,479 (-7%)	1mo	$424,750	$287	73
711 64th Avenue Dr E	0.34mi	3/2.0	1,491 (-6%)	1mo	$340,000	$228	73
6008 9th St E	0.52mi	4/2.0 (+1)	1,612 (+1%)	2mo	$265,000	$164	67
725 Winter Garden Dr	0.44mi	4/2.0 (+1)	1,648 (+4%)	7mo	$455,000	$276	62
6418 2nd St E	0.67mi	3/2.0	1,565 (-2%)	6mo	$450,000	$288	61
6406 2nd St E	0.67mi	4/2.0 (+1)	1,565 (-2%)	3mo	$345,000	$220	59
6904 Pennsylvania Ave	0.73mi	3/2.0	1,682 (+6%)	2mo	$444,000	$264	55
6316 2nd St E	0.67mi	3/2.0	1,723 (+8%)	6mo	$375,000	$218	50
1116 Danny Dr	0.51mi	3/2.0	1,352 (-15%)	7mo	$360,000	$266	45

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: -14.6%
• Equity multiple: 0.49×
• Total profit: $-29,515
• Equity at exit: $31,013

10-year hold

• IRR: -12.4%
• Equity multiple: 0.37×
• Total profit: $-36,495
• Equity at exit: $17,984

Cash invested: $58,240 (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 34203

• Home prices YoY: -24.5%
• Rents YoY: -1.0%
• Active inventory: 384
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$383 /mo · $4,596/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $165

Break-even live

Break-even rent $1,975

Max offer price $208,000

Occupancy floor 87%

Sensitivity live

Price	-10% $282	-5% $223	+0% $165	+5% $106	+10% $47
Rent	-10% $-8	-5% $78	+0% $165	+5% $251	+10% $337
Rate	-1.0pp $269	-0.5pp $217	base $165	+0.5pp $111	+1.0pp $56

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6509 Magellan Ct Sarasota, FL	2.0	2.0	1050	$1,450	$1.38	15d	1	0.37mi
708 65th Ave E Bradenton, FL	3.0	3.0	1800	$2,195	$1.22	16d	1	0.39mi
613 61st Avenue Ter E Unit 613 Bradenton, FL	3.0	2.0	1194	$2,195	$1.84	16d	1	0.48mi
6720 15th St E Sarasota, FL	1.0–3.0	1.0–2.0	979	$2,149	$2.19	3d	10	0.48mi
973 Whitman Dr Sarasota, FL	3.0	2.5	1408	$1,990	$1.41	24d	1	0.55mi
1011 57th Avenue Ter E Bradenton, FL	3.0	3.0	1872	$2,195	$1.17	12d	1	0.79mi
7036 13th St E Sarasota, FL	3.0	2.0	1410	$7,000	$4.96	24d	1	0.92mi
408 57th Avenue Dr E Apt E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	12d	1	0.96mi
408 57th Avenue Dr E Unit A Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	11d	1	0.96mi
312 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	3d	1	0.99mi
409 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	11d	1	0.99mi
308 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	4d	1	1.00mi
833 Wee Burn St Sarasota, FL	3.0	2.0	1817	$2,941	$1.62	4d	1	1.00mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,445	$1.20	24d	3	1.03mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,362	$1.13	4d	5	1.03mi
511 65th Avenue Dr W Bradenton, FL	4.0	2.0	1434	$2,695	$1.88	4d	1	1.06mi
808 53rd Ave E #203 Bradenton, FL	2.0	2.0	1208	$1,450	$1.20	16d	1	1.12mi
818 Plum Tree Ln Sarasota, FL	3.0	2.0	1925	$2,600	$1.35	4d	1	1.19mi
5323 11th Street Cir E Bradenton, FL	2.0	2.0	1303	$1,900	$1.46	24d	1	1.29mi
804 67th Avenue Ter W Bradenton, FL	3.0	2.0	1176	$1,950	$1.66	11d	1	1.30mi
906 66th Ave W Unit 906 Bradenton, FL	3.0	1.0	1200	$1,900	$1.58	16d	1	1.30mi
5257 11th St E Bradenton, FL	4.0	2.0	1828	$2,325	$1.27	24d	1	1.48mi
5580 Fountain Lake Cir Bradenton, FL	1.0–3.0	1.0–2.0	1052	$2,367	$2.25	2d	38	1.50mi

Listing history 3 events

1. 2026-05-20
   status Pending
2. 2026-04-17
   listed $208,000 Active
3. 1999-09-02
   soldstatus $72,900

ⓘ 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: $4,596 · $383/mo
• Projected year-2 tax: $4,596 · $383/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 (shaded) · 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,203
• − Mortgage interest: −$11,651
• − Property taxes: −$4,596
• − Insurance: −$1,040
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$6,051
• Taxable loss: −$1,328
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $2,293/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 — Whitfield

• Score: 78/100
• State rank: #160
• US rank: #2416

Category grades

Amenities F Commute F Cost of living B- Crime A+ Employment A+ 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
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 40,618
• Household income: $70,761
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 1469.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Two or more races 12% Black 9% Asian 5%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 17% · Canada, Vietnam, Dominican Republic
• Languages at home: 76% English-only · Spanish 16% Vietnamese 2% 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: ▼ -95.87%
• Current HPI: 295.8871
• Rent YoY: ▼ -0.97%
• 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

+185.3% since first listed

3 events — show timeline

• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $208,000 Stellar MLS as Distributed by MLS Grid
• 1999-09-02 Sold (Public Records) $72,900 Public Records

Property tax history

+16.6%/yr

Latest (2024): $4,596 · +352.2% YoY. Source: county tax records.