6204 Heritage Ln · Bradenton, FL 34209

$269,900

2 bd · 2.0 ba · 1,443 sqft · Condo public records · 104 Days on market

Built 1989 $293/mo HOA · 12% 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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home set in cul-de-sac, roof replace in 2006. A/C replaced in 2008. Dishwasher replaced in 2008. Has a 20X24 enclosed lanai with A/C. BONUS IS YOU OWN YOUR LOT.

Key facts

• Wood laminate floors
• 0.23 acre lot
• Garage

Tags

• FRESHLY PAINTED EXTERIOR
• WELL KEPT LANDSCAPING
• WOOD LAMINATE FLOORS
• UPGRADED AIR CONDITIONER
• UPGRADED HOT WATER HEATER
• LIFTMASTER GARAGE DOOR

Property features AI

Finance

• Other: Association name: Julie Conway; Total monthly HOA $293; total annual fees $3,516
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $293); HOA includes cable TV, grounds maintenance, management, recreational facilities; Recreation facilities and shuffleboard court; Pool; Association approval required; Buyer approval required; Deed restrictions; No truck/RV/motorcycle parking; Pets allowed (cats and dogs, max 25 lb); Senior community

Exterior

• Parking: Attached garage with garage door opener; 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Sprinkler well; Underground utilities
• Home design: Single family residence; Residential property; One story; Faces west; Homestead exempt
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built with public records as source
• Exterior features: Covered, enclosed patio/porch; Sidewalk; Cul-de-sac lot; City limits; Paved; Mature landscaping; Asphalt road; Public maintained road

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate; Wood; Recycled/composite flooring; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Split bedroom floorplan; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $-20 ($-240/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (10.9% below list).
• Recommended offer: $240k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); 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 (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 52% district-wide (-18 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); 510 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 35% 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 $8k 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 104 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $123k; list at $270k implies a 119% 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 $240,446 (10.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 9.4

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-51,988
• Equity at exit: $40,243

10-year hold

• IRR: -22.3%
• Equity multiple: 0.02×
• Total profit: $-73,862
• Equity at exit: $23,336

Cash invested: $75,572 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,404 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$112
• HOA: −$293
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-20

Break-even live

Break-even rent $2,430

Max offer price $266,361

Occupancy floor 96%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5933 28th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	945	$2,013	$2.13	1d	6	0.08mi
2926 63rd St W Bradenton, FL	2.0	2.0	946	$2,100	$2.22	3d	1	0.23mi
6304 Pointe West Blvd Unit A309 Bradenton, FL	2.0	2.0	1042	$1,795	$1.72	10d	1	0.25mi
5909 30th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	788	$1,670	$2.12	1d	6	0.28mi
6415 21st Ave W Bradenton, FL	1.0–2.0	1.0–2.0	1150	$1,896	$1.65	3d	5	0.29mi
2914 64th St W Bradenton, FL	2.0	2.0	1135	$2,025	$1.78	23d	1	0.31mi
6709 35th Ave W Unit 1346494P Bradenton, FL	3.0	2.0	1227	$4,527	$3.69	15d	1	0.52mi
6908 Arbor Oaks Cir Bradenton, FL	3.0	2.0	1600	$3,200	$2.00	3d	1	0.55mi
5907 36th Ave Cir W #5907 Bradenton, FL	2.0	2.0	937	$2,800	$2.99	23d	1	0.62mi
6914 20th Ave W Bradenton, FL	2.0	2.0	1383	$2,795	$2.02	15d	1	0.64mi
2724 72nd St W Unit 2010 Bradenton, FL	2.0	2.0	942	$1,950	$2.07	2d	1	0.69mi
6602 38th Avenue Cir W Bradenton, FL	3.0	2.0	1800	$2,800	$1.56	23d	1	0.71mi
5004 22nd Ave W Bradenton, FL	3.0	2.0	1577	$2,500	$1.59	3d	1	0.75mi
3401 50th St W Bradenton, FL	3.0	2.0	1418	$2,699	$1.90	23d	1	0.81mi
2727 75th St W Bradenton, FL	1.0–2.0	1.5	835	$1,700	$2.04	3d	4	0.82mi
4904 19th Ave W Bradenton, FL	3.0	2.0	1762	$4,000	$2.27	14d	1	0.88mi
4112 66th Street Cir W Bradenton, FL	2.0	2.0	1100	$1,960	$1.78	19d	1	0.88mi
1225 56th St W Bradenton, FL	2.0	2.0	1222	$1,800	$1.47	2d	1	0.89mi
7207 15th Avenue Dr W Bradenton, FL	3.0	2.0	1719	$3,495	$2.03	23d	1	0.90mi
7242 Hamilton Rd Bradenton, FL	3.0	2.5	1520	$2,800	$1.84	2d	1	0.90mi
4122 Overture Cir #533 Bradenton, FL	3.0	2.0	1381	$2,900	$2.10	23d	1	0.90mi
7202 Hamilton Rd Unit 7202 Bradenton, FL	3.0	2.0	1277	$2,250	$1.76	15d	1	0.93mi
4112 Cape Vista Dr Bradenton, FL	3.0	2.0	1450	$3,495	$2.41	23d	1	0.93mi
4005 Overture Cir Unit 4005 Bradenton, FL	3.0	2.0	1381	$2,700	$1.96	23d	1	0.94mi
6108 10th Ave W Bradenton, FL	3.0	2.0	1534	$7,000	$4.56	23d	1	0.95mi
4241 Overture Cir Unit 447 Bradenton, FL	3.0	2.5	1627	$3,000	$1.84	23d	1	0.96mi
4037 Overture Cir Unit 4037 Bradenton, FL	3.0	2.0	1381	$2,195	$1.59	23d	1	0.98mi
5111 13th Avenue Dr W Bradenton, FL	3.0	2.0	1778	$3,700	$2.08	23d	1	0.98mi
4161 66th Street Cir W Bradenton, FL	2.0	2.0	1044	$1,800	$1.72	15d	1	1.00mi
4209 66th Street Cir W Bradenton, FL	2.0	2.0	1044	$2,900	$2.78	23d	1	1.00mi
4063 Overture Cir Bradenton, FL	3.0	2.0	1277	$2,400	$1.88	23d	1	1.00mi
7610 34th Ave W Unit 203 Bradenton, FL	3.0	2.5	1857	$3,000	$1.62	23d	1	1.03mi
4196 Overture Cir Unit 4196 Bradenton, FL	3.0	2.0	1277	$2,300	$1.80	3d	1	1.03mi
7610 34th Ave W #102 Bradenton, FL	2.0	2.0	1657	$2,600	$1.57	23d	1	1.03mi
4110 Ironwood Cir #104 Bradenton, FL	2.0	2.0	1152	$1,800	$1.56	23d	1	1.03mi
4040 Ironwood Cir Unit 406F Bradenton, FL	2.0	2.0	1008	$1,675	$1.66	15d	1	1.04mi
4040 Ironwood Cir Unit 404F Bradenton, FL	2.0	2.0	1008	$1,750	$1.74	11d	1	1.04mi
7710 34th Ave W #202 Bradenton, FL	2.0	2.0	1650	$3,000	$1.82	23d	1	1.04mi
7710 34th Ave W #303 Bradenton, FL	3.0	2.5	1854	$3,500	$1.89	15d	1	1.04mi
6618 7th Ave Cir W #1404 Bradenton, FL	2.0	2.0	1440	$3,400	$2.36	23d	1	1.09mi

HOA detail condo

• Monthly dues: $293 · $3,516/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $269,900 Active 104 DOM
2. 2026-06-17
   days on market $269,900 Active 103 DOM
3. 2026-06-16
   days on market $269,900 Active 102 DOM
4. 2026-06-15
   days on market $269,900 Active 101 DOM
5. 2026-06-13
   days on market $269,900 Active 99 DOM
6. 2026-06-13
   days on market $269,900 Active 98 DOM
7. 2026-06-10
   days on market $269,900 Active 96 DOM
8. 2026-06-09
   days on market $269,900 Active 95 DOM
9. 2026-06-08
   days on market $269,900 Active 94 DOM
10. 2026-06-08
    days on market $269,900 Active 93 DOM
11. 2026-06-03
    days on market $269,900 Active 89 DOM
12. 2026-06-02
    days on market $269,900 Active 88 DOM
13. 2026-06-01
    days on market $269,900 Active 87 DOM
14. 2026-05-31
    days on market $269,900 Active 86 DOM
15. 2026-05-04
    price $269,900
16. 2026-04-14
    price $284,900
17. 2026-03-06
    listed $294,900 Active
18. 2009-11-03
    soldstatus $123,000
19. 2009-10-30
    soldstatus $123,000 163-char remark

    Show marketing remark (163 chars)

    Home set in cul-de-sac, roof replace in 2006. A/C replaced in 2008. Dishwasher replaced in 2008. Has a 20X24 enclosed lanai with A/C. BONUS IS YOU OWN YOUR LOT.

20. 2009-01-26
    listed $138,000 163-char remark

    Show marketing remark (163 chars)

    Home set in cul-de-sac, roof replace in 2006. A/C replaced in 2008. Dishwasher replaced in 2008. Has a 20X24 enclosed lanai with A/C. BONUS IS YOU OWN YOUR LOT.

21. 2003-12-08
    soldstatus $130,000
22. 1997-10-15
    soldstatus $85,900
23. 1990-05-07
    soldstatus $71,700

ⓘ 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: $1,185 · $99/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$1,056/yr (+$88/mo · 89.1%)

ⓘ 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 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: $28,854
• − Mortgage interest: −$15,119
• − Property taxes: −$1,185
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,308
• − Management: −$2,308
• − HOA: −$3,516
• − Depreciation: −$7,852
• Taxable loss: −$4,783
• Est. tax savings @ 24.0%: +$1,148
• After-tax cash flow: $908/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

• Census place: Bradenton, FL
• 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

+276.4% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $284,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $294,900 Stellar MLS as Distributed by MLS Grid
• 2009-11-03 Sold (Public Records) $123,000 Public Records
• 2009-10-30 Sold (MLS) $123,000 Stellar MLS as Distributed by MLS Grid
• 2009-01-26 Listed $138,000 Stellar MLS as Distributed by MLS Grid
• 2003-12-08 Sold (Public Records) $130,000 Public Records
• 1997-10-15 Sold (Public Records) $85,900 Public Records
• 1990-05-07 Sold (Public Records) $71,700 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,185 · +3.8% YoY. Source: county tax records.