219 39th St E · Memphis, FL 34221

$285,000

3 bd · 3.0 ba · 1,519 sqft · SingleFamily public records · 6 Days on market

Built 1941 0.40 ac lot Est $324k · 12% under

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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 +15.3/30.0
• ARV discount +12.9/15.0
• DSCR +4.7/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for Old Florida Charm…. look no further! The possibilities are endless. Currently the home has 3 bedrooms 3 bathrooms and a den with 2 bedrooms and 2 baths on the main floor and 1 bedroom, the den and 1 bath on the 2nd floor. The upstairs was previously used as a 1/1 apartment with kitchen and small living area. There were stairs that came off the balcony so the tenant never had to bother the family downstairs. . The stairs and kitchen have been removed but could easily be converted back. The larger corner lot provides plenty of room for all your toys so bring your boat, RV and ATV’s . It doesn’t stop there……. .there is also a 30 X 30 detached garage / workshop that has 20 foot ceilings!! A man cave to the MAX!!! Don’t wait call me for a private showing today.

Key facts

• Lofted storage
• Metal roof
• Updated a/c

Tags

• METAL ROOF
• UPDATED A/C
• TANKLESS HOT WATER HEATER
• 30X30 RV GARAGE
• LOFTED STORAGE
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Homestead exempt; Zoning: GC RSF6; Lot about 0.4 acres (1/4 to less than 1/2 acre)
• HOA & community: No HOA/association; Pets allowed

Exterior

• Parking: Oversized parking; RV garage with RV access/parking; Detached or attached 4-car garage (4 garage spaces)
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence; Residential property; Two levels; Faces north
• Construction: Vinyl siding and frame construction; Metal roof; Crawlspace foundation; Built with approximately 1,642 total building area
• Exterior features: Front porch; Outdoor storage; Chain link and vinyl fencing; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Ceiling fans; Living room fireplace
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (18.8% below list).
• Recommended offer: $231k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.5% in Memphis — 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 63/100 on livability (#745 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute 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: Palmetto Elementary School (math 53% / reading 34%, grade F, #1,345 of 2,144 statewide, top 64%, 570 students, 78% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% 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 36% at this address vs 52% district-wide (-16 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 (-3.0%/yr); 1160 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $9k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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 $141k; list at $285k implies a 102% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,417 (18.8% below list)

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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $323,547
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 39th St E	0.00mi	3/3.0	1,519 (0%)	0mo	$290,000	$191	100
3828 6th Ave W	0.47mi	3/2.0	1,390 (-8%)	6mo	$311,000	$224	55
4708 4th Ave E	0.54mi	3/1.0	1,464 (-4%)	7mo	$138,000	$94	55
4403 5th Ave W	0.56mi	2/2.0 (-1)	1,501 (-1%)	10mo	$275,000	$183	55
536 43rd Street Blvd W	0.60mi	3/2.0	1,404 (-8%)	1mo	$312,000	$222	55
4208 3rd Avenue Blvd E	0.25mi	2/2.0 (-1)	1,320 (-13%)	3mo	$197,000	$149	55
344 45th Street Ct W	0.54mi	3/2.0	1,384 (-9%)	5mo	$309,000	$223	52
3413 5th Dr W	0.53mi	3/2.0	1,417 (-7%)	11mo	$320,000	$226	51
3410 5th Dr W	0.51mi	3/2.0	1,407 (-7%)	11mo	$300,000	$213	51
228 51st Street Cir E	0.68mi	2/2.0 (-1)	1,435 (-6%)	2mo	$210,000	$146	48
924 31st St E	0.64mi	3/2.0	1,680 (+11%)	2mo	$215,000	$128	47
4607 5th Ave W	0.66mi	3/2.0	1,337 (-12%)	1mo	$315,000	$236	44

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: -16.9%
• Equity multiple: 0.42×
• Total profit: $-46,564
• Equity at exit: $42,494

10-year hold

• IRR: -14.7%
• Equity multiple: 0.26×
• Total profit: $-58,833
• Equity at exit: $24,642

Cash invested: $79,800 (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 34221

• Rents YoY: -3.0%
• Active inventory: 1160
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,314 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$113 /mo · $1,351/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $102

Break-even live

Break-even rent $2,185

Max offer price $285,000

Occupancy floor 91%

Sensitivity live

Price	-10% $264	-5% $183	+0% $102	+5% $22	+10% $-59
Rent	-10% $-81	-5% $11	+0% $102	+5% $194	+10% $285
Rate	-1.0pp $246	-0.5pp $175	base $102	+0.5pp $28	+1.0pp $-47

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4207 5th Ave W Palmetto, FL	3.0	2.0	1744	$3,000	$1.72	24d	1	0.47mi
4620 1st Ave E #4620 Palmetto, FL	3.0	3.0	1959	$1,950	$1.00	24d	1	0.48mi
4633 1st Ave E Palmetto, FL	3.0	2.5	1586	$1,875	$1.18	3d	1	0.50mi
4721 1st Ave E #4721 Palmetto, FL	3.0	2.0	1460	$2,000	$1.37	24d	1	0.54mi
105 2nd Ave E Palmetto, FL	3.0	2.0	1569	$1,895	$1.21	24d	1	0.69mi
105 2nd Ave E Palmetto, FL	3.0	2.0	1569	$1,895	$1.21	12d	1	0.69mi
110 49th Ct E Palmetto, FL	3.0	2.0	1655	$1,850	$1.12	4d	1	0.70mi
3222 6th Ave W Palmetto, FL	3.0	2.0	1414	$2,185	$1.55	24d	1	0.74mi
2615 9th Avenue Dr E Palmetto, FL	3.0	2.0	1369	$2,200	$1.61	24d	1	0.90mi
719 23rd St E Palmetto, FL	3.0	2.0	1060	$1,800	$1.70	11d	1	1.09mi
2211 11th Ave E Palmetto, FL	3.0	2.0	1285	$2,195	$1.71	16d	1	1.19mi
1910 3rd Ave E Palmetto, FL	4.0	2.0	1214	$2,600	$2.14	24d	1	1.27mi
3115 Live Oak Ln #30 Palmetto, FL	2.0	2.0	1253	$3,695	$2.95	24d	1	1.36mi

Listing history 15 events

1. 2026-05-12
   status Pending
2. 2026-05-11
   status Active
3. 2026-05-11
   status Pending
4. 2026-05-06
   listed $285,000 Active
5. 2016-06-30
   soldstatus $141,000
6. 2016-06-28
   soldstatus $141,000 Sold 817-char remark

   Show marketing remark (817 chars)

   Looking for Old Florida Charm…. look no further! The possibilities are endless. Currently the home has 3 bedrooms 3 bathrooms and a den with 2 bedrooms and 2 baths on the main floor and 1 bedroom, the den and 1 bath on the 2nd floor. The upstairs was previously used as a 1/1 apartment with kitchen and small living area. There were stairs that came off the balcony so the tenant never had to bother the family downstairs. . The stairs and kitchen have been removed but could easily be converted back. The larger corner lot provides plenty of room for all your toys so bring your boat, RV and ATV’s . It doesn’t stop there……. .there is also a 30 X 30 detached garage / workshop that has 20 foot ceilings!! A man cave to the MAX!!! Don’t wait call me for a private showing today.

7. 2016-05-25
   historical Active with Contract 817-char remark

   Show marketing remark (817 chars)

   Looking for Old Florida Charm…. look no further! The possibilities are endless. Currently the home has 3 bedrooms 3 bathrooms and a den with 2 bedrooms and 2 baths on the main floor and 1 bedroom, the den and 1 bath on the 2nd floor. The upstairs was previously used as a 1/1 apartment with kitchen and small living area. There were stairs that came off the balcony so the tenant never had to bother the family downstairs. . The stairs and kitchen have been removed but could easily be converted back. The larger corner lot provides plenty of room for all your toys so bring your boat, RV and ATV’s . It doesn’t stop there……. .there is also a 30 X 30 detached garage / workshop that has 20 foot ceilings!! A man cave to the MAX!!! Don’t wait call me for a private showing today.

8. 2016-05-16
   status Active 817-char remark

   Show marketing remark (817 chars)

   Looking for Old Florida Charm…. look no further! The possibilities are endless. Currently the home has 3 bedrooms 3 bathrooms and a den with 2 bedrooms and 2 baths on the main floor and 1 bedroom, the den and 1 bath on the 2nd floor. The upstairs was previously used as a 1/1 apartment with kitchen and small living area. There were stairs that came off the balcony so the tenant never had to bother the family downstairs. . The stairs and kitchen have been removed but could easily be converted back. The larger corner lot provides plenty of room for all your toys so bring your boat, RV and ATV’s . It doesn’t stop there……. .there is also a 30 X 30 detached garage / workshop that has 20 foot ceilings!! A man cave to the MAX!!! Don’t wait call me for a private showing today.

9. 2016-04-20
   historical Active with Contract 817-char remark

   Show marketing remark (817 chars)

   Looking for Old Florida Charm…. look no further! The possibilities are endless. Currently the home has 3 bedrooms 3 bathrooms and a den with 2 bedrooms and 2 baths on the main floor and 1 bedroom, the den and 1 bath on the 2nd floor. The upstairs was previously used as a 1/1 apartment with kitchen and small living area. There were stairs that came off the balcony so the tenant never had to bother the family downstairs. . The stairs and kitchen have been removed but could easily be converted back. The larger corner lot provides plenty of room for all your toys so bring your boat, RV and ATV’s . It doesn’t stop there……. .there is also a 30 X 30 detached garage / workshop that has 20 foot ceilings!! A man cave to the MAX!!! Don’t wait call me for a private showing today.

10. 2016-04-14
    listed $149,900 Active 817-char remark

    Show marketing remark (817 chars)

    Looking for Old Florida Charm…. look no further! The possibilities are endless. Currently the home has 3 bedrooms 3 bathrooms and a den with 2 bedrooms and 2 baths on the main floor and 1 bedroom, the den and 1 bath on the 2nd floor. The upstairs was previously used as a 1/1 apartment with kitchen and small living area. There were stairs that came off the balcony so the tenant never had to bother the family downstairs. . The stairs and kitchen have been removed but could easily be converted back. The larger corner lot provides plenty of room for all your toys so bring your boat, RV and ATV’s . It doesn’t stop there……. .there is also a 30 X 30 detached garage / workshop that has 20 foot ceilings!! A man cave to the MAX!!! Don’t wait call me for a private showing today.

11. 2010-12-27
    listed $149,900
12. 2000-10-09
    soldstatus $80,000
13. 1996-07-05
    soldstatus $41,900
14. 1989-06-07
    soldstatus $49,000
15. 1986-04-01
    soldstatus $40,000

ⓘ 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: $1,351 · $113/mo
• Projected year-2 tax: $2,366 · $197/mo
• Expected delta: +$1,015/yr (+$85/mo · 75.1%)

ⓘ 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 ≥107°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: $27,770
• − Mortgage interest: −$15,964
• − Property taxes: −$1,351
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − Depreciation: −$8,291
• Taxable loss: −$3,704
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $2,117/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 — Memphis

• Score: 63/100
• State rank: #745
• US rank: #16072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Memphis, FL
• County: Manatee County · 416,364 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 56,208
• Household income: $77,712
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 1193.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 22% Black 14% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -383.53%
• Current HPI: 302.1458
• Rent YoY: ▼ -2.98%
• 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

+612.5% since first listed

15 events — show timeline

• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2016-06-30 Sold (Public Records) $141,000 Public Records
• 2016-06-28 Sold (MLS) $141,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-25 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-05-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-04-20 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-04-14 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2010-12-27 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2000-10-09 Sold (Public Records) $80,000 Public Records
• 1996-07-05 Sold (Public Records) $41,900 Public Records
• 1989-06-07 Sold (Public Records) $49,000 Public Records
• 1986-04-01 Sold (Public Records) $40,000 Public Records

Property tax history

+7.1%/yr

Latest (2024): $1,351 · +2.9% YoY. Source: county tax records.