6710 36th Ave E #192 · Ellenton, FL 34221

$95,000

2 bd · 1.0 ba · 1,344 sqft · Manufactured public records · 21 Days on market

Built 1978 5,619 sqft lot Est $161k · 41% under $216/mo HOA · 10% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept home in the popular community of Shadow Brook. All ages and pets are welcome! Nicely kept home with new a/c in 2017, new Florida anchor & barrior in 2013, new plumbing & water heater in 2017. Large screen porch with deep utility shed & w/ d off of carport area. Additional sunny Florida room is great for relaxing or crafting! Very large living room, separate dining room along with a breakfast bar in the kitchen. 2nd bedroom offers a full bath with a separate door to home entrance Light and bright home with lots of storage.

Key facts

• Pet friendly park
• Large library
• Pool table

Tags

• NEW ROOF
• HEATED POOL
• SHUFFLE BOARD COURTS
• LARGE LIBRARY
• POOL TABLE
• PET FRIENDLY PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $876 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 4.5% in Ellenton — 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 76/100 on livability (#232 in FL, #3,666 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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: James Tillman Elementary Magnet School (math 65% / reading 34%, grade D, #1,088 of 2,144 statewide, top 53%, 520 students, 74% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 52% district-wide (-13 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 (-3.0%/yr); 1160 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 34% of the median local income ($78k/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 $657 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.33% ✓
• Cap rate: 17.36%
• Cash-on-cash: 39.52%
• DSCR: 2.76
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $161,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6710 36th Ave E #359	0.00mi	2/2.0	1,327 (-1%)	6mo	$150,000	$113	89
6710 36th Ave E #8	0.00mi	2/2.0	1,400 (+4%)	2mo	$190,000	$136	87
6710 36th Ave E #176	0.00mi	2/2.0	1,344 (0%)	11mo	$190,000	$141	87
6710 36th Ave E #241	0.00mi	2/2.0	1,280 (-5%)	3mo	$120,000	$94	86
6710 36th Ave E #312	0.00mi	2/2.0	1,320 (-2%)	11mo	$130,000	$98	84
6710 36th Ave E #269	0.00mi	2/2.0	1,292 (-4%)	8mo	$75,000	$58	83
6710 36th Ave E #287	0.00mi	2/2.0	1,421 (+6%)	6mo	$170,000	$120	82
6710 36th Ave E #271	0.00mi	2/2.0	1,446 (+8%)	6mo	$210,000	$145	79
6710 36th Ave E #109	0.00mi	3/2.0 (+1)	1,440 (+7%)	7mo	$135,000	$94	73
6710 36th Ave E #222	0.00mi	2/2.0	1,211 (-10%)	10mo	$148,000	$122	71
6710 36th Ave E #37	0.00mi	2/2.0	1,152 (-14%)	7mo	$125,000	$109	66
6710 36th Ave E #323	0.00mi	2/2.0	1,152 (-14%)	10mo	$165,000	$143	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 2.28×
• Total profit: $34,089
• Equity at exit: $14,165

10-year hold

• IRR: 37.1%
• Equity multiple: 3.90×
• Total profit: $77,176
• Equity at exit: $8,214

Cash invested: $26,600 (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 34221

• Rents YoY: -3.0%
• Active inventory: 1160
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$498
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$40
• HOA: −$216
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $876

Break-even live

Break-even rent $1,100

Max offer price $95,000

Occupancy floor 55%

Sensitivity live

Price	-10% $930	-5% $903	+0% $876	+5% $849	+10% $822
Rent	-10% $702	-5% $789	+0% $876	+5% $963	+10% $1,050
Rate	-1.0pp $924	-0.5pp $900	base $876	+0.5pp $851	+1.0pp $826

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6010 33rd Dr E Palmetto, FL	3.0	2.0	1287	$2,115	$1.64	4d	1	0.41mi
3303 54th St E Palmetto, FL	3.0	2.0	1285	$2,000	$1.56	4d	1	0.78mi
9940 Mahaffey DR Palmetto, FL	1.0–3.0	1.0–3.0	1106	$1,700	$1.54	25d	1	0.88mi
6045 Bird Key Pl Palmetto, FL	1.0–3.0	1.0–2.0	986	$2,005	$2.03	4d	220	0.88mi
5029 Rocky Coast Pl Palmetto, FL	3.0	2.0	1482	$2,400	$1.62	11d	1	1.06mi
4014 84th Ct E Palmetto, FL	3.0	2.0	1555	$2,516	$1.62	22d	1	1.12mi
5185 Rocky Coast Pl Palmetto, FL	3.0	2.0	1529	$2,450	$1.60	15d	1	1.15mi
4117 84th Ct E Palmetto, FL	3.0	2.0	1448	$2,466	$1.70	22d	1	1.19mi
5413 Badini Way Palmetto, FL	3.0	2.0	1420	$2,550	$1.80	4d	1	1.33mi

HOA detail

• Monthly dues: $216 · $2,592/yr
• Likely covers: water

Listing history 6 events

1. 2026-03-31
   status Pending
2. 2026-03-10
   listed $95,000 Active
3. 2019-04-18
   soldstatus $85,000
4. 2019-04-16
   soldstatus $85,000 Sold 555-char remark

   Show marketing remark (555 chars)

   Well kept home in the popular community of Shadow Brook. All ages and pets are welcome! Nicely kept home with new a/c in 2017, new Florida anchor & barrior in 2013, new plumbing & water heater in 2017. Large screen porch with deep utility shed & w/ d off of carport area. Additional sunny Florida room is great for relaxing or crafting! Very large living room, separate dining room along with a breakfast bar in the kitchen. 2nd bedroom offers a full bath with a separate door to home entrance Light and bright home with lots of storage.

5. 2019-03-16
   status Pending 555-char remark

   Show marketing remark (555 chars)

   Well kept home in the popular community of Shadow Brook. All ages and pets are welcome! Nicely kept home with new a/c in 2017, new Florida anchor & barrior in 2013, new plumbing & water heater in 2017. Large screen porch with deep utility shed & w/ d off of carport area. Additional sunny Florida room is great for relaxing or crafting! Very large living room, separate dining room along with a breakfast bar in the kitchen. 2nd bedroom offers a full bath with a separate door to home entrance Light and bright home with lots of storage.

6. 2018-12-03
   listed $90,000 Active 555-char remark

   Show marketing remark (555 chars)

   Well kept home in the popular community of Shadow Brook. All ages and pets are welcome! Nicely kept home with new a/c in 2017, new Florida anchor & barrior in 2013, new plumbing & water heater in 2017. Large screen porch with deep utility shed & w/ d off of carport area. Additional sunny Florida room is great for relaxing or crafting! Very large living room, separate dining room along with a breakfast bar in the kitchen. 2nd bedroom offers a full bath with a separate door to home entrance Light and bright home with lots of storage.

ⓘ 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: $1,382 · $115/mo
• Projected year-2 tax: $1,382 · $115/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,506
• − Mortgage interest: −$5,321
• − Property taxes: −$1,382
• − Insurance: −$475
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − HOA: −$2,592
• − Depreciation: −$2,764
• Taxable income: $9,730
• Est. tax owed @ 24.0%: −$2,335
• After-tax cash flow: $8,177/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 — Ellenton

• Score: 76/100
• State rank: #232
• US rank: #3666

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C+ 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: 14,819
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 56,208
• Household income: $77,712
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 1193.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 22% Black 14% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -383.53%
• Current HPI: 302.1458
• Rent YoY: ▼ -2.98%
• 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

+5.6% since first listed

6 events — show timeline

• 2026-03-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-18 Sold (Public Records) $85,000 Public Records
• 2019-04-16 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-12-03 Listed $90,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $1,382 · +2.0% YoY. Source: county tax records.