2449 Flamingo Blvd Unit K35 · Bayshore Gardens, FL 34207

$82,000

2 bd · 1.0 ba · 733 sqft · Condo public records · 27 Days on market

Built 1973 $419/mo HOA · 32% of rent

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Why this score? — see what drove the C 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 +19.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW!! Own a piece Paradise for so little!! This 3rd floor condo has been updated with beautiful kitchen cabinets and counters, built in microwave, tile floors in kitchen, bath and dining area, laminate in the living room, carpet in the bedrooms. Newer front door and screen door. Enjoy your favorite beverage while overlooking a beautiful tree lined courtyard from your screened & glassed lanai. This 55+ community has wonderful ammenities including a private pool, clubhouse, picnic area, shuffleboard, laundry facilities and many monthly activities. Convenient location with nearby shopping, grocery stores, banks and restaurants. Current owner had the bathtub/shower modified to accomodate her to step right in. Building is equipped with an elevator and you will be living on the top floor with no one above you to hear walking around. Nearby beaches less than 10 miles away!

Key facts

• Lush garden views
• Shuffleboard courts
• Sugar sand beaches

Tags

• SCREENED IN LANAI
• LUSH GARDEN VIEWS
• SPARKLING COMMUNITY POOL
• SHUFFLEBOARD COURTS
• PRIME LOCATION
• SUGAR SAND BEACHES

Property features AI

Finance

• Other: Turnkey furnished; Lease restrictions apply
• Financial info: Total annual fees $5,028; Condo fees charged monthly
• HOA & community: Monthly condo fee of $419; Association amenities include clubhouse, laundry, pool, shuffleboard court, spa/hot tub; Association fees cover cable TV, common area taxes, pool, insurance, internet, building and grounds maintenance, management, pest control, private road, and trash; Association approval required; Senior community; Buyer approval required; Deed restrictions; Irrigation with reclaimed water; Pets not allowed

Exterior

• Parking: Guest parking
• Utilities: Public water; Public sewer; Cable available and connected; Broadband/high-speed internet available; Irrigation equipment
• Home design: Residential condominium; One-level living within a 3-story building; Faces south; Completed condition
• Construction: Block construction; Shingle roof; Slab foundation; Building K
• Exterior features: Covered, enclosed, screened rear porch; Balcony; Outdoor grill; Sidewalks; Sliding doors; Storage; Mature landscaping with trees

Interior

• Kitchen: Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Solid surface counters; Solid wood cabinets; Walk-in closet(s); Window treatments; Elevator in building; Smoke detector(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $82k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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-, schools 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 falling (-5.5%/yr); 361 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 35% of the median local income ($45k/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 $567 of loan paydown is wiped out by about $2k 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 ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $82k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $80,770 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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. 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?
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• 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: -13.5%
• Equity multiple: 0.54×
• Total profit: $-10,637
• Equity at exit: $12,226

10-year hold

• IRR: -14.5%
• Equity multiple: 0.35×
• Total profit: $-14,966
• Equity at exit: $7,090

Cash invested: $22,960 (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 34207

• Rents YoY: -5.5%
• Active inventory: 361
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$430
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$34
• HOA: −$419
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $97

Break-even live

Break-even rent $1,172

Max offer price $82,000

Occupancy floor 87%

Sensitivity live

Price	-10% $144	-5% $121	+0% $97	+5% $74	+10% $51
Rent	-10% $-5	-5% $46	+0% $97	+5% $149	+10% $200
Rate	-1.0pp $139	-0.5pp $118	base $97	+0.5pp $76	+1.0pp $55

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2547 60th Ave W Unit L-36 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	17d	1	0.08mi
2028 Canal Dr Unit M26 Bradenton, FL	1.0	1.0	576	$1,050	$1.82	11d	1	0.21mi
5955 Palm Ln Unit A33 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	15d	1	0.26mi
5858 Welcome Rd Unit J23 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	4d	1	0.30mi
1874 Sunny Dr Unit F32 Bradenton, FL	2.0	1.0	744	$950	$1.28	24d	1	0.31mi
1875 Sunny Dr Unit G32 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	24d	1	0.34mi
1859 Restful Dr Unit L26 Bradenton, FL	1.0	1.0	576	$1,150	$2.00	24d	1	0.35mi
1839 Sunny Dr Unit E36 Bradenton, FL	1.0	1.0	576	$1,350	$2.34	24d	1	0.38mi
1825 Flamingo Blvd Unit O26 Bradenton, FL	1.0	1.0	576	$1,000	$1.74	24d	1	0.38mi
1807 Restful Dr Unit N4 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	4d	1	0.40mi
5888 17th St W Unit C23 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	24d	1	0.41mi
5908 17th St W Unit C36 Bradenton, FL	1.0	1.0	576	$950	$1.65	17d	1	0.44mi
1566 Pleasant Rd Unit J24 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	24d	1	0.48mi
6050 34th St W Bradenton, FL	1.0–2.0	1.0	734	$1,610	$2.19	2d	19	0.66mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	4d	1	0.72mi
5400 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	902	$1,651	$1.83	24d	1	0.78mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,450	$1.84	12d	5	0.84mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,550	$1.96	20d	5	0.84mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,450	$1.84	4d	4	0.84mi
2803 52nd Avenue Dr W Unit 2803 Bradenton, FL	2.0	1.0	750	$1,599	$2.13	24d	1	1.02mi
6916 Marlin Ln Bradenton, FL	2.0	1.0	430	$1,250	$2.91	24d	1	1.25mi
5001 22nd St W Unit B Bradenton, FL	2.0	1.0	729	$1,700	$2.33	17d	1	1.27mi
2835 50th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	850	$1,610	$1.89	4d	16	1.33mi
4148 53rd Ave W Bradenton, FL	1.0–2.0	1.0–2.0	899	$2,412	$2.68	22d	10	1.34mi
4148 53rd Ave W Bradenton, FL	1.0–3.0	1.0–2.0	989	$2,550	$2.58	2d	1	1.34mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	24d	1	1.50mi

HOA detail condo

• Monthly dues: $419 · $5,028/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $82,000 Active 27 DOM
2. 2026-06-17
   days on market $82,000 Active 26 DOM
3. 2026-06-16
   days on market $82,000 Active 25 DOM
4. 2026-06-15
   days on market $82,000 Active 24 DOM
5. 2026-06-13
   days on market $82,000 Active 22 DOM
6. 2026-06-13
   pricedays on market $82,000 Active 21 DOM
7. 2026-06-10
   days on market $89,000 Active 19 DOM
8. 2026-06-09
   days on market $89,000 Active 18 DOM
9. 2026-06-08
   days on market $89,000 Active 17 DOM
10. 2026-06-08
    days on market $89,000 Active 16 DOM
11. 2026-06-03
    days on market $89,000 Active 12 DOM
12. 2026-06-02
    days on market $89,000 Active 11 DOM
13. 2026-06-01
    days on market $89,000 Active 10 DOM
14. 2026-05-31
    days on market $89,000 Active 9 DOM
15. 2026-05-22
    listed $89,000 Active
16. 2014-08-19
    soldstatus $35,000 Sold 884-char remark

    Show marketing remark (884 chars)

    WOW!! Own a piece Paradise for so little!! This 3rd floor condo has been updated with beautiful kitchen cabinets and counters, built in microwave, tile floors in kitchen, bath and dining area, laminate in the living room, carpet in the bedrooms. Newer front door and screen door. Enjoy your favorite beverage while overlooking a beautiful tree lined courtyard from your screened & glassed lanai. This 55+ community has wonderful ammenities including a private pool, clubhouse, picnic area, shuffleboard, laundry facilities and many monthly activities. Convenient location with nearby shopping, grocery stores, banks and restaurants. Current owner had the bathtub/shower modified to accomodate her to step right in. Building is equipped with an elevator and you will be living on the top floor with no one above you to hear walking around. Nearby beaches less than 10 miles away!

17. 2014-08-05
    status Pending 884-char remark

    Show marketing remark (884 chars)

    WOW!! Own a piece Paradise for so little!! This 3rd floor condo has been updated with beautiful kitchen cabinets and counters, built in microwave, tile floors in kitchen, bath and dining area, laminate in the living room, carpet in the bedrooms. Newer front door and screen door. Enjoy your favorite beverage while overlooking a beautiful tree lined courtyard from your screened & glassed lanai. This 55+ community has wonderful ammenities including a private pool, clubhouse, picnic area, shuffleboard, laundry facilities and many monthly activities. Convenient location with nearby shopping, grocery stores, banks and restaurants. Current owner had the bathtub/shower modified to accomodate her to step right in. Building is equipped with an elevator and you will be living on the top floor with no one above you to hear walking around. Nearby beaches less than 10 miles away!

18. 2014-04-30
    listed $37,900 Active 884-char remark

    Show marketing remark (884 chars)

    WOW!! Own a piece Paradise for so little!! This 3rd floor condo has been updated with beautiful kitchen cabinets and counters, built in microwave, tile floors in kitchen, bath and dining area, laminate in the living room, carpet in the bedrooms. Newer front door and screen door. Enjoy your favorite beverage while overlooking a beautiful tree lined courtyard from your screened & glassed lanai. This 55+ community has wonderful ammenities including a private pool, clubhouse, picnic area, shuffleboard, laundry facilities and many monthly activities. Convenient location with nearby shopping, grocery stores, banks and restaurants. Current owner had the bathtub/shower modified to accomodate her to step right in. Building is equipped with an elevator and you will be living on the top floor with no one above you to hear walking around. Nearby beaches less than 10 miles away!

19. 1996-06-18
    soldstatus $33,000
20. 1994-10-21
    soldstatus $29,500

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $681 · $57/mo
• Expected delta: +$167/yr (+$14/mo · 32.4%)

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

Taxation est. · year 1

• Rental income: $15,546
• − Mortgage interest: −$4,593
• − Property taxes: −$514
• − Insurance: −$410
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − HOA: −$5,028
• − Depreciation: −$2,385
• Taxable income: $128
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $1,139/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

• Census place: Bayshore Gardens, FL
• County: Manatee County · 416,364 people
• City population: 33,840
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 34,081
• Household income: $45,010
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1474.0

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 0.57)
• Race & ethnicity: White 58% Hispanic / Latino 29% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 12% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 22% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -305.32%
• Current HPI: 369.9899
• Rent YoY: ▼ -5.50%
• 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

+201.7% since first listed

6 events — show timeline

• 2026-05-22 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-19 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-04-30 Listed $37,900 Stellar MLS as Distributed by MLS Grid
• 1996-06-18 Sold (Public Records) $33,000 Public Records
• 1994-10-21 Sold (Public Records) $29,500 Public Records

Property tax history

+10.6%/yr

Latest (2024): $514 · +4.9% YoY. Source: county tax records.