6122 7th Ave W · Bradenton, FL 34209

$89,900

1 bd · 1.5 ba · 768 sqft · Condo public records · 100 Days on market

Built 1979 $746/mo HOA · 39% 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 +19.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

First-floor 1BR/1.5BA condo in the desirable Pebble Springs community in West Bradenton. Ideally located just off Manatee Avenue West and 59th Street, you’re minutes from shopping, restaurants, medical facilities, and the beautiful Gulf beaches of Anna Maria Island. This spacious unit offers a smart layout with the added convenience of a rare half-bath for guests and in-unit private laundry. The screened lanai overlooks a peaceful courtyard and the community pool—perfect for enjoying Florida’s indoor-outdoor lifestyle. The building has new roofs and fresh exterior paint, and Pebble Springs is a low-rise community, meaning no high-rise structural inspection requirements. As

Key facts

• Rare half bath
• Community pool
• New roofs

Tags

• FIRST FLOOR
• RARE HALF BATH
• IN UNIT PRIVATE LAUNDRY
• SCREENED LANAI
• COMMUNITY POOL
• NEW ROOFS

Property features AI

Finance

• Other: Unit located on first floor (Floor 1); Unfurnished; Living area reported as 768 sq ft (building area 900 sq ft); Direction faces south; Listing contact available via listing office
• Financial info: Total annual fees: $8,952; Lease restrictions apply
• HOA & community: HOA with monthly condo fee of $746; Association requires approval; Association amenities include clubhouse, pool, cable TV, maintenance; Association fees cover cable TV, common area taxes, pool, reserves, insurance, structure & grounds maintenance, management, recreational facilities, sewer, trash and water; Community features: clubhouse, pool, community mailbox, street lights, deed restrictions, association recreation owned, buyer approval required; Pets allowed (max 20 lb)

Exterior

• Parking: Assigned parking; Covered parking; Ground level parking; Guest parking; 1-car carport
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected; Water connected; Underground utilities
• Home design: Residential condominium; Attached unit; One story; Entry faces south; Fixer condition
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building/complex identified as III
• Exterior features: Covered rear porch; Screened porch; Exterior lighting; Sliding doors; Storage structure; Mature landscaping; Landscaped; Near public transit; Paved access/drive

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate; Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Open floorplan; Walk-in closet(s); Inside utility
• Laundry & utility: Laundry inside in a closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.6% in Bradenton — 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 81/100 on livability (#101 in FL, #1,528 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime D, amenities 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 (-0.3%/yr); 510 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $622 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 ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $81,809 (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. 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.12% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 3.9

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: -15.6%
• Equity multiple: 0.48×
• Total profit: $-13,201
• Equity at exit: $13,404

10-year hold

• IRR: -28.7%
• Equity multiple: 0.10×
• Total profit: $-22,696
• Equity at exit: $7,773

Cash invested: $25,172 (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 34209

• Rents YoY: -0.3%
• Active inventory: 510
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$471
• Tax from tax record: −$147 /mo · $1,770/yr
• Insurance: −$37
• HOA: −$746
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $101

Break-even live

Break-even rent $1,775

Max offer price $89,900

Occupancy floor 90%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6102 7th Ave W Unit 6102 Bradenton, FL	2.0	2.0	1050	$2,600	$2.48	23d	1	0.03mi
6318 7th Ave W Unit None Bradenton, FL	2.0	2.0	1025	$2,000	$1.95	23d	1	0.03mi
6318 7th Ave W Bradenton, FL	2.0	2.0	1025	$1,800	$1.76	23d	1	0.03mi
5008 Manatee Ave W Unit 1 Bradenton, FL	1.0	1.0	875	$1,000	$1.14	23d	1	0.59mi
1403 56th St W Bradenton, FL	1.0	1.0	812	$1,445	$1.78	16d	1	0.63mi
1403 56th St W #1403 Bradenton, FL	1.0	1.0	812	$1,595	$1.96	23d	1	0.65mi
6904 Manatee Ave W Bradenton, FL	1.0–3.0	1.0–2.0	1068	$1,305	$1.22	1d	76	0.65mi
202 46th St W Unit 207 Bradenton, FL	2.0	2.0	951	$1,800	$1.89	16d	1	0.87mi
6415 21st Ave W Bradenton, FL	1.0–2.0	1.0–2.0	1150	$1,499	$1.30	3d	5	1.08mi
6304 Pointe West Blvd Unit A309 Bradenton, FL	2.0	2.0	1042	$1,795	$1.72	10d	1	1.13mi
5933 28th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	945	$1,250	$1.32	1d	6	1.34mi

HOA detail condo

• Monthly dues: $746 · $8,952/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $89,900 Active 100 DOM
2. 2026-06-17
   days on market $89,900 Active 99 DOM
3. 2026-06-16
   days on market $89,900 Active 98 DOM
4. 2026-06-15
   days on market $89,900 Active 97 DOM
5. 2026-06-13
   days on market $89,900 Active 95 DOM
6. 2026-06-13
   days on market $89,900 Active 94 DOM
7. 2026-06-10
   days on market $89,900 Active 92 DOM
8. 2026-06-09
   days on market $89,900 Active 91 DOM
9. 2026-06-08
   days on market $89,900 Active 90 DOM
10. 2026-06-08
    days on market $89,900 Active 89 DOM
11. 2026-06-03
    days on market $89,900 Active 85 DOM
12. 2026-06-02
    days on market $89,900 Active 84 DOM
13. 2026-06-01
    days on market $89,900 Active 83 DOM
14. 2026-05-31
    days on market $89,900 Active 82 DOM
15. 2026-05-18
    price $89,900
16. 2026-04-06
    price $99,900
17. 2026-03-10
    listed $109,900 Active
18. 2021-12-17
    soldstatus $135,000
19. 2005-05-17
    soldstatus $92,700
20. 1996-05-14
    soldstatus $36,000
21. 1979-04-01
    soldstatus $32,500

ⓘ 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: $1,770 · $147/mo
• Projected year-2 tax: $1,770 · $147/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,837
• − Mortgage interest: −$5,036
• − Property taxes: −$1,770
• − Insurance: −$450
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − HOA: −$8,952
• − Depreciation: −$2,615
• Taxable income: $361
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $1,126/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 — Bradenton

• Score: 81/100
• State rank: #101
• US rank: #1528

Category grades

Amenities F Commute A+ Cost of living A+ Crime D Employment D+ 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: 227,091
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 33,224
• Household income: $81,728
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 1126.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 6% Russian/Polish/Slavic 1% 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: ▼ -360.34%
• Current HPI: 320.0061
• Rent YoY: ▼ -0.30%
• 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

+176.6% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-17 Sold (Public Records) $135,000 Public Records
• 2005-05-17 Sold (Public Records) $92,700 Public Records
• 1996-05-14 Sold (Public Records) $36,000 Public Records
• 1979-04-01 Sold (Public Records) $32,500 Public Records

Property tax history

+19.7%/yr

Latest (2025): $1,770 · -6.4% YoY. Source: county tax records.