1801 Gulf Dr N #183 · Bradenton Beach, FL 34217

$400,000

1 bd · 1.0 ba · 691 sqft · Condo public records · 57 Days on market

Built 1978 $1140/mo HOA · 19% 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 +26.1/30.0
• 1% rule +9.6/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Runaway Bay is an excellent community to maximize your investment return, with a minimum of weekly rentals allowing you to rent up to 52 times per year! Runaway Bay makes a great income producing property which offers the Island's largest salt water pool, tennis courts, sauna, fitness facility, bay front dock or fishing pier, Deeded Beach Access, and Much More! This is a great place to bring the family to enjoy the beautiful wonders of Anna Maria Island and make many fantastic vacation memories. This is currently the only ground floor unit available which is great for the retired couple looking for the Wonderful Warm Florida Sunshine, Do not let it slip away!Come and soak up some Sun!

Key facts

• Deeded beach access
• Largest heated pool
• Serene lagoon views

Tags

• WEEKLY RENTALS PERMITTED
• SERENE LAGOON VIEWS
• PRIVATE LANAI
• HURRICANE-IMPACT WINDOWS
• DEEDED BEACH ACCESS
• LARGEST HEATED POOL

Property features AI

Finance

• Other: Furnished; Lease restrictions apply
• HOA & community: Has HOA; monthly condo fee about $1,140; Association approval required; Association fees include cable TV, internet, insurance, management, maintenance (structure and grounds), pest control, pool, fitness center, tennis courts, common area taxes, trash, water, sewer, escrow reserves, fidelity bond, private road, recreational facilities; Community features: clubhouse, pool, fitness center, tennis court(s), sidewalks, community mailbox, deed restrictions, association recreation owned, buyer approval required; Pets allowed (cats and dogs)

Exterior

• Parking: Assigned parking space (space 183) and guest parking
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected; Sewer connected
• Home design: Condominium; One-level unit (floor 1); Faces East
• Construction: Block and stucco construction; Other roof type; Slab foundation; Built as part of a multi-story building (total 2 stories)
• Exterior features: Covered patio/porch; Patio; Porch; Exterior lighting; Sidewalk; Sliding doors; Storage; Tennis courts; Landscaped with trees

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Solid surface counters
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $400k).
• Recommended offer: $388k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 0.7% in Bradenton Beach — 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 67/100 on livability (#568 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-, housing A-; Watch: schools D, amenities F, cost of living D-.
• 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: 325 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $12k 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 57 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $180k; list at $400k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $388,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.46% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-26,609
• Equity at exit: $59,641

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $28,445
• Equity at exit: $34,585

Cash invested: $112,000 (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 34217

• Active inventory: 325
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $5,853 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$207 /mo · $2,480/yr
• Insurance: −$167
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,140
• Vacancy / Maint / Mgmt: −$1,229
• Net cashflow: $586

Break-even live

Break-even rent $5,111

Max offer price $400,000

Occupancy floor 85%

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1603 Gulf Dr N #27 Bradenton Beach, FL	1.0	1.0	380	$6,500	$17.11	23d	1	0.12mi
304 29th St Unit A Holmes Beach, FL	2.0	2.0	735	$3,000	$4.08	23d	1	0.88mi

HOA detail condo

• Monthly dues: $1,140 · $13,680/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $400,000 Active 57 DOM
2. 2026-06-17
   days on market $400,000 Active 56 DOM
3. 2026-06-16
   days on market $400,000 Active 55 DOM
4. 2026-06-15
   days on market $400,000 Active 54 DOM
5. 2026-06-13
   days on market $400,000 Active 52 DOM
6. 2026-06-13
   pricedays on market $400,000 Active 51 DOM
7. 2026-06-10
   days on market $420,000 Active 49 DOM
8. 2026-06-09
   days on market $420,000 Active 48 DOM
9. 2026-06-08
   days on market $420,000 Active 47 DOM
10. 2026-06-08
    days on market $420,000 Active 46 DOM
11. 2026-06-03
    days on market $420,000 Active 42 DOM
12. 2026-06-02
    days on market $420,000 Active 41 DOM
13. 2026-06-01
    days on market $420,000 Active 40 DOM
14. 2026-05-31
    days on market $420,000 Active 39 DOM
15. 2026-04-22
    listed $420,000 Active
16. 2013-02-01
    soldstatus $180,000
17. 2013-01-31
    soldstatus $180,000 693-char remark

    Show marketing remark (693 chars)

    Runaway Bay is an excellent community to maximize your investment return, with a minimum of weekly rentals allowing you to rent up to 52 times per year! Runaway Bay makes a great income producing property which offers the Island's largest salt water pool, tennis courts, sauna, fitness facility, bay front dock or fishing pier, Deeded Beach Access, and Much More! This is a great place to bring the family to enjoy the beautiful wonders of Anna Maria Island and make many fantastic vacation memories. This is currently the only ground floor unit available which is great for the retired couple looking for the Wonderful Warm Florida Sunshine, Do not let it slip away!Come and soak up some Sun!

18. 2012-12-30
    listed $189,500 693-char remark

    Show marketing remark (693 chars)

    Runaway Bay is an excellent community to maximize your investment return, with a minimum of weekly rentals allowing you to rent up to 52 times per year! Runaway Bay makes a great income producing property which offers the Island's largest salt water pool, tennis courts, sauna, fitness facility, bay front dock or fishing pier, Deeded Beach Access, and Much More! This is a great place to bring the family to enjoy the beautiful wonders of Anna Maria Island and make many fantastic vacation memories. This is currently the only ground floor unit available which is great for the retired couple looking for the Wonderful Warm Florida Sunshine, Do not let it slip away!Come and soak up some Sun!

19. 1979-02-01
    soldstatus $34,000
20. 1978-03-01
    soldstatus $22,400

ⓘ 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: $2,480 · $207/mo
• Projected year-2 tax: $3,320 · $277/mo
• Expected delta: +$840/yr (+$70/mo · 33.9%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% 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: $70,234
• − Mortgage interest: −$22,406
• − Property taxes: −$2,480
• − Insurance: −$7,118
• − Repairs & maintenance: −$5,619
• − Management: −$5,619
• − HOA: −$13,680
• − Depreciation: −$11,636
• Taxable income: $1,676
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $6,633/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 Beach

• Score: 67/100
• State rank: #568
• US rank: #10848

Category grades

Amenities F Commute C Cost of living D- Crime A+ Employment A- Housing A- Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bradenton Beach, FL
• Population (ZIP): 3,774

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 6% Lithuanian 3% Portuguese 3%
• Foreign-born: 11% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 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: ▼ -532.53%
• Current HPI: 377.6715
• Rent YoY: —
• Metro: —
• 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

+1775.0% since first listed

6 events — show timeline

• 2026-04-22 Listed $420,000 Stellar MLS as Distributed by MLS Grid
• 2013-02-01 Sold (Public Records) $180,000 Public Records
• 2013-01-31 Sold (MLS) $180,000 Stellar MLS as Distributed by MLS Grid
• 2012-12-30 Listed $189,500 Stellar MLS as Distributed by MLS Grid
• 1979-02-01 Sold (Public Records) $34,000 Public Records
• 1978-03-01 Sold (Public Records) $22,400 Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,480 · -52.9% YoY. Source: county tax records.