5964 7th Ave W #5964 · Bradenton, FL 34209

$155,000

2 bd · 2.0 ba · 947 sqft · Condo · 1 Days on market

Built 1979 $619/mo HOA · 31% 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 +9.3/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. This Pebble Springs condo is a must-see! Located in serene West Bradenton, this pet-friendly community offers lush tropical landscaping and resort-style amenities including a beautiful resort style community pool, clubhouse, and tennis courts. A NEW ROOF was installed in August 2025, with the assessment already paid! HOA fees cover cable TV, internet, water, sewer, trash, insurance, exterior and grounds maintenance, pest control, pool upkeep, recreational facilities, and on-site management. The unit features in-unit laundry, ample storage, and assigned covered parking. Residents enjoy a vibrant lifestyle with regular social events like game nights and coffee gatherings, plus easy access to outdoor recreation at Robinson Preserve and GT Bray Park. Just minutes from Anna Maria Island beaches, downtown Bradenton, shopping, dining, and cultural attractions, Pebble Springs offers the perfect blend of comfort, convenience, and community. Schedule a private showing today!

Key facts

• Walk-in tiled shower
• Community pool
• Private balcony

Tags

• PRIVATE BALCONY
• GRANITE COUNTERTOPS
• IN-UNIT LAUNDRY
• WALK-IN TILED SHOWER
• COMMUNITY POOL
• BRAND-NEW ROOF

Property features AI

Finance

• Other: Directions: Head west on Manatee Ave, turn left on 59th St, then right into Pebble Springs
• Financial info: Total monthly fees listed as $619; Total annual fees listed as $7,428; Lease restrictions apply
• HOA & community: Managed by C+S Management; Monthly condo fee: $619 (includes cable TV, pool, structure maintenance, grounds maintenance, pest control, sewer, trash, water); Association amenities include a pool; Association approval required; Community features: deed restrictions, sidewalks, buyer approval required; Pets allowed: cats and dogs

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity available; Cable connected; Water connected; Sewer connected
• Home design: Condominium; 2 total stories; Unit located on the 2nd floor; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; Building number 5
• Exterior features: Screened patio/porch; Rain gutters; Paved road access

Interior

• Kitchen: Built-in oven; Range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Exhaust fan; Solid wood cabinets
• Bedrooms: 2 bedrooms (one on 2nd floor)
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Solid wood cabinets; Programmable thermostat
• Laundry & utility: Washer and dryer included; Laundry located inside the unit, in the kitchen area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (10.6% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $139k (10.6% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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.
• Zoned schools: Palma Sola Elementary School (math 72% / reading 59%, grade B+, #500 of 2,144 statewide, top 24%, 434 students, 56% FRL); Manatee High School (math 32% / reading 47%, grade F, #304 of 667 statewide, top 47%, 1,983 students, 59% FRL).
• Market conditions: Rents soft (-0.3%/yr); 510 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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 $120k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $138,528 (10.6% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.29% ✓
• Cap rate: 5.41%
• Cash-on-cash: -3.15%
• DSCR: 0.86
• GRM: 6.5

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: -26.9%
• Equity multiple: 0.13×
• Total profit: $-37,804
• Equity at exit: $23,111

10-year hold

• IRR: -57.4%
• Equity multiple: -0.46×
• Total profit: $-63,186
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$619
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-114

Break-even live

Break-even rent $2,139

Max offer price $138,528

Occupancy floor —

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6306 7th Ave W Bradenton, FL	3.0	2.0	984	$1,800	$1.83	16d	1	0.03mi
6318 7th Ave W Unit None Bradenton, FL	2.0	2.0	1025	$2,000	$1.95	23d	1	0.03mi
6318 7th Ave W Bradenton, FL	2.0	2.0	1025	$1,800	$1.76	23d	1	0.03mi
6102 7th Ave W Unit 6102 Bradenton, FL	2.0	2.0	1050	$2,600	$2.48	23d	1	0.03mi
5008 Manatee Ave W Unit 1 Bradenton, FL	1.0	1.0	875	$1,000	$1.14	23d	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	23d	1	0.65mi
6904 Manatee Ave W Bradenton, FL	1.0–3.0	1.0–2.0	1068	$1,678	$1.57	1d	76	0.65mi
202 46th St W Unit 207 Bradenton, FL	2.0	2.0	951	$1,800	$1.89	16d	1	0.87mi
6415 21st Ave W Bradenton, FL	1.0–2.0	1.0–2.0	1150	$1,896	$1.65	3d	5	1.08mi
6304 Pointe West Blvd Unit A309 Bradenton, FL	2.0	2.0	1042	$1,795	$1.72	10d	1	1.13mi
5933 28th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	945	$2,013	$2.13	1d	6	1.34mi
3805 7th Ave W Bradenton, FL	3.0	1.0	1000	$2,200	$2.20	23d	1	1.35mi

HOA detail condo

• Monthly dues: $619 · $7,428/yr
• Likely covers: watersewertrashinternetcablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $155,000 Active 1 DOM

ⓘ 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: $23,944
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − HOA: −$7,428
• − Depreciation: −$4,509
• Taxable loss: −$3,606
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $-501/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

+142.2% since first listed

21 events — show timeline

• 2026-06-17 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-01 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-26 Listed $149,999 Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-12 Price Changed $144,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-16 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-09 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-01-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-01-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-01-12 Price Changed $107,000 Stellar MLS as Distributed by MLS Grid
• 2017-11-16 Price Changed $113,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-23 Price Changed $114,999 Stellar MLS as Distributed by MLS Grid
• 2017-09-28 Listed $117,900 Stellar MLS as Distributed by MLS Grid
• 2014-06-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-04 Sold (MLS) $58,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-04-07 Listed $64,000 Stellar MLS as Distributed by MLS Grid