7206 29th Avenue Dr W #2263 · Bradenton, FL 34209

$225,000

2 bd · 2.0 ba · 1,291 sqft · Condo · 226 Days on market

Built 1988 $510/mo HOA · 19% 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 +15.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +4.6/10.0
• 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 MLS

Move-right in Villa minutes to Gulf Beaches. Seperate dining room, breakfast room and family room in move-in condition. Fenced garden area & carport at your door. Join in social activities at Clubhouse heated pool/spa, cards, billiards, exercize, bikeride or walk to GT Bray Parks events, trails & tennis. Bradenton is a tropical paradise alive with nature walks, theatre & cultural events. North/South I-75 & East/West I- 4 easy access to everywhere including short two hour drive to Dizney, Sea World. Now is the time to buy!

Key facts

• Fitness center
• Shuffleboard courts
• Bocce ball

Tags

• MAINTENANCE FREE LIVING
• RESORT STYLE AMENITIES
• CLUBHOUSE WITH KITCHEN
• FITNESS CENTER
• SHUFFLEBOARD COURTS
• BOCCE BALL

Property features AI

Finance

• Other: Unit is on floor 1; Building number 32; Road surface: asphalt; Universal property ID available
• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee of $510 (total monthly fees $510); Annual association fees $6,120; Association amenities include clubhouse, fitness center, maintenance, recreation facilities, shuffleboard court, spa/hot tub, pool; Association fee covers cable TV, common area taxes, pool, escrow reserves, fidelity bond, internet, structure and grounds maintenance, management, private road, recreational facilities, and trash; Association approval required; Buyer approval required; Community features include association-owned recreation, clubhouse, deed restrictions, fitness center, irrigation with reclaimed water, and pool; Senior community; Pets allowed with restrictions (breed, number, size) — max pet weight 35 lbs; Furnished status negotiable

Exterior

• Parking: Assigned covered parking; Guest and reserved parking; 1-car carport
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; High-speed internet available; Sewer connected; Water connected
• Home design: Condominium; Residential property; One story; South-facing; Entry on first floor
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as completed condition
• Exterior features: Covered screened patio; Patio; Screened porch

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Thermostat; Vaulted ceilings; Blinds, drapes and rods; Sliding doors
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry in a laundry closet; Inside utility / breakfast room separate

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $73 ($874/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: Sea Breeze Elementary School (math 48% / reading 43%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 74% FRL); W. D. Sugg Middle School (math 34% / reading 28%, grade F, #462 of 571 statewide, top 81%, 1,010 students, 72% FRL); Bayshore High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 1,435 students, 65% FRL) — zoned schools average 70% FRL vs 51% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 52% district-wide (-19 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); 514 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% 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 226 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago 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 $112k; list at $225k implies a 101% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.20% ✓
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 6.9

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-39,397
• Equity at exit: $33,548

10-year hold

• IRR: -21.6%
• Equity multiple: 0.09×
• Total profit: $-57,542
• Equity at exit: $19,454

Cash invested: $63,000 (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: 514
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,706 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$510
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $73

Break-even live

Break-even rent $2,614

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $228	-5% $151	+0% $73	+5% $-5	+10% $-83
Rent	-10% $-141	-5% $-34	+0% $73	+5% $180	+10% $287
Rate	-1.0pp $186	-0.5pp $130	base $73	+0.5pp $15	+1.0pp $-45

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2724 72nd St W Unit 2010 Bradenton, FL	2.0	2.0	942	$1,950	$2.07	4d	1	0.17mi
2727 75th St W Bradenton, FL	1.0–2.0	1.5	835	$1,700	$2.04	5d	4	0.19mi
7610 34th Ave W Unit 203 Bradenton, FL	3.0	2.5	1857	$3,000	$1.62	25d	1	0.29mi
7710 34th Ave W #202 Bradenton, FL	2.0	2.0	1650	$3,000	$1.82	25d	1	0.30mi
7710 34th Ave W #303 Bradenton, FL	3.0	2.5	1854	$3,500	$1.89	17d	1	0.30mi
7610 34th Ave W #102 Bradenton, FL	2.0	2.0	1657	$2,600	$1.57	25d	1	0.30mi
6908 Arbor Oaks Cir Bradenton, FL	3.0	2.0	1600	$3,200	$2.00	5d	1	0.32mi
7740 34th Ave W #203 Bradenton, FL	3.0	2.5	1854	$3,500	$1.89	25d	1	0.36mi
4122 Overture Cir #533 Bradenton, FL	3.0	2.0	1381	$2,900	$2.10	25d	1	0.39mi
7242 Hamilton Rd Bradenton, FL	3.0	2.5	1520	$2,800	$1.84	4d	1	0.43mi
6709 35th Ave W Unit 1346494P Bradenton, FL	3.0	2.0	1227	$4,527	$3.69	17d	1	0.44mi
7840 34th Ave W #202 Bradenton, FL	2.0	2.0	1650	$3,000	$1.82	25d	1	0.44mi
7840 34th Ave W #102 Bradenton, FL	2.0	2.0	1650	$2,800	$1.70	25d	1	0.44mi
3450 77th St W #303 Bradenton, FL	3.0	2.5	1857	$5,400	$2.91	25d	1	0.45mi
7202 Hamilton Rd Unit 7202 Bradenton, FL	3.0	2.0	1277	$2,250	$1.76	17d	1	0.49mi
4241 Overture Cir Unit 447 Bradenton, FL	3.0	2.5	1627	$3,000	$1.84	25d	1	0.50mi
4005 Overture Cir Unit 4005 Bradenton, FL	3.0	2.0	1381	$2,700	$1.96	25d	1	0.50mi
2914 64th St W Bradenton, FL	2.0	2.0	1135	$2,025	$1.78	25d	1	0.51mi
7930 34th Ave W #102 Bradenton, FL	2.0	2.0	1657	$6,000	$3.62	25d	1	0.51mi
7930 34th Ave W #303 Bradenton, FL	3.0	2.5	1854	$4,000	$2.16	17d	1	0.51mi
3412 79th Street Cir W #103 Bradenton, FL	3.0	2.5	1854	$3,500	$1.89	25d	1	0.54mi
4196 Overture Cir Unit 4196 Bradenton, FL	3.0	2.0	1277	$2,300	$1.80	5d	1	0.55mi
4037 Overture Cir Unit 4037 Bradenton, FL	3.0	2.0	1381	$2,195	$1.59	25d	1	0.55mi
3418 79th Street Cir W #302 Bradenton, FL	2.0	2.0	1657	$2,949	$1.78	17d	1	0.56mi
7333 Skybird Rd Bradenton, FL	3.0	2.0	1277	$3,500	$2.74	25d	1	0.57mi
3426 79th Street Cir W #203 Bradenton, FL	3.0	2.5	1857	$5,100	$2.75	25d	1	0.58mi
6914 20th Ave W Bradenton, FL	2.0	2.0	1383	$2,795	$2.02	17d	1	0.59mi
2926 63rd St W Bradenton, FL	2.0	2.0	946	$2,100	$2.22	5d	1	0.60mi
4063 Overture Cir Bradenton, FL	3.0	2.0	1277	$2,400	$1.88	25d	1	0.60mi
4005 78th St W Bradenton, FL	3.0	2.0	1000	$1,895	$1.90	5d	1	0.60mi
6602 38th Avenue Cir W Bradenton, FL	3.0	2.0	1800	$2,800	$1.56	25d	1	0.61mi
2107 Palma Sola Blvd #8 Bradenton, FL	2.0	2.0	1056	$1,850	$1.75	17d	1	0.62mi
6304 Pointe West Blvd Unit A309 Bradenton, FL	2.0	2.0	1042	$1,795	$1.72	12d	1	0.73mi
6415 21st Ave W Bradenton, FL	1.0–2.0	1.0–2.0	1150	$1,896	$1.65	5d	5	0.75mi
7207 15th Avenue Dr W Bradenton, FL	3.0	2.0	1719	$3,495	$2.03	25d	1	0.81mi
5933 28th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	945	$2,013	$2.13	3d	6	0.84mi
4112 66th Street Cir W Bradenton, FL	2.0	2.0	1100	$1,960	$1.78	21d	1	0.85mi
4325 80th St W Bradenton, FL	3.0	1.5	1000	$2,200	$2.20	25d	1	0.85mi
4326 80th St W Bradenton, FL	2.0	2.0	1564	$1,600	$1.02	3d	1	0.86mi
5909 30th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	788	$1,670	$2.12	3d	6	0.86mi

HOA detail condo

• Monthly dues: $510 · $6,120/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-22
   days on market $225,000 Active 226 DOM
2. 2026-06-18
   days on market $225,000 Active 223 DOM
3. 2026-06-17
   days on market $225,000 Active 222 DOM
4. 2026-06-16
   days on market $225,000 Active 221 DOM
5. 2026-06-15
   days on market $225,000 Active 220 DOM
6. 2026-06-13
   days on market $225,000 Active 218 DOM
7. 2026-06-13
   days on market $225,000 Active 217 DOM
8. 2026-06-10
   days on market $225,000 Active 215 DOM
9. 2026-06-09
   days on market $225,000 Active 214 DOM
10. 2026-06-08
    days on market $225,000 Active 213 DOM
11. 2026-06-08
    days on market $225,000 Active 212 DOM
12. 2026-06-03
    days on market $225,000 Active 208 DOM
13. 2026-06-02
    days on market $225,000 Active 207 DOM
14. 2026-06-01
    days on market $225,000 Active 206 DOM
15. 2026-05-31
    days on market $225,000 Active 205 DOM
16. 2026-03-23
    price $225,000
17. 2025-11-07
    listed $235,000 Active
18. 2009-09-01
    soldstatus $112,000 552-char remark

    Show marketing remark (552 chars)

    Move-right in Villa minutes to Gulf Beaches. Seperate dining room, breakfast room and family room in move-in condition. Fenced garden area & carport at your door. Join in social activities at Clubhouse heated pool/spa, cards, billiards, exercize, bikeride or walk to GT Bray Parks events, trails & tennis. Bradenton is a tropical paradise alive with nature walks, theatre & cultural events. North/South I-75 & East/West I- 4 easy access to everywhere including short two hour drive to Dizney, Sea World. Now is the time to buy!

19. 2009-03-21
    listed $124,900 552-char remark

    Show marketing remark (552 chars)

    Move-right in Villa minutes to Gulf Beaches. Seperate dining room, breakfast room and family room in move-in condition. Fenced garden area & carport at your door. Join in social activities at Clubhouse heated pool/spa, cards, billiards, exercize, bikeride or walk to GT Bray Parks events, trails & tennis. Bradenton is a tropical paradise alive with nature walks, theatre & cultural events. North/South I-75 & East/West I- 4 easy access to everywhere including short two hour drive to Dizney, Sea World. Now is the time to buy!

ⓘ 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 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: $32,472
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,598
• − Management: −$2,598
• − HOA: −$6,120
• − Depreciation: −$6,545
• Taxable loss: −$2,492
• Est. tax savings @ 24.0%: +$598
• After-tax cash flow: $1,472/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

+80.1% since first listed

4 events — show timeline

• 2026-03-23 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2009-09-01 Sold (MLS) $112,000 Stellar MLS as Distributed by MLS Grid
• 2009-03-21 Listed $124,900 Stellar MLS as Distributed by MLS Grid