4210 Ironwood Cir Unit 308J · Bradenton, FL 34209

$115,500

1 bd · 1.5 ba · 840 sqft · Condo public records · 80 Days on market

Built 1974 $646/mo HOA · 36% 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).

• Cash flow +14.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 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

Designer-Influenced End Unit | Golf Course Community | Near Anna Maria Island Beaches! Paradise found at Pinebrook-Ironwood Golf Club — one of Bradenton’s best public golf communities! This beautifully appointed 3rd-floor corner unit delivers designer flair at every turn: luxury vinyl plank flooring throughout, ceramic tile in wet areas, updated galley kitchen with peninsula breakfast bar and drop lighting, and a spacious living room with twin ceiling fans, multimedia built-in, and sliding glass doors opening to a newly updated all-weather screened lanai with treetop views. The generous primary suite accommodates king-size furniture and features his-and-hers lighted closets a

Key facts

• Fitness center
• Community clubhouse
• Heated pool

Tags

• UPDATED GALLEY KITCHEN
• HIS-AND-HERS LIGHTED CLOSETS
• COMMUNITY CLUBHOUSE
• HEATED POOL
• FITNESS CENTER
• MINUTES FROM GT BRAY PARK

Property features AI

Finance

• Other: Home warranty included
• Financial info: Total annual association fees $7,752; Lease restrictions apply
• HOA & community: Monthly condo fee of $646; Association amenities include clubhouse, fitness center, pool, golf course, laundry, sauna, shuffleboard, storage, recreation facilities and maintenance; Association fee covers cable TV, common area taxes, pool, reserves, insurance, internet, maintenance (structure & grounds), management, private road, recreational facilities, sewer, trash and water; Buyer/association approval required; Full time management; Pets allowed (cats and dogs, with number/size limits); Community features include clubhouse, pool, fitness center, golf, street lights and deed restrictions

Exterior

• Parking: Assigned parking; Covered parking; Ground level parking; Guest parking; 1-car carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone available; Sewer connected; Underground utilities; Water connected
• Home design: Condominium; Residential property; Completed condition; Third floor unit; Faces east; One level (interior unit); Building identified as 4210-J
• Construction: Block, concrete and stucco construction; Built-up roof; Slab foundation; Built in 5-story building
• Exterior features: Balcony; Exterior lighting; Sliding doors; Storage; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Exhaust fan
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Living room/dining room combo; Thermostat; Window treatments; Aluminum window frames; Blinds and shades; Elevator in building; Smoke detector(s)
• Laundry & utility: Common area laundry room; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $116k.

Deal economics

• At list price, monthly cash flow is $26 ($310/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $109k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• Zoned schools: H. S. Moody Elementary School (math 39% / reading 24%, grade F, #1,841 of 2,144 statewide, top 86%, 606 students, 73% FRL); Bayshore High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 1,435 students, 65% FRL) — zoned schools average 69% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 52% district-wide (-26 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 510 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $799 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 80 days — a 6% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $116k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• 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 $108,570 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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?
9. 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.
10. 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.
11. 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: 1.57% ✓
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• 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: -20.5%
• Equity multiple: 0.32×
• Total profit: $-21,990
• Equity at exit: $17,221

10-year hold

• IRR: -35.5%
• Equity multiple: -0.11×
• Total profit: $-35,963
• Equity at exit: $9,986

Cash invested: $32,340 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$606
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$48
• HOA: −$646
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $26

Break-even live

Break-even rent $1,783

Max offer price $115,500

Occupancy floor 94%

Sensitivity live

Price	-10% $91	-5% $59	+0% $26	+5% $-7	+10% $-40
Rent	-10% $-118	-5% $-46	+0% $26	+5% $98	+10% $169
Rate	-1.0pp $84	-0.5pp $55	base $26	+0.5pp $-4	+1.0pp $-35

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: $28,875
• Closing costs: $3,465
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4210 Ironwood Cir Unit 103J Bradenton, FL	1.0	1.0	750	$1,800	$2.40	24d	1	0.01mi
4040 Ironwood Cir Unit 404F Bradenton, FL	2.0	2.0	1008	$1,750	$1.74	12d	1	0.11mi
4040 Ironwood Cir Unit 406F Bradenton, FL	2.0	2.0	1008	$1,675	$1.66	16d	1	0.11mi
4460 Ironwood Cir Unit 501A Bradenton, FL	1.0	1.5	840	$2,595	$3.09	24d	1	0.12mi
4460 Ironwood Cir Unit 406 Bradenton, FL	1.0	1.0	750	$1,600	$2.13	2d	1	0.14mi
4460 Ironwood Cir Unit 406 Bradenton, FL	1.0	1.0	750	$1,600	$2.13	22d	1	0.14mi
4240 Ironwood Cir #404 Bradenton, FL	2.0	2.0	1008	$2,495	$2.48	24d	1	0.16mi
4480 Ironwood Cir Unit 309 Bradenton, FL	1.0	1.0	600	$1,800	$3.00	24d	1	0.17mi
4480 Ironwood Cir Unit 213A Bradenton, FL	1.0	1.0	600	$1,425	$2.38	15d	1	0.17mi
4550 47th St W Bradenton, FL	1.0–3.0	1.0–2.0	930	$1,330	$1.43	2d	27	0.40mi
4802 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	1007	$1,200	$1.19	4d	13	0.47mi
4802 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	1007	$1,249	$1.24	16d	15	0.47mi
4457 45th Ave W #211 Bradenton, FL	2.0	2.0	912	$1,950	$2.14	16d	1	0.49mi
4118 59th St W Bradenton, FL	2.0	1.0	756	$1,800	$2.38	16d	1	0.54mi
4850 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	800	$1,200	$1.50	15d	3	0.54mi
4850 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	800	$1,199	$1.50	4d	2	0.54mi
4801 47th Ave W Bradenton, FL	1.0–3.0	1.0–2.0	1016	$1,415	$1.39	2d	32	0.55mi
5907 36th Ave Cir W #5907 Bradenton, FL	2.0	2.0	937	$2,800	$2.99	24d	1	0.62mi
4325 40th St W Bradenton, FL	1.0–2.0	1.0–2.0	775	$1,325	$1.71	11d	9	0.64mi
4449 46th Ave W Unit 4449 Bradenton, FL	2.0	1.0	1110	$3,200	$2.88	24d	1	0.68mi
4880 51st St W Bradenton, FL	1.0–4.0	1.0–3.0	1019	$1,295	$1.27	4d	11	0.69mi
4116 62nd St W Bradenton, FL	2.0	2.0	840	$1,650	$1.96	4d	1	0.74mi
5909 30th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	788	$1,465	$1.86	2d	6	0.79mi
4112 66th Street Cir W Bradenton, FL	2.0	2.0	1100	$1,960	$1.78	20d	1	0.87mi
4601 66th St W Bradenton, FL	3.0	1.0–2.0	917	$1,716	$1.87	2d	24	0.92mi
4161 66th Street Cir W Bradenton, FL	2.0	2.0	1044	$1,800	$1.72	16d	1	0.95mi
4209 66th Street Cir W Bradenton, FL	2.0	2.0	1044	$2,900	$2.78	24d	1	0.95mi
5933 28th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	945	$1,250	$1.32	2d	6	1.00mi
2926 63rd St W Bradenton, FL	2.0	2.0	946	$2,100	$2.22	4d	1	1.04mi
2903 63rd St W Bradenton, FL	1.0	1.0	693	$2,000	$2.89	4d	1	1.04mi
586 Lakeside Dr Unit 586 Bradenton, FL	2.0	2.0	940	$3,200	$3.40	24d	1	1.04mi
6711 45th Ave W Unit A Bradenton, FL	2.0	2.0	1100	$1,700	$1.55	16d	1	1.14mi
184 Pineneedle Dr Bradenton, FL	2.0	2.0	940	$2,100	$2.23	24d	1	1.18mi
206 Lakewood Dr Unit 206 Bradenton, FL	2.0	2.0	940	$2,700	$2.87	24d	1	1.18mi
4501 71st St W Bradenton, FL	1.0–2.0	1.0–2.0	850	$1,280	$1.51	2d	28	1.29mi
6304 Pointe West Blvd Unit A309 Bradenton, FL	2.0	2.0	1042	$1,795	$1.72	11d	1	1.32mi
6415 21st Ave W Bradenton, FL	1.0–2.0	1.0–2.0	1150	$1,499	$1.30	4d	5	1.36mi
4148 53rd Ave W Unit 1210 Bradenton, FL	2.0	2.0	1071	$1,932	$1.80	4d	1	1.39mi
4148 53rd Ave W Bradenton, FL	1.0–2.0	1.0–2.0	899	$1,868	$2.08	22d	10	1.39mi
4148 53rd Ave W Unit 0314 Bradenton, FL	2.0	2.0	1071	$1,967	$1.84	24d	1	1.39mi

HOA detail condo

• Monthly dues: $646 · $7,752/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $115,500 Active 80 DOM
2. 2026-06-17
   days on market $115,500 Active 79 DOM
3. 2026-06-16
   days on market $115,500 Active 78 DOM
4. 2026-06-15
   days on market $115,500 Active 77 DOM
5. 2026-06-13
   days on market $115,500 Active 75 DOM
6. 2026-06-13
   days on market $115,500 Active 74 DOM
7. 2026-06-10
   days on market $115,500 Active 72 DOM
8. 2026-06-09
   days on market $115,500 Active 71 DOM
9. 2026-06-08
   days on market $115,500 Active 70 DOM
10. 2026-06-08
    days on market $115,500 Active 69 DOM
11. 2026-06-03
    days on market $115,500 Active 65 DOM
12. 2026-06-02
    days on market $115,500 Active 64 DOM
13. 2026-06-01
    days on market $115,500 Active 63 DOM
14. 2026-05-31
    days on market $115,500 Active 62 DOM
15. 2026-05-21
    price $115,500
16. 2026-03-30
    listed $126,500 Active
17. 2026-01-07
    historical
18. 2025-05-22
    price $159,000
19. 2025-01-12
    listed $165,000 Active
20. 2001-10-30
    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: $1,310 · $109/mo
• Projected year-2 tax: $1,310 · $109/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,794
• − Mortgage interest: −$6,470
• − Property taxes: −$1,310
• − Insurance: −$578
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − HOA: −$7,752
• − Depreciation: −$3,360
• Taxable loss: −$1,162
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $589/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

• Census place: Bradenton, FL
• 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

+95.8% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $115,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Listed $126,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-22 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-12 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2001-10-30 Sold (Public Records) $59,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,310 · -31.7% YoY. Source: county tax records.