4820 61st Avenue Dr W · Bayshore Gardens, FL 34210

$375,000

3 bd · 2.0 ba · 2,160 sqft · Condo public records · 102 Days on market

Built 1988 $916/mo HOA · 22% 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 +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Active With Contract! Large, maintenance free villa is Florida living at it's best. Over 2100 sq ft of elegant living with your own private pool. Enclosed Florida room with A/C to relax right off the Master bedroom and with access to your private pool. Master suite boosts magnificent bath with Roman tub and separate shower. Enter from foyer into your large living/dining area with wood burning fireplace, sliders from both rooms to heated pool and newly paved deck for relaxing. Third bedroom is being used as a Den. Tile roof was replaced in November 2012. Located in IMG Country Club Community which is open to the public and boasts a magnificent clubhouse on Sarasota Bay. Enjoy dinners while watching the sunsets. Just minutes to Anna Maria Island and all the white sandy beaches of the Manatee and Sarasota counties.

Key facts

• Resurfaced pool
• Mini-split system
• Florida room

Tags

• FLORIDA ROOM
• HURRICANE-IMPACT WINDOWS
• MINI-SPLIT SYSTEM
• RESURFACED POOL
• CORNER UNIT

Property features AI

Finance

• Other: Partially furnished; Lease restrictions apply
• Financial info: Monthly HOA amount reported; Total annual fees reported
• HOA & community: Has HOA (Palm Court Owners Association/Dellcor Management); Association approval required; Quarterly association fee; Association fee includes cable TV, internet, insurance, management, maintenance of structure and grounds, private road, and escrow reserves; Deed restrictions; Irrigation with reclaimed water; Pets allowed

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Closed-circuit camera(s)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential villa; One story; North facing; Slab foundation
• Construction: Block construction; Tile roof; Built on slab
• Exterior features: Lighting; Outdoor grill; Rain gutters; Vinyl fencing; Corner lot; Asphalt road; Private maintained road; Private in-ground heated gunite pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Mini-split unit(s)
• Interior features: Stone counters; Vaulted ceilings; Storm windows; Wood burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry closet; Inside utility; Attic

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $1 ($8/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $341k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3k of loan paydown is wiped out by about $11k 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 102 days — a 9% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $44k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; list at $375k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $341,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 1.10% ✓
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 7.6

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: -20.5%
• Equity multiple: 0.31×
• Total profit: $-72,336
• Equity at exit: $55,914

10-year hold

• IRR: -25.5%
• Equity multiple: -0.03×
• Total profit: $-107,721
• Equity at exit: $32,423

Cash invested: $105,000 (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 34210

• Rents YoY: -6.1%
• Active inventory: 556
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $4,123 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$218 /mo · $2,617/yr
• Insurance: −$156
• HOA: −$916
• Vacancy / Maint / Mgmt: −$866
• Net cashflow: $1

Break-even live

Break-even rent $4,123

Max offer price $375,000

Occupancy floor 95%

Sensitivity live

Price	-10% $213	-5% $107	+0% $1	+5% $-105	+10% $-212
Rent	-10% $-325	-5% $-162	+0% $1	+5% $164	+10% $326
Rate	-1.0pp $190	-0.5pp $96	base $1	+0.5pp $-97	+1.0pp $-195

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5508 Summit Pointe Cir #104 Bradenton, FL	3.0	3.0	2499	$3,995	$1.60	25d	1	0.29mi
5628 Summit Pointe Cir Bradenton, FL	3.0	2.0	1714	$2,500	$1.46	25d	1	0.36mi
4522 La Jolla Dr Bradenton, FL	2.0	2.0	1573	$3,100	$1.97	17d	1	0.53mi
6104 Champions Row St Bradenton, FL	4.0	2.5	2623	$6,500	$2.48	25d	1	0.56mi
6233 Champions Row St Bradenton, FL	4.0	3.0	2182	$6,400	$2.93	25d	1	0.57mi
4408 La Jolla Dr Unit 19A Bradenton, FL	3.0	3.0	2378	$3,250	$1.37	25d	1	0.59mi
4334 Mirabella Cir Bradenton, FL	3.0	2.0	2172	$6,500	$2.99	13d	1	0.72mi
4358 Mirabella Cir Bradenton, FL	3.0	2.0	1823	$2,950	$1.62	25d	1	0.75mi
3503 Avenida Madera Unit B Bradenton, FL	2.0	2.0	2259	$4,500	$1.99	25d	1	0.79mi
3411 Avenida Madera Unit A Bradenton, FL	3.0	3.0	2300	$3,500	$1.52	25d	1	0.84mi
6462 Wild Oak Bay Blvd #243 Bradenton, FL	3.0	2.0	1592	$4,100	$2.58	25d	1	0.91mi
5522 46th Ct W Bradenton, FL	3.0	3.0	2039	$6,000	$2.94	25d	1	0.92mi
5514 46th Ct W Bradenton, FL	3.0	3.0	2039	$6,000	$2.94	5d	1	0.94mi
6406 Turtle Grass Dr Bradenton, FL	3.0	3.0	2448	$6,500	$2.66	25d	1	0.95mi
6472 Seagull Dr #306 Bradenton, FL	3.0	2.0	1592	$2,595	$1.63	25d	1	0.95mi
5530 46th Ct W Bradenton, FL	3.0	3.0	2039	$5,300	$2.60	5d	1	1.00mi
5531 46th Ct W #5531 Bradenton, FL	3.0	3.0	2039	$5,900	$2.89	25d	1	1.00mi
5461 46th Ct W Bradenton, FL	4.0	3.5	2719	$6,800	$2.50	25d	1	1.00mi
5469 46th Ct W Bradenton, FL	4.0	3.5	2719	$7,500	$2.76	25d	1	1.00mi
5433 46th Ct W Bradenton, FL	3.0	3.0	2100	$5,400	$2.57	25d	1	1.02mi
6423 Egret Ln #402 Bradenton, FL	2.0	2.0	1425	$3,150	$2.21	25d	1	1.02mi
5425 46th Ct W Bradenton, FL	3.0	3.0	2039	$5,000	$2.45	5d	1	1.04mi
3605 57th Avenue Dr W Bradenton, FL	2.0	2.0	1454	$2,100	$1.44	5d	1	1.10mi
6101 34th St W Unit 27C Bradenton, FL	3.0	2.0	1547	$2,250	$1.45	21d	1	1.12mi
6101 34th St W Bradenton, FL	2.0–3.0	2.0	1444	$2,000	$1.39	4d	2	1.13mi
3705 54th Dr W #201 Bradenton, FL	3.0	3.0	1650	$5,500	$3.33	17d	1	1.19mi
3705 54th Dr W #103 Bradenton, FL	3.0	3.0	1650	$4,700	$2.85	17d	1	1.19mi
3702 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1327	$4,900	$3.69	5d	2	1.19mi
3705 54th Dr W Unit N202 Bradenton, FL	4.0	4.0	2400	$7,500	$3.12	17d	1	1.19mi
6850 Foxtail Palm Way Bradenton, FL	3.0	1.0–2.0	1039	$3,356	$3.23	3d	68	1.27mi
3510 54th Dr W #102 Bradenton, FL	3.0	3.0	1981	$5,900	$2.98	17d	1	1.28mi
3510 54th Dr W #103 Bradenton, FL	3.0	3.0	1795	$5,500	$3.06	5d	1	1.28mi
3510 54th Dr W #101 Bradenton, FL	3.0	3.0	1795	$5,000	$2.79	5d	1	1.28mi
3401 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1293	$4,500	$3.48	5d	3	1.32mi
6439 Georgia Ave Bradenton, FL	2.0	1.0	1614	$2,095	$1.30	12d	1	1.35mi
5400 34th St W Bradenton, FL	2.0	2.0	1404	$2,500	$1.78	25d	3	1.39mi
5125 39th St W Unit 1545695P Bradenton, FL	3.0	2.0	1593	$4,526	$2.84	16d	1	1.49mi

HOA detail condo

• Monthly dues: $916 · $10,992/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-22
   days on market $375,000 Active 102 DOM
2. 2026-06-18
   days on market $375,000 Active 99 DOM
3. 2026-06-17
   days on market $375,000 Active 98 DOM
4. 2026-06-16
   days on market $375,000 Active 97 DOM
5. 2026-06-15
   days on market $375,000 Active 96 DOM
6. 2026-06-13
   days on market $375,000 Active 94 DOM
7. 2026-06-13
   days on market $375,000 Active 93 DOM
8. 2026-06-10
   days on market $375,000 Active 91 DOM
9. 2026-06-09
   days on market $375,000 Active 90 DOM
10. 2026-06-08
    days on market $375,000 Active 89 DOM
11. 2026-06-08
    pricedays on market $375,000 Active 88 DOM
12. 2026-06-03
    days on market $399,900 Active 84 DOM
13. 2026-06-02
    days on market $399,900 Active 83 DOM
14. 2026-06-01
    days on market $399,900 Active 82 DOM
15. 2026-05-31
    days on market $399,900 Active 81 DOM
16. 2026-04-28
    price $399,900
17. 2026-03-11
    listed $419,000 Active
18. 2013-04-18
    soldstatus $220,000
19. 2013-04-16
    soldstatus $220,000 825-char remark

    Show marketing remark (825 chars)

    Active With Contract! Large, maintenance free villa is Florida living at it's best. Over 2100 sq ft of elegant living with your own private pool. Enclosed Florida room with A/C to relax right off the Master bedroom and with access to your private pool. Master suite boosts magnificent bath with Roman tub and separate shower. Enter from foyer into your large living/dining area with wood burning fireplace, sliders from both rooms to heated pool and newly paved deck for relaxing. Third bedroom is being used as a Den. Tile roof was replaced in November 2012. Located in IMG Country Club Community which is open to the public and boasts a magnificent clubhouse on Sarasota Bay. Enjoy dinners while watching the sunsets. Just minutes to Anna Maria Island and all the white sandy beaches of the Manatee and Sarasota counties.

20. 2012-11-25
    listed $225,000 825-char remark

    Show marketing remark (825 chars)

    Active With Contract! Large, maintenance free villa is Florida living at it's best. Over 2100 sq ft of elegant living with your own private pool. Enclosed Florida room with A/C to relax right off the Master bedroom and with access to your private pool. Master suite boosts magnificent bath with Roman tub and separate shower. Enter from foyer into your large living/dining area with wood burning fireplace, sliders from both rooms to heated pool and newly paved deck for relaxing. Third bedroom is being used as a Den. Tile roof was replaced in November 2012. Located in IMG Country Club Community which is open to the public and boasts a magnificent clubhouse on Sarasota Bay. Enjoy dinners while watching the sunsets. Just minutes to Anna Maria Island and all the white sandy beaches of the Manatee and Sarasota counties.

21. 2008-03-07
    soldstatus $235,000
22. 2005-10-19
    listed $400,000
23. 2003-10-29
    soldstatus $230,000
24. 1988-05-06
    soldstatus $151,800
25. 1986-06-01
    soldstatus $1,386,000

ⓘ 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: $2,617 · $218/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$496/yr (+$41/mo · 18.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $49,481
• − Mortgage interest: −$21,006
• − Property taxes: −$2,617
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,959
• − Management: −$3,959
• − HOA: −$10,992
• − Depreciation: −$10,909
• Taxable loss: −$5,834
• Est. tax savings @ 24.0%: +$1,400
• After-tax cash flow: $1,408/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

-71.1% since first listed

10 events — show timeline

• 2026-04-28 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Listed $419,000 Stellar MLS as Distributed by MLS Grid
• 2013-04-18 Sold (Public Records) $220,000 Public Records
• 2013-04-16 Sold (MLS) $220,000 Stellar MLS as Distributed by MLS Grid
• 2012-11-25 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2008-03-07 Sold (Public Records) $235,000 Public Records
• 2005-10-19 Listed $400,000 Stellar MLS as Distributed by MLS Grid
• 2003-10-29 Sold (Public Records) $230,000 Public Records
• 1988-05-06 Sold (Public Records) $151,800 Public Records
• 1986-06-01 Sold (Public Records) $1,386,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,617 · +3.5% YoY. Source: county tax records.