390 301 Blvd W Unit 4D · South Bradenton, FL 34205

$110,000

2 bd · 1.0 ba · 900 sqft · Condo public records · 9 Days on market

Built 1978 $561/mo HOA · 37% 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 +10.6/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely end unit Villa tucked away in a tranquil corner of Desoto Square Villas, which is a harmonious, friendly and well-run over-55 gated community. This is a spacious unit, with 2 bedrooms and 1 bathroom, plenty of storage, large open plan lounge and dining area, modern kitchen with door to the covered carport. There is a separate laundry room with stack-able washer dryer. The unit is very well presented, and comes turnkey furnished for the convenience of the buyer. There are excellent community facilities, including a large community pool, clubhouse, with lots of activities going on, billiards and fitness room, tennis court, shuffleboard courts, barbecue area with grill. Situated just a short drive from the world-famous Gulf beaches and close to all the facilities you could wish for. Just move right in and start enjoying all that Florida living has to offer.

Key facts

• Gated community
• Covered carport
• Updated kitchen

Tags

• GATED COMMUNITY
• UPDATED KITCHEN
• ENCLOSED FLORIDA ROOM
• COVERED CARPORT
• IN-UNIT WASHER AND DRYER
• HEATED COMMUNITY POOL

Property features AI

Finance

• Other: Unfurnished; Living area reported as 900 sq ft (public records); Building area reported as 1,114 sq ft
• Financial info: Total monthly fees: $561; Total annual fees: $6,732; Lease restrictions apply
• HOA & community: Condominium association (Condominium Associates/Landon Johnson); Monthly condo fee $561 (includes cable TV, common area taxes, pool, fidelity bond, internet, management, pest control, recreational facilities, sewer, trash, water); Association amenities: gated, pool, clubhouse, fitness center, tennis courts; Association approval required; Association recreation owned; buyer approval required; pets not allowed

Exterior

• Parking: Carport (1 space)
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected
• Home design: Residential condominium; One story; Unit on 4th floor; Faces southwest; Completed condition; Homestead exempt
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building number 390
• Exterior features: Corner lot; Asphalt road surface; Community pool (gunite, heated)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room and dining room combined; Walk-in closet(s); Elevator in the building
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $-54 ($-642/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (8.6% below list).
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $101k (8.6% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 4.1% in South 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 77/100 on livability (#195 in FL, #3,092 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime D+, 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: G D Rogers Garden- Bullock Elementary (math 28% / reading 25%, grade F, #2,009 of 2,144 statewide, top 94%, 504 students, 78% FRL); Martha B. King Middle School (math 48% / reading 39%, grade D, #329 of 571 statewide, top 58%, 848 students, 63% FRL); Southeast High School (math 25% / reading 34%, grade F, #447 of 667 statewide, top 68%, 1,716 students, 66% FRL) — zoned schools average 69% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 52% district-wide (-19 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); 321 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $761 of loan paydown is wiped out by about $3k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 21y 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 $70k; list at $110k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• 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 $100,543 (8.6% 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 1978 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.38% ✓
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 6.1

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: -25.3%
• Equity multiple: 0.18×
• Total profit: $-25,344
• Equity at exit: $16,401

10-year hold

• IRR: -52.6%
• Equity multiple: -0.37×
• Total profit: $-42,279
• Equity at exit: $9,511

Cash invested: $30,800 (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 34205

• Rents YoY: -2.4%
• Active inventory: 321
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$577
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$46
• HOA: −$561
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-54

Break-even live

Break-even rent $1,580

Max offer price $100,543

Occupancy floor 99%

Sensitivity live

Price	-10% $9	-5% $-22	+0% $-54	+5% $-85	+10% $-116
Rent	-10% $-173	-5% $-113	+0% $-54	+5% $6	+10% $66
Rate	-1.0pp $2	-0.5pp $-26	base $-54	+0.5pp $-82	+1.0pp $-111

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
390 301 Blvd W Bradenton, FL	2.0	2.0	1125	$1,495	$1.33	25d	1	0.02mi
505 30th Ave W Unit E406 Bradenton, FL	2.0	2.0	1001	$1,450	$1.45	25d	1	0.09mi
515 30th Ave W Bradenton, FL	2.0	2.0	1001	$1,375	$1.37	17d	2	0.14mi
425 30th Ave W Unit C308 Bradenton, FL	2.0	2.0	924	$1,590	$1.72	25d	1	0.14mi
305 30th Ave W Bradenton, FL	1.0–2.0	1.5–2.0	987	$1,400	$1.42	25d	2	0.17mi
305 30th Ave W Unit A207 Bradenton, FL	2.0	2.0	1050	$1,400	$1.33	16d	1	0.17mi
907 34th Ave W Bradenton, FL	3.0	1.0	985	$1,599	$1.62	21d	1	0.29mi
907 34th Ave W Unit B Bradenton, FL	3.0	1.0	1000	$1,795	$1.79	25d	1	0.29mi
919 34th Ave W Bradenton, FL	3.0	1.0	950	$1,599	$1.68	13d	1	0.31mi
350 34th Avenue Dr E Bradenton, FL	1.0–3.0	1.0–2.0	893	$1,335	$1.49	3d	6	0.42mi
302 26th Ave W Bradenton, FL	2.0–3.0	2.0	1043	$1,575	$1.51	3d	23	0.49mi
1308 36th Ave W Bradenton, FL	1.0	1.0	715	$1,199	$1.68	25d	1	0.50mi
616 33rd Ave E Bradenton, FL	2.0	2.0	750	$1,600	$2.13	25d	1	0.60mi
2422 11th St W Bradenton, FL	2.0	1.0	900	$1,445	$1.61	25d	1	0.61mi
2244 9th St W Bradenton, FL	1.0–2.0	1.0–2.0	768	$1,323	$1.72	25d	4	0.62mi
805 22nd Ave W Bradenton, FL	1.0	1.0	790	$1,200	$1.52	25d	1	0.64mi
3506 14th St W Bradenton, FL	3.0	1.0–2.0	874	$1,725	$1.97	25d	5	0.64mi
2409 13th St W Apt 2 Bradenton, FL	2.0	1.0	770	$1,175	$1.53	25d	1	0.67mi
702 21st Ave W Unit C Bradenton, FL	2.0	1.0	1000	$1,350	$1.35	5d	1	0.71mi
702 21st Ave W Unit B Bradenton, FL	1.0	1.0	600	$1,150	$1.92	25d	1	0.71mi
2117 11th St W Bradenton, FL	1.0	1.0	850	$1,295	$1.52	25d	1	0.71mi
2019 5th St W Bradenton, FL	1.0–2.0	1.0–2.0	750	$1,575	$2.10	5d	22	0.74mi
718 26th Ave E Bradenton, FL	2.0	1.0	750	$1,600	$2.13	25d	1	0.74mi
712 26th Ave E Bradenton, FL	2.0	1.0	750	$1,600	$2.13	25d	1	0.76mi
2127 13th St W Unit B Bradenton, FL	1.0	1.0	700	$1,149	$1.64	25d	1	0.76mi
2017 12th St W Bradenton, FL	1.0	1.0	720	$1,300	$1.81	25d	1	0.79mi
4507 3rd Street Cir W #280 Bradenton, FL	1.0	1.0	660	$1,300	$1.97	17d	1	0.79mi
505 22nd Ter E Bradenton, FL	3.0	2.0	1039	$1,989	$1.91	4d	1	0.82mi
2315 17th Street Ln W Bradenton, FL	1.0	1.0	528	$1,200	$2.27	25d	1	0.89mi
203 46th Avenue Ter W Bradenton, FL	1.0	1.0	880	$1,099	$1.25	5d	1	0.89mi
4630 5th St W Ste 6 Bradenton, FL	2.0	1.0	1000	$1,600	$1.60	13d	1	0.90mi
202 46th Avenue Ter W #409 Bradenton, FL	2.0	2.0	1086	$1,995	$1.84	25d	1	0.91mi
304 47th Avenue Dr W #112 Bradenton, FL	1.0	1.0	725	$1,200	$1.66	25d	1	0.95mi
3808 11th St E Bradenton, FL	2.0	1.0	850	$1,600	$1.88	25d	1	0.97mi
655 Park Cir Bradenton, FL	1.0	1.5	816	$1,100	$1.35	25d	1	0.99mi
1418 18th Avenue Dr W Unit 1418 Bradenton, FL	3.0	2.0	1000	$1,900	$1.90	25d	1	1.00mi
1701 13th St W Apt A Bradenton, FL	2.0	1.0	850	$1,395	$1.64	4d	1	1.01mi
4444 17th St W Unit B Bradenton, FL	2.0	1.0	850	$2,200	$2.59	25d	1	1.02mi
1505 18th Avenue Dr W Bradenton, FL	3.0	1.0	886	$1,875	$2.12	17d	1	1.04mi
2205 20th St W Bradenton, FL	2.0	1.0	810	$1,850	$2.28	13d	1	1.04mi

HOA detail condo

• Monthly dues: $561 · $6,732/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-22
   days on market $110,000 Active 9 DOM
2. 2026-06-18
   days on market $110,000 Active 6 DOM
3. 2026-06-17
   days on market $110,000 Active 5 DOM
4. 2026-06-16
   days on market $110,000 Active 4 DOM
5. 2026-06-15
   days on market $110,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $110,000 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: $777 · $65/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$136/yr (+$11/mo · 17.5%)

ⓘ 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: $18,150
• − Mortgage interest: −$6,162
• − Property taxes: −$777
• − Insurance: −$550
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − HOA: −$6,732
• − Depreciation: −$3,200
• Taxable loss: −$2,174
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $-121/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 — South Bradenton

• Score: 77/100
• State rank: #195
• US rank: #3092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South 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

+233.3% since first listed

25 events — show timeline

• 2026-06-12 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2019-08-07 Sold (Public Records) $70,000 Public Records
• 2017-05-02 Sold (Public Records) $67,000 Public Records
• 2017-04-28 Sold (MLS) $67,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-04-06 Price Changed $69,995 Stellar MLS as Distributed by MLS Grid
• 2017-03-15 Listed $73,500 Stellar MLS as Distributed by MLS Grid
• 2016-11-21 Sold (Public Records) $64,900 Public Records
• 2016-11-16 Sold (MLS) $64,900 Stellar MLS as Distributed by MLS Grid
• 2016-10-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-09-23 Listed $66,900 Stellar MLS as Distributed by MLS Grid
• 2016-07-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-02-17 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2012-06-27 Sold (MLS) $26,000 Stellar MLS as Distributed by MLS Grid
• 2012-05-04 Listed $27,900 Stellar MLS as Distributed by MLS Grid
• 2012-05-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-12-27 Listed $32,900 Stellar MLS as Distributed by MLS Grid
• 2006-09-11 Sold (Public Records) $134,900 Public Records
• 2006-09-01 Sold (MLS) $134,900 Stellar MLS as Distributed by MLS Grid
• 2006-08-31 Sold (MLS) $134,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-09 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-04 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 1997-08-25 Sold (Public Records) $37,900 Public Records
• 1981-02-01 Sold (Public Records) $40,000 Public Records
• 1979-03-01 Sold (Public Records) $33,000 Public Records

Property tax history

-0.0%/yr

Latest (2024): $777 · +2.8% YoY. Source: county tax records.