4460 Fairways Blvd · Bradenton, FL 34209

$228,888

2 bd · 2.0 ba · 1,256 sqft · Condo · 27 Days on market

Built 2002 Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• 1% rule +4.7/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.4/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Fairways at Pinebrook in West Bradenton & acirc; & euro; & trade; s highly desirable Pinebrook Ironwood Golf Community. This third-floor, fully furnished two-bedroom, two-bath condo offers beautiful views of the Pinebrook Ironwood Golf Course and is move-in ready. The spacious Bayhill floor plan features an open layout flowing from the foyer into the great room and out to the glass-enclosed lanai & acirc; & euro; & rdquo; perfect for relaxing and enjoying golf course views. The kitchen includes space for a breakfast table and a convenient pass-through to the dining area, ideal for entertaining. The primary suite comfortably accommodates a king-size bed

Key facts

• Private pool
• Utility room
• Glass-enclosed lanai

Tags

• GOLF COURSE VIEWS
• GLASS-ENCLOSED LANAI
• WALK-IN CLOSET
• UTILITY ROOM
• DEDICATED STORAGE LOCKER
• PRIVATE POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-367 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (2.9% below list).
• Recommended offer: $222k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.6% in Bradenton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 33% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $7k 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 27 days — a 2% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,327 (2.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.88%
• DSCR: 0.69
• GRM: 8.6

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: -32.9%
• Equity multiple: -0.04×
• Total profit: $-66,639
• Equity at exit: $34,128

10-year hold

• IRR: -72.9%
• Equity multiple: -0.75×
• Total profit: $-111,851
• Equity at exit: $19,790

Cash invested: $64,089 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$1,200
• Tax est. 1.5%: −$286 /mo · $3,433/yr
• Insurance: −$95
• HOA est. from 8 same-building comps: −$542
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-367

Break-even live

Break-even rent $2,688

Max offer price $175,723

Occupancy floor —

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: $57,222
• Closing costs: $6,867
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4460 Fairways Blvd #606 Bradenton, FL	2.0	2.0	1256	$2,000	$1.59	16d	1	0.01mi
4570 Pinebrook Cir #304 Bradenton, FL	2.0	2.0	1256	$3,100	$2.47	24d	1	0.13mi
4220 Pinebrook Cir #14 Bradenton, FL	2.0	2.0	1534	$2,300	$1.50	20d	1	0.17mi
4240 Ironwood Cir #404 Bradenton, FL	2.0	2.0	1008	$2,495	$2.48	24d	1	0.18mi
4040 Ironwood Cir Unit 406F Bradenton, FL	2.0	2.0	1008	$1,675	$1.66	16d	1	0.25mi
4040 Ironwood Cir Unit 404F Bradenton, FL	2.0	2.0	1008	$1,750	$1.74	12d	1	0.25mi
4107 41st St W Bradenton, FL	3.0	2.0	1419	$3,700	$2.61	24d	1	0.29mi
4110 Ironwood Cir #104 Bradenton, FL	2.0	2.0	1152	$1,800	$1.56	24d	1	0.30mi
4325 40th St W Bradenton, FL	1.0–2.0	1.0–2.0	775	$1,675	$2.16	10d	9	0.36mi
4457 45th Ave W #211 Bradenton, FL	2.0	2.0	912	$1,950	$2.14	16d	1	0.40mi
3401 50th St W Bradenton, FL	3.0	2.0	1418	$2,699	$1.90	24d	1	0.45mi
4655 46th Street Ct W #103 Bradenton, FL	2.0	2.0	1141	$600	$0.53	3d	1	0.48mi
4550 47th St W Bradenton, FL	1.0–3.0	1.0–2.0	930	$1,800	$1.94	2d	27	0.50mi
108 Pinehurst Dr Bradenton, FL	2.0	2.0	1408	$2,500	$1.78	24d	1	0.55mi
4112 Cape Vista Dr Bradenton, FL	3.0	2.0	1450	$3,495	$2.41	24d	1	0.57mi
3909 45th Ter W #106 Bradenton, FL	2.0	2.5	1429	$1,800	$1.26	16d	1	0.60mi
4801 47th Ave W Bradenton, FL	1.0–3.0	1.0–2.0	1016	$1,810	$1.78	2d	32	0.61mi
283 Sherwood Dr Bradenton, FL	2.0	2.0	1304	$1,800	$1.38	24d	1	0.64mi
4449 46th Ave W Unit 4449 Bradenton, FL	2.0	1.0	1110	$3,200	$2.88	24d	1	0.65mi
303 Springdale Dr #303 Bradenton, FL	2.0	2.0	1304	$1,999	$1.53	3d	1	0.69mi
3715 45th Ter W Bradenton, FL	2.0	2.5	1429	$1,695	$1.19	24d	1	0.70mi
3825 45th Ter W #104 Bradenton, FL	2.0	2.5	1429	$1,550	$1.08	24d	1	0.70mi
346 Springdale Dr Unit 346 Bradenton, FL	2.0	2.0	1304	$1,900	$1.46	24d	1	0.71mi
4802 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	1007	$1,950	$1.94	3d	13	0.71mi
4802 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	1007	$1,950	$1.94	16d	15	0.71mi
3603 45th Ter W #101 Bradenton, FL	3.0	2.5	1200	$1,800	$1.50	3d	1	0.75mi
3806 Southern Pkwy W Bradenton, FL	3.0	2.0	1296	$2,176	$1.68	12d	1	0.79mi
4850 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	800	$1,750	$2.19	15d	3	0.81mi
4850 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	800	$1,750	$2.19	3d	2	0.81mi
3512 32nd St W Bradenton, FL	2.0	1.0	1200	$2,100	$1.75	3d	1	0.82mi
434 Palm Tree Dr #434 Bradenton, FL	2.0	2.0	1728	$1,900	$1.10	24d	1	0.85mi
452 Palm Tree Dr Unit 452 Bradenton, FL	2.0	2.0	1304	$1,595	$1.22	3d	1	0.88mi
5907 36th Ave Cir W #5907 Bradenton, FL	2.0	2.0	937	$2,800	$2.99	24d	1	0.90mi
3603 Oxford Dr W Bradenton, FL	2.0	2.0	1400	$2,400	$1.71	24d	1	0.91mi
655 Woodlawn Dr Unit 655 Bradenton, FL	2.0	2.0	1148	$1,600	$1.39	24d	1	0.95mi
4880 51st St W Bradenton, FL	1.0–4.0	1.0–3.0	1019	$1,527	$1.50	3d	11	0.96mi
586 Lakeside Dr Unit 586 Bradenton, FL	2.0	2.0	940	$3,200	$3.40	24d	1	0.99mi
577 Lakeside Dr Bradenton, FL	2.0	2.0	1728	$2,000	$1.16	24d	1	0.99mi
5909 30th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	788	$1,670	$2.12	2d	6	1.00mi
206 Lakewood Dr Unit 206 Bradenton, FL	2.0	2.0	940	$2,700	$2.87	24d	1	1.02mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $228,888 Active 27 DOM
2. 2026-06-17
   days on market $228,888 Active 26 DOM
3. 2026-06-16
   days on market $228,888 Active 25 DOM
4. 2026-06-15
   days on market $228,888 Active 24 DOM
5. 2026-06-13
   days on market $228,888 Active 22 DOM
6. 2026-06-13
   days on market $228,888 Active 21 DOM
7. 2026-06-10
   days on market $228,888 Active 19 DOM
8. 2026-06-09
   days on market $228,888 Active 18 DOM
9. 2026-06-08
   days on market $228,888 Active 17 DOM
10. 2026-06-08
    days on market $228,888 Active 16 DOM
11. 2026-06-03
    days on market $228,888 Active 12 DOM
12. 2026-06-02
    days on market $228,888 Active 11 DOM
13. 2026-06-01
    days on market $228,888 Active 10 DOM
14. 2026-05-31
    days on market $228,888 Active 9 DOM
15. 2026-05-23
    listed $228,888 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥106°F today · 25 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: $26,679
• − Mortgage interest: −$12,821
• − Property taxes: −$3,433
• − Insurance: −$1,144
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − HOA: −$6,504
• − Depreciation: −$6,659
• Taxable loss: −$8,151
• Est. tax savings @ 24.0%: +$1,956
• After-tax cash flow: $-2,453/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This fully furnished two-bedroom, two-bath condo is in excellent condition and move-in ready. It offers beautiful views of the Pinebrook Ironwood Golf Course and is ideal for both resale and rental.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can make the space feel new and improve curb appeal
• Both Updating the flooring — New flooring can enhance the overall look and feel of the home
• Both Reorganizing the furniture — A fresh layout can make the space feel more open and inviting

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can make the space feel new and improve curb appeal ↑
• Both Updating the flooring — New flooring can enhance the overall look and feel of the home ↑
• Both Reorganizing the furniture — A fresh layout can make the space feel more open and inviting ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-23 Listed $228,888 FSBO.com