806 33rd Street Ct W · Bradenton, FL 34205

$169,900

3 bd · 1.5 ba · 1,390 sqft · SingleFamily public records · 1 Days on market

Built 1941 8,189 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Investor special in the heart of Bradenton! This property is a full renovation opportunity and is priced to sell. The home requires complete rehabilitation and is being sold as-is, making it an excellent project for investors, flippers, or buyers looking to create value. With the right vision and improvements, this property offers strong potential as a resale, rental, or long-term investment. Conveniently located near downtown Bradenton, shopping, dining, schools, and Gulf Coast beaches. Bring your contractor and imagination—opportunities like this don’t last long.

Key facts

• 8,189 sq ft lot
• Built 1941

Tags

• FULL RENOVATION OPPORTUNITY
• NEAR SHOPPING DINING SCHOOLS
• NEAR GULF COAST BEACHES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 11.4% 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 (-2.4%/yr); 319 active listings in the ZIP; 39 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).
• At $2,355/mo this rent would consume 54% of the median local household income ($53k/yr) (locally 1736% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $170k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.37%
• DSCR: 1.82
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $353,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 31st St W	0.17mi	3/2.0	1,437 (+3%)	0mo	$350,000	$244	84
1111 38th St W	0.27mi	3/2.0	1,447 (+4%)	1mo	$389,000	$269	78
2803 10th Ave W	0.37mi	3/2.0	1,325 (-5%)	4mo	$270,000	$204	70
814 26th St W	0.48mi	2/1.0 (-1)	1,396 (+0%)	0mo	$240,000	$172	70
2817 8th Ave W	0.34mi	4/2.0 (+1)	1,476 (+6%)	3mo	$255,000	$173	64
3325 2nd Ave W	0.39mi	3/1.5	1,218 (-12%)	2mo	$309,000	$254	60
2502 15th Ave W	0.69mi	3/2.0	1,429 (+3%)	2mo	$455,000	$318	59
315 31st St W	0.38mi	3/2.0	1,222 (-12%)	2mo	$390,000	$319	59
1411 29th St W	0.50mi	3/2.0	1,527 (+10%)	1mo	$369,000	$242	58
1016 26th St W	0.50mi	3/2.0	1,256 (-10%)	3mo	$320,000	$255	57
1410 35th St W	0.39mi	4/2.0 (+1)	1,516 (+9%)	4mo	$475,000	$313	57
3503 18th Ave W	0.61mi	2/2.0 (-1)	1,320 (-5%)	1mo	$325,000	$246	55

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: 6.7%
• Equity multiple: 1.25×
• Total profit: $11,957
• Equity at exit: $25,333

10-year hold

• IRR: 13.2%
• Equity multiple: 1.91×
• Total profit: $43,500
• Equity at exit: $14,690

Cash invested: $47,572 (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 34205

• Rents YoY: -2.4%
• Active inventory: 319
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,355 high
• Mortgage (P&I): −$891
• Tax from tax record: −$171 /mo · $2,047/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $728

Break-even live

Break-even rent $1,433

Max offer price $169,900

Occupancy floor 64%

Sensitivity live

Price	-10% $824	-5% $776	+0% $728	+5% $680	+10% $632
Rent	-10% $542	-5% $635	+0% $728	+5% $821	+10% $914
Rate	-1.0pp $814	-0.5pp $771	base $728	+0.5pp $684	+1.0pp $639

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3805 7th Ave W Bradenton, FL	3.0	1.0	1000	$2,200	$2.20	24d	1	0.20mi
1408 37th Street Ct W Bradenton, FL	3.0	2.0	1188	$2,500	$2.10	4d	1	0.41mi
1503 32nd St W Bradenton, FL	3.0	2.0	1148	$2,400	$2.09	24d	1	0.49mi
602 26th St W Unit A Bradenton, FL	2.0	1.0	1200	$1,250	$1.04	4d	1	0.52mi
617 26th St W Bradenton, FL	2.0	2.0	1127	$3,000	$2.66	20d	1	0.54mi
3807 16th Ave W Bradenton, FL	3.0	2.0	1491	$2,100	$1.41	24d	1	0.56mi
1613 28th St W Bradenton, FL	2.0	2.0	1200	$1,850	$1.54	24d	1	0.68mi
4607 7th Ave W Bradenton, FL	3.0	1.0	1296	$1,950	$1.50	24d	1	0.69mi
3301 19th Ave W Bradenton, FL	4.0	2.0	1750	$7,200	$4.11	24d	1	0.72mi
2309 Manatee Ave W Bradenton, FL	2.0	1.0	900	$1,535	$1.71	4d	4	0.75mi
520 22nd St W Unit 1071597P Bradenton, FL	3.0	2.0	1582	$4,235	$2.68	2d	1	0.77mi
202 46th St W Unit 207 Bradenton, FL	2.0	2.0	951	$1,800	$1.89	16d	1	0.80mi
1214 21st St W Bradenton, FL	3.0	3.0	1841	$4,300	$2.34	24d	1	0.87mi
3109 22nd Ave W Bradenton, FL	3.0	2.0	1509	$2,541	$1.68	12d	1	0.93mi
2321 18th Ave W Bradenton, FL	2.0	2.0	1168	$3,600	$3.08	24d	1	0.93mi
4815 3rd Ave NW Bradenton, FL	3.0	2.0	1510	$3,600	$2.38	20d	1	1.01mi
5111 13th Avenue Dr W Bradenton, FL	3.0	2.0	1778	$3,700	$2.08	24d	1	1.09mi
1623 8th Ave W Bradenton, FL	3.0	2.0	1650	$3,500	$2.12	2d	1	1.10mi
4904 19th Ave W Bradenton, FL	3.0	2.0	1762	$4,000	$2.27	15d	1	1.12mi
1306 17th St W Unit 4 Bradenton, FL	2.0	1.0	1000	$1,100	$1.10	16d	1	1.12mi
5132 1st Ave W Bradenton, FL	3.0	2.0	1249	$2,500	$2.00	16d	1	1.15mi
2004 20th Ave W Bradenton, FL	3.0	2.0	1650	$2,395	$1.45	24d	1	1.16mi
109 53rd St W Bradenton, FL	3.0	2.5	1492	$2,700	$1.81	24d	1	1.16mi
1650 1st Ave W Unit 507B Bradenton, FL	2.0	2.0	1269	$2,300	$1.81	24d	1	1.22mi
1600 1st Ave W Unit 206A Bradenton, FL	2.0	2.0	1221	$2,000	$1.64	15d	1	1.25mi
2201 24th Ave W Bradenton, FL	2.0	2.0	1115	$1,950	$1.75	24d	1	1.26mi
3603 Oxford Dr W Bradenton, FL	2.0	2.0	1400	$2,400	$1.71	24d	1	1.28mi
5004 22nd Ave W Bradenton, FL	3.0	2.0	1577	$2,500	$1.59	4d	1	1.28mi
1225 56th St W Bradenton, FL	2.0	2.0	1222	$1,800	$1.47	3d	1	1.30mi
1400 1st Ave W #504 Bradenton, FL	2.0	2.0	1280	$2,295	$1.79	24d	1	1.32mi
5513 3rd Avenue Plz W Bradenton, FL	3.0	2.0	1282	$2,019	$1.57	4d	1	1.33mi
3806 Southern Pkwy W Bradenton, FL	3.0	2.0	1296	$2,176	$1.68	12d	1	1.33mi
1505 18th Avenue Dr W Bradenton, FL	3.0	1.0	886	$1,875	$2.12	16d	1	1.35mi
2901 26th St W #807 Bradenton, FL	2.0	2.0	940	$1,525	$1.62	3d	1	1.38mi
2001 25th Ave W Bradenton, FL	3.0	2.0	1370	$3,000	$2.19	20d	1	1.40mi
1418 18th Avenue Dr W Unit 1418 Bradenton, FL	3.0	2.0	1000	$1,900	$1.90	24d	1	1.42mi
2916 24th St W Bradenton, FL	3.0	2.0	1764	$1,800	$1.02	24d	1	1.44mi
1319 18th Ave W Bradenton, FL	3.0	2.0	1185	$1,795	$1.51	24d	1	1.46mi
2306 30th Ave W Bradenton, FL	3.0	2.0	945	$1,700	$1.80	24d	1	1.49mi

Listing history 3 events

1. 2026-03-06
   status Pending
2. 2026-03-06
   listed $169,900 Active
3. 1984-05-01
   soldstatus $55,000

ⓘ 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: $2,047 · $171/mo
• Projected year-2 tax: $2,047 · $171/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $28,262
• − Mortgage interest: −$9,517
• − Property taxes: −$2,047
• − Insurance: −$850
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$4,943
• Taxable income: $6,384
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $7,206/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
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 31,946
• Household income: $52,525
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1736.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 18% Black 10% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4% Cuban 1%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 78% English-only · Spanish 14% French/Haitian/Cajun 2% 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: ▼ -310.18%
• Current HPI: 369.8239
• Rent YoY: ▼ -2.43%
• 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

+208.9% since first listed

3 events — show timeline

• 2026-03-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 1984-05-01 Sold (Public Records) $55,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,047 · +6.0% YoY. Source: county tax records.