5400 34th St W Unit A12 · Bayshore Gardens, FL 34210

$189,000

2 bd · 2.0 ba · 1,280 sqft · Condo public records · 161 Days on market

Built 1979 $595/mo HOA · 20% of rent

---

Why this score? — see what drove the B- 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 +28.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 Morton Village, a well-established 55+ community offering low-maintenance Florida living in a highly convenient Bradenton location. This ground-floor condominium provides comfort, accessibility, and peace of mind with no upstairs neighbors and a thoughtfully designed layout. The residence features cathedral ceilings, spacious living areas, and has been freshly painted with new luxury vinyl flooring throughout. The bathroom includes a walk-in shower with support bars, enhancing ease of use. A new water heater (2025) adds recent system value, and the unit is partially furnished, allowing for an easy transition whether used as a primary residence or seasonal home. A standout feature

Key facts

• Ground-floor
• Huge enclosed lanai
• Walk-in shower

Tags

• GROUND-FLOOR
• MAINTENANCE-FREE
• WALK-IN SHOWER
• HUGE ENCLOSED LANAI
• ASSIGNED CARPORT
• TWO POOLS

Property features AI

Finance

• Other: Partially furnished; Third-party listing; Homestead status indicated
• Financial info: Total monthly fees approximately $595.42; Total annual fees approximately $7,145; Lease restrictions apply
• HOA & community: Monthly HOA fee of $585; Additional annual association fee of $125; HOA includes cable TV, pool, maintenance of structure, pest control, and private road; Association approval required; Buyer approval required; Clubhouse and community pool; Association recreation (owned); Community mailbox; Deed restrictions; No truck/RV/motorcycle parking; Senior community; Pets not allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water (connected/available); Public sewer; Electricity connected/available; Cable available/connected
• Home design: Condominium; Single-story; First-floor unit; West-facing
• Construction: Block, stucco and frame construction; Shingle roof; Slab foundation; Completed condition
• Exterior features: Enclosed patio; Patio; Rear porch; Screened porch; Outdoor grill; Rain gutters; Sidewalk; Sliding doors; Storage; Irrigation equipment; Paved lot with asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; High ceilings; Ceiling fans; Open floorplan with living/dining combo; Split bedroom layout; Window treatments
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry room; Outside laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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-, employment 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: Bayshore Elementary School (math 51% / reading 36%, grade F, #1,345 of 2,144 statewide, top 64%, 701 students, 72% FRL); Electa Lee Magnet Middle School (math 27% / reading 28%, grade F, #495 of 571 statewide, top 87%, 759 students, 68% FRL); Bayshore High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 1,435 students, 65% FRL) — zoned schools average 68% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 52% district-wide (-21 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-6.1%/yr); 556 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).

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 161 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $68k; list at $189k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.56% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.63%
• DSCR: 1.61
• GRM: 5.3

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-684
• Equity at exit: $28,181

10-year hold

• IRR: 5.1%
• Equity multiple: 1.31×
• Total profit: $16,535
• Equity at exit: $16,341

Cash invested: $52,920 (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: 556
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,949 high
• Mortgage (P&I): −$991
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$79
• HOA: −$595
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $601

Break-even live

Break-even rent $2,188

Max offer price $189,000

Occupancy floor 75%

Sensitivity live

Price	-10% $708	-5% $655	+0% $601	+5% $548	+10% $494
Rent	-10% $368	-5% $485	+0% $601	+5% $717	+10% $834
Rate	-1.0pp $696	-0.5pp $649	base $601	+0.5pp $552	+1.0pp $502

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3605 54th Dr W Bradenton, FL	2.0	2.0	1166	$3,738	$3.21	5d	2	0.05mi
3510 54th Dr W #103 Bradenton, FL	3.0	3.0	1795	$5,500	$3.06	5d	1	0.06mi
3510 54th Dr W #101 Bradenton, FL	3.0	3.0	1795	$5,000	$2.79	5d	1	0.06mi
3604 54th Dr W Bradenton, FL	2.0	2.0	1114	$4,050	$3.64	5d	3	0.06mi
3701 54th Dr W Bradenton, FL	2.0	2.0	1215	$3,500	$2.88	5d	2	0.08mi
3506 54th Dr W Bradenton, FL	1.0–2.0	1.0–2.0	953	$2,800	$2.94	5d	2	0.10mi
3705 54th Dr W #201 Bradenton, FL	3.0	3.0	1650	$5,500	$3.33	17d	1	0.10mi
3705 54th Dr W #103 Bradenton, FL	3.0	3.0	1650	$4,700	$2.85	17d	1	0.10mi
3702 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1327	$3,300	$2.49	5d	2	0.11mi
5400 34th St W Bradenton, FL	2.0	2.0	1244	$2,675	$2.15	4d	2	0.11mi
5400 34th St W Bradenton, FL	2.0	2.0	1404	$2,500	$1.78	25d	3	0.11mi
3401 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1293	$3,300	$2.55	5d	3	0.12mi
3803 54th Dr W Bradenton, FL	2.0	2.0	1215	$3,600	$2.96	3d	1	0.13mi
3605 57th Avenue Dr W Bradenton, FL	2.0	2.0	1454	$2,100	$1.44	5d	1	0.26mi
3411 57th Avenue Dr W Bradenton, FL	3.0	2.0	1326	$2,100	$1.58	25d	1	0.31mi
5125 39th St W Unit 1545695P Bradenton, FL	3.0	2.0	1593	$4,526	$2.84	16d	1	0.37mi
4148 53rd Ave W Bradenton, FL	1.0–2.0	1.0–2.0	899	$2,412	$2.68	23d	10	0.37mi
4148 53rd Ave W Bradenton, FL	1.0–3.0	1.0–2.0	989	$2,550	$2.58	3d	1	0.37mi
4148 53rd Ave W Unit 0314 Bradenton, FL	2.0	2.0	1071	$1,967	$1.84	25d	1	0.37mi
4148 53rd Ave W Unit 1210 Bradenton, FL	2.0	2.0	1071	$1,932	$1.80	5d	1	0.37mi
3774 59th Ave W Unit 3774 Bradenton, FL	2.0	2.0	912	$1,350	$1.48	25d	1	0.41mi
3848 59th Ave W Bradenton, FL	2.0	2.0	912	$1,395	$1.53	25d	1	0.42mi
3424 51st Avenue Cir W Bradenton, FL	2.0	2.0	1538	$2,100	$1.37	5d	1	0.42mi
3775 59th Ave W Unit 3775 Bradenton, FL	2.0	2.0	912	$3,500	$3.84	25d	1	0.43mi
3441 51st Avenue Cir W Unit 213 Bradenton, FL	3.0	2.0	1823	$3,900	$2.14	25d	1	0.44mi
3773 59th Ave W Bradenton, FL	2.0	2.0	912	$1,595	$1.75	25d	1	0.44mi
3843 59th Ave W Bradenton, FL	2.0	2.0	912	$1,200	$1.32	25d	1	0.44mi
3851 59th Ave W Unit 3851 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	25d	1	0.44mi
3739 59th Ave W Unit 3739 Bradenton, FL	2.0	2.0	912	$1,575	$1.73	17d	1	0.45mi
3646 59th Ave W Unit 3646 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	5d	1	0.46mi
3277 51st Avenue Dr W Bradenton, FL	3.0	2.0	995	$1,760	$1.77	5d	1	0.46mi
3545 59th Ave W #3545 Bradenton, FL	3.0	2.0	1037	$1,600	$1.54	17d	1	0.47mi
3533 59th Ave W Unit 3533 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	17d	1	0.48mi
3527 59th Ave W Unit 3527 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	25d	1	0.48mi
3427 59th Ave W Bradenton, FL	2.0	2.5	1330	$2,150	$1.62	17d	1	0.48mi
133 Wild Palm Dr #133 Bradenton, FL	2.0	2.0	1408	$2,350	$1.67	25d	1	0.51mi
146 Wild Palm Dr #146 Bradenton, FL	2.0	2.0	1500	$2,500	$1.67	25d	1	0.51mi
132 Wild Palm Dr #132 Bradenton, FL	2.0	2.0	1304	$3,400	$2.61	25d	1	0.51mi
183 Pineneedle Dr Bradenton, FL	2.0	2.0	1304	$1,800	$1.38	25d	1	0.51mi
184 Pineneedle Dr Bradenton, FL	2.0	2.0	940	$2,100	$2.23	25d	1	0.51mi

HOA detail condo

• Monthly dues: $595 · $7,140/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-22
   days on market $189,000 Active 161 DOM
2. 2026-06-18
   days on market $189,000 Active 158 DOM
3. 2026-06-17
   days on market $189,000 Active 157 DOM
4. 2026-06-16
   days on market $189,000 Active 156 DOM
5. 2026-06-15
   days on market $189,000 Active 155 DOM
6. 2026-06-13
   days on market $189,000 Active 153 DOM
7. 2026-06-13
   days on market $189,000 Active 152 DOM
8. 2026-06-10
   days on market $189,000 Active 150 DOM
9. 2026-06-09
   days on market $189,000 Active 149 DOM
10. 2026-06-08
    days on market $189,000 Active 148 DOM
11. 2026-06-08
    days on market $189,000 Active 147 DOM
12. 2026-06-03
    days on market $189,000 Active 143 DOM
13. 2026-06-02
    days on market $189,000 Active 142 DOM
14. 2026-06-01
    days on market $189,000 Active 141 DOM
15. 2026-05-31
    days on market $189,000 Active 140 DOM
16. 2026-04-27
    status Active
17. 2026-03-11
    status Pending
18. 2026-02-03
    price $189,000
19. 2025-11-24
    listed $195,000 Active
20. 1995-07-14
    soldstatus $68,500
21. 1992-09-01
    soldstatus $75,000

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $1,569 · $131/mo
• Expected delta: +$808/yr (+$67/mo · 106.1%)

ⓘ 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 · 31 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: $35,382
• − Mortgage interest: −$10,587
• − Property taxes: −$761
• − Insurance: −$945
• − Repairs & maintenance: −$2,831
• − Management: −$2,831
• − HOA: −$7,140
• − Depreciation: −$5,498
• Taxable income: $4,790
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $6,063/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

+152.0% since first listed

6 events — show timeline

• 2026-04-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-24 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 1995-07-14 Sold (Public Records) $68,500 Public Records
• 1992-09-01 Sold (Public Records) $75,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $761 · +4.2% YoY. Source: county tax records.