6146 7th Ave W #6146 · Bradenton, FL 34209

$129,900

2 bd · 2.0 ba · 1,025 sqft · Condo · 22 Days on market

Built 1979 $745/mo HOA · 35% 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 +15.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• 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

This a super nice clean two bedroom, two bath condo in a wonderful complex in an incredible location!! This 2nd floor unit is so bright and cheery!!You can sit out on your balcony and enjoy the balmy Florida breezes and beautiful view of the courtyard and the pool! Beautifully landscaped grounds, private tennis courts and a fully equipped clubhouse. And you can literally walk to everything. .. . grocery stores, banks, Bealls Department Store, Fresh Market, popular fast food and family restaurants, Blake Hospital, schools, G. T. Bray Park, and a boat ramp. Also just minutes from white sandy beaches of Anna Maria Island, the Gulf of Mexico, and Palma Sola Bay. Public transportation is just steps away!!

Key facts

• Screened lanai
• Nearby gt bray park
• New roof

Tags

• GREAT WEST BRADENTON LOCATION
• WALK TO PUBLIC TRANSPORTATION
• NEARBY GT BRAY PARK
• BEAUTIFUL VIEWS OF COURTYARD
• SCREENED LANAI
• NEW ROOF

Property features AI

Finance

• Other: Condo land included; Association contact: C and S /Janet Fernandez
• Financial info: Total annual association fees $8,940; Lease restrictions apply
• HOA & community: Monthly condo/association fee of $745 (includes cable TV, escrow reserves, building and grounds maintenance, management, pest control, private road, recreational facilities, sewer, trash, water); Association amenities include clubhouse and recreation facilities; Buyer/association approval required; Association dues billed monthly; Community features include pool, clubhouse, deed restrictions, and owned recreation facilities; Pets allowed (maximum ~20 lbs)

Exterior

• Parking: Assigned parking; Covered parking; Guest parking; Open parking; 1-car carport
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Residential condominium; Located on the 2nd floor; Faces east; 2-story building cluster
• Construction: Block construction; Shingle roof; Other foundation
• Exterior features: Other exterior features; Asphalt road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Window treatments
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $43 ($514/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% 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.
• Market conditions: Rents soft (-0.3%/yr); 510 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 31% 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 $898 of loan paydown is wiped out by about $4k 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 22 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $66k; list at $130k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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. 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: 1.64% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 5.1

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: -19.9%
• Equity multiple: 0.34×
• Total profit: $-24,083
• Equity at exit: $19,369

10-year hold

• IRR: -35.0%
• Equity multiple: -0.09×
• Total profit: $-39,630
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$745
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $43

Break-even live

Break-even rent $2,079

Max offer price $129,900

Occupancy floor 93%

Sensitivity live

Price	-10% $133	-5% $88	+0% $43	+5% $-2	+10% $-47
Rent	-10% $-126	-5% $-41	+0% $43	+5% $127	+10% $211
Rate	-1.0pp $108	-0.5pp $76	base $43	+0.5pp $9	+1.0pp $-25

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6102 7th Ave W Unit 6102 Bradenton, FL	2.0	2.0	1050	$2,600	$2.48	24d	1	0.03mi
6318 7th Ave W Unit None Bradenton, FL	2.0	2.0	1025	$2,000	$1.95	24d	1	0.03mi
6318 7th Ave W Bradenton, FL	2.0	2.0	1025	$1,800	$1.76	24d	1	0.03mi
6306 7th Ave W Bradenton, FL	3.0	2.0	984	$1,800	$1.83	16d	1	0.03mi
5513 3rd Avenue Plz W Bradenton, FL	3.0	2.0	1282	$2,019	$1.57	4d	1	0.25mi
6448 7th Avenue Cir W Bradenton, FL	3.0	2.0	1482	$3,100	$2.09	24d	1	0.40mi
6618 7th Ave Cir W #1404 Bradenton, FL	2.0	2.0	1440	$3,400	$2.36	24d	1	0.41mi
6446 7th Avenue Cir W Unit 6446 Bradenton, FL	2.0	2.0	1440	$2,400	$1.67	24d	1	0.41mi
6646 7th Avenue Cir W Bradenton, FL	2.0	2.0	1440	$2,500	$1.74	24d	1	0.43mi
6652 7th Avenue Cir W Bradenton, FL	3.0	2.0	1495	$2,800	$1.87	15d	1	0.46mi
109 53rd St W Bradenton, FL	3.0	2.5	1492	$2,700	$1.81	24d	1	0.47mi
5132 1st Ave W Bradenton, FL	3.0	2.0	1249	$2,500	$2.00	16d	1	0.52mi
1225 56th St W Bradenton, FL	2.0	2.0	1222	$1,800	$1.47	3d	1	0.58mi
5008 Manatee Ave W Unit 1 Bradenton, FL	1.0	1.0	875	$1,000	$1.14	24d	1	0.59mi
1403 56th St W Bradenton, FL	1.0	1.0	812	$1,445	$1.78	16d	1	0.63mi
1403 56th St W #1403 Bradenton, FL	1.0	1.0	812	$1,595	$1.96	24d	1	0.65mi
6904 Manatee Ave W Bradenton, FL	1.0–3.0	1.0–2.0	1068	$1,678	$1.57	2d	76	0.65mi
4607 7th Ave W Bradenton, FL	3.0	1.0	1296	$1,950	$1.50	24d	1	0.86mi
202 46th St W Unit 207 Bradenton, FL	2.0	2.0	951	$1,800	$1.89	16d	1	0.87mi
7507 4th Ave W Unit 1546087P Bradenton, FL	3.0	2.0	1474	$2,258	$1.53	16d	1	1.00mi
6817 11th Ave NW Bradenton, FL	3.0	2.0	1308	$3,200	$2.45	24d	1	1.05mi
6415 21st Ave W Bradenton, FL	1.0–2.0	1.0–2.0	1150	$1,896	$1.65	4d	5	1.08mi
6304 Pointe West Blvd Unit A309 Bradenton, FL	2.0	2.0	1042	$1,795	$1.72	11d	1	1.13mi
6914 20th Ave W Bradenton, FL	2.0	2.0	1383	$2,795	$2.02	16d	1	1.17mi
5933 28th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	945	$2,013	$2.13	2d	6	1.34mi
3805 7th Ave W Bradenton, FL	3.0	1.0	1000	$2,200	$2.20	24d	1	1.35mi
1408 37th Street Ct W Bradenton, FL	3.0	2.0	1188	$2,500	$2.10	4d	1	1.49mi

HOA detail condo

• Monthly dues: $745 · $8,940/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $129,900 Active 22 DOM
2. 2026-06-17
   days on market $129,900 Active 21 DOM
3. 2026-06-16
   days on market $129,900 Active 20 DOM
4. 2026-06-15
   days on market $129,900 Active 19 DOM
5. 2026-06-13
   days on market $129,900 Active 17 DOM
6. 2026-06-13
   days on market $129,900 Active 16 DOM
7. 2026-06-03
   days on market $129,900 Active 14 DOM
8. 2026-06-02
   days on market $129,900 Active 13 DOM
9. 2026-06-01
   days on market $129,900 Active 12 DOM
10. 2026-05-31
    days on market $129,900 Active 11 DOM
11. 2026-05-20
    listed $129,900 Active
12. 2014-04-15
    soldstatus $66,000 Sold 709-char remark

    Show marketing remark (709 chars)

    This a super nice clean two bedroom, two bath condo in a wonderful complex in an incredible location!! This 2nd floor unit is so bright and cheery!!You can sit out on your balcony and enjoy the balmy Florida breezes and beautiful view of the courtyard and the pool! Beautifully landscaped grounds, private tennis courts and a fully equipped clubhouse. And you can literally walk to everything. .. . grocery stores, banks, Bealls Department Store, Fresh Market, popular fast food and family restaurants, Blake Hospital, schools, G. T. Bray Park, and a boat ramp. Also just minutes from white sandy beaches of Anna Maria Island, the Gulf of Mexico, and Palma Sola Bay. Public transportation is just steps away!!

13. 2013-12-06
    listed $69,900 709-char remark

    Show marketing remark (709 chars)

    This a super nice clean two bedroom, two bath condo in a wonderful complex in an incredible location!! This 2nd floor unit is so bright and cheery!!You can sit out on your balcony and enjoy the balmy Florida breezes and beautiful view of the courtyard and the pool! Beautifully landscaped grounds, private tennis courts and a fully equipped clubhouse. And you can literally walk to everything. .. . grocery stores, banks, Bealls Department Store, Fresh Market, popular fast food and family restaurants, Blake Hospital, schools, G. T. Bray Park, and a boat ramp. Also just minutes from white sandy beaches of Anna Maria Island, the Gulf of Mexico, and Palma Sola Bay. Public transportation is just steps away!!

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

Taxation est. · year 1

• Rental income: $25,604
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − HOA: −$8,940
• − Depreciation: −$3,779
• Taxable loss: −$1,086
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $775/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

+85.8% since first listed

3 events — show timeline

• 2026-05-20 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2014-04-15 Sold (MLS) $66,000 Stellar MLS as Distributed by MLS Grid
• 2013-12-06 Listed $69,900 Stellar MLS as Distributed by MLS Grid