4004 42nd Ave W · Bradenton, FL 34205

$200,000

2 bd · 2.0 ba · 1,156 sqft · SingleFamily public records · 5 Days on market

Built 1985 4,008 sqft lot Est $276k · 28% under $169/mo HOA · 8% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

Welcome to Lakeside South! This 2-bedroom, 2-bath villa offers an ideal split-bedroom floor plan, providing privacy and comfort for owners and guests alike. Enjoy peaceful pond views from your living space and relax in a serene setting just minutes from world-famous Anna Maria Island and its pristine Gulf beaches. The spacious layout includes a 1-car garage, an updated A/C system and appliances that are only one year old, and a location convenient to shopping, dining, medical facilities, and everyday essentials. Lakeside South residents enjoy an array of amenities including a clubhouse, community pool, tennis and pickleball courts, and a playground. With no minimum lease term restrictions,

Key facts

• 4,008 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Unit is unfurnished; Located on first floor
• HOA & community: Monthly HOA fee ($169) — includes cable TV, internet, pool, common area taxes, grounds maintenance and recreational facilities; Community amenities: clubhouse, pool, playground, tennis courts, pickleball courts, recreation facilities; Pets allowed (cats and dogs); Association-required fees

Exterior

• Parking: Driveway; Attached garage (1-car)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Attached villa (residential); Single-story; Faces south
• Construction: Block construction; Shingle roof; Slab foundation; Built as completed condition
• Exterior features: Front porch; Patio; Private mailbox; Sliding glass doors; Near public transit; Paved roads (public maintained)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric); Central air conditioning
• Interior features: Ceiling fans; Split-bedroom layout; Window treatments; Great room
• Laundry & utility: Washer; Dryer; Laundry area in garage

🏷️ Possibly a rental listed for sale. The $200,000 price doesn't fit this home's estimated sale value (~$276,284) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.2% 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: Robert H. Prine Elementary School (math 46% / reading 32%, grade F, #1,560 of 2,144 statewide, top 73%, 744 students, 75% 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 30% at this address vs 52% district-wide (-22 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 (-2.4%/yr); 319 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,159/mo this rent would consume 49% 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 $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $78k; list at $200k implies a 157% 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→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.08% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $276,284
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4003 39th St W	0.11mi	3/2.0 (+1)	1,160 (+0%)	2mo	$295,000	$254	87
3937 37th Street Ct W	0.34mi	2/2.0	1,194 (+3%)	1mo	$285,000	$239	78
3810 42nd Ave W	0.11mi	3/2.0 (+1)	1,308 (+13%)	2mo	$305,000	$233	67
3322 39th Pl W	0.44mi	2/2.0	1,068 (-8%)	4mo	$215,000	$201	63
3409 37th Street Court W W #93	0.43mi	2/2.0	1,272 (+10%)	1mo	$215,000	$169	62
3102 40th St W	0.64mi	2/2.0	1,212 (+5%)	2mo	$320,000	$264	60
3303 32nd St W	0.71mi	3/2.0 (+1)	1,170 (+1%)	3mo	$363,000	$310	58
3205 33rd Street Ct W	0.66mi	3/2.0 (+1)	1,200 (+4%)	4mo	$285,000	$238	55
2902 42nd St W	0.75mi	3/2.0 (+1)	1,196 (+4%)	1mo	$215,000	$180	54
4015 52nd Street Ct W	0.73mi	2/1.0	1,097 (-5%)	0mo	$255,000	$232	54
4006 29th Ave W	0.74mi	3/2.0 (+1)	1,214 (+5%)	4mo	$370,000	$305	49
3009 39th Ave W	0.61mi	3/2.0 (+1)	1,303 (+13%)	2mo	$531,000	$408	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: -9.0%
• Equity multiple: 0.68×
• Total profit: $-17,946
• Equity at exit: $29,821

10-year hold

• IRR: -4.1%
• Equity multiple: 0.76×
• Total profit: $-13,222
• Equity at exit: $17,292

Cash invested: $56,000 (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 34205

• Rents YoY: -2.4%
• Active inventory: 319
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,159 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$78 /mo · $942/yr
• Insurance: −$83
• HOA: −$169
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $326

Break-even live

Break-even rent $1,746

Max offer price $200,000

Occupancy floor 80%

Sensitivity live

Price	-10% $439	-5% $383	+0% $326	+5% $269	+10% $213
Rent	-10% $155	-5% $241	+0% $326	+5% $411	+10% $496
Rate	-1.0pp $427	-0.5pp $377	base $326	+0.5pp $274	+1.0pp $221

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4107 41st St W Bradenton, FL	3.0	2.0	1419	$3,700	$2.61	24d	1	0.03mi
4325 40th St W Bradenton, FL	1.0–2.0	1.0–2.0	775	$1,675	$2.16	11d	9	0.09mi
108 Pinehurst Dr Bradenton, FL	2.0	2.0	1408	$2,500	$1.78	24d	1	0.30mi
4460 Fairways Blvd #606 Bradenton, FL	2.0	2.0	1256	$2,000	$1.59	17d	1	0.31mi
4570 Pinebrook Cir #304 Bradenton, FL	2.0	2.0	1256	$3,100	$2.47	24d	1	0.31mi
3909 45th Ter W #106 Bradenton, FL	2.0	2.5	1429	$1,800	$1.26	17d	1	0.35mi
4457 45th Ave W #211 Bradenton, FL	2.0	2.0	912	$1,950	$2.14	17d	1	0.42mi
3715 45th Ter W Bradenton, FL	2.0	2.5	1429	$1,695	$1.19	24d	1	0.44mi
3825 45th Ter W #104 Bradenton, FL	2.0	2.5	1429	$1,550	$1.08	24d	1	0.44mi
4240 Ironwood Cir #404 Bradenton, FL	2.0	2.0	1008	$2,495	$2.48	24d	1	0.46mi
3603 45th Ter W #101 Bradenton, FL	3.0	2.5	1200	$1,800	$1.50	4d	1	0.49mi
4460 Ironwood Cir Unit 501A Bradenton, FL	1.0	1.5	840	$2,595	$3.09	24d	1	0.52mi
4460 Ironwood Cir Unit 406 Bradenton, FL	1.0	1.0	750	$1,600	$2.13	3d	1	0.52mi
4460 Ironwood Cir Unit 406 Bradenton, FL	1.0	1.0	750	$1,600	$2.13	22d	1	0.52mi
4655 46th Street Ct W #103 Bradenton, FL	2.0	2.0	1141	$600	$0.53	4d	1	0.54mi
283 Sherwood Dr Bradenton, FL	2.0	2.0	1304	$1,800	$1.38	24d	1	0.55mi
3512 32nd St W Bradenton, FL	2.0	1.0	1200	$2,100	$1.75	4d	1	0.56mi
4040 Ironwood Cir Unit 406F Bradenton, FL	2.0	2.0	1008	$1,675	$1.66	17d	1	0.56mi
4040 Ironwood Cir Unit 404F Bradenton, FL	2.0	2.0	1008	$1,750	$1.74	12d	1	0.56mi
303 Springdale Dr #303 Bradenton, FL	2.0	2.0	1304	$1,999	$1.53	4d	1	0.56mi
4210 Ironwood Cir Unit 103J Bradenton, FL	1.0	1.0	750	$1,800	$2.40	24d	1	0.61mi
4110 Ironwood Cir #104 Bradenton, FL	2.0	2.0	1152	$1,800	$1.56	24d	1	0.61mi
346 Springdale Dr Unit 346 Bradenton, FL	2.0	2.0	1304	$1,900	$1.46	24d	1	0.62mi
4449 46th Ave W Unit 4449 Bradenton, FL	2.0	1.0	1110	$3,200	$2.88	24d	1	0.63mi
4550 47th St W Bradenton, FL	1.0–3.0	1.0–2.0	930	$1,800	$1.94	2d	27	0.64mi
3806 Southern Pkwy W Bradenton, FL	3.0	2.0	1296	$2,176	$1.68	12d	1	0.66mi
4801 47th Ave W Bradenton, FL	1.0–3.0	1.0–2.0	1016	$1,810	$1.78	3d	32	0.69mi
3401 50th St W Bradenton, FL	3.0	2.0	1418	$2,699	$1.90	24d	1	0.73mi
3603 Oxford Dr W Bradenton, FL	2.0	2.0	1400	$2,400	$1.71	24d	1	0.76mi
452 Palm Tree Dr Unit 452 Bradenton, FL	2.0	2.0	1304	$1,595	$1.22	4d	1	0.76mi
206 Lakewood Dr Unit 206 Bradenton, FL	2.0	2.0	940	$2,700	$2.87	24d	1	0.82mi
655 Woodlawn Dr Unit 655 Bradenton, FL	2.0	2.0	1148	$1,600	$1.39	24d	1	0.82mi
4112 Cape Vista Dr Bradenton, FL	3.0	2.0	1450	$3,495	$2.41	24d	1	0.88mi
142 Pineneedle Dr Unit 142U Bradenton, FL	2.0	2.0	1408	$2,395	$1.70	24d	1	0.89mi
183 Pineneedle Dr Bradenton, FL	2.0	2.0	1304	$1,800	$1.38	24d	1	0.89mi
184 Pineneedle Dr Bradenton, FL	2.0	2.0	940	$2,100	$2.23	24d	1	0.89mi
586 Lakeside Dr Unit 586 Bradenton, FL	2.0	2.0	940	$3,200	$3.40	24d	1	0.90mi
132 Wild Palm Dr #132 Bradenton, FL	2.0	2.0	1304	$3,400	$2.61	24d	1	0.92mi
133 Wild Palm Dr #133 Bradenton, FL	2.0	2.0	1408	$2,350	$1.67	24d	1	0.92mi
146 Wild Palm Dr #146 Bradenton, FL	2.0	2.0	1500	$2,500	$1.67	24d	1	0.92mi

HOA detail

• Monthly dues: $169 · $2,028/yr
• Likely covers: pool

Listing history 6 events

1. 2026-06-18
   days on market $200,000 Active 5 DOM
2. 2026-06-17
   days on market $200,000 Active 4 DOM
3. 2026-06-16
   days on market $200,000 Active 3 DOM
4. 2026-06-15
   days on market $200,000 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $200,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $942 · $78/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$718/yr (+$60/mo · 76.3%)

ⓘ 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 · 32 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: $25,907
• − Mortgage interest: −$11,203
• − Property taxes: −$942
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − HOA: −$2,028
• − Depreciation: −$5,818
• Taxable income: $771
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $3,726/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): 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

+213.0% since first listed

3 events — show timeline

• 2026-06-13 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 1999-04-08 Sold (Public Records) $77,900 Public Records
• 1995-07-24 Sold (Public Records) $63,900 Public Records

Property tax history

+2.6%/yr

Latest (2025): $942 · +4.4% YoY. Source: county tax records.