6710 36th Ave E #145 · Ellenton, FL 34221

$179,000

2 bd · 2.0 ba · 1,272 sqft · Manufactured public records · 85 Days on market

Built 1979 6,098 sqft lot Est $155k · 15% over $216/mo HOA · 10% 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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +7.3/10.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the one you want in Shadow Brook. You can own your own little piece of paradise. Behind you is a beautiful green pasture. This beautiful home is located in the much sought after Shadow Brook Community. Shadow Brook is a non age restricted pet friendly community. You own the property so there is no lot rent. This beautiful home has been totally remodeled. It has been painted inside and out. It has all new lights and fans. The bathrooms have been totally replaced including new showers, toilet and new vanities in both bathrooms. The Water Heater is 6 years old. All the floors have been replaced with luxury vinyl flooring. The kitchen has all new cabinets and brand new Samsung appliances. Including a refrigerator, Stove, Dishwasher and built in microwave. New epoxy paint on the driveway. There is a new front door. It has a repaired vapor barrier. Shadow Brook features a heated community pool, shuffle board courts and a clubhouse with a library and pool room. This is a great location located near the Sunshine Skyway Bridge and 75. The beautiful beaches of Anna Maria Island are a short drive away. Room sizes are approximate. This one will go fast. Please use AS IS Contract

Key facts

• Large bay windows
• New cabinetry
• Walk in closet

Tags

• FULLY RENOVATED KITCHEN
• NEW CABINETRY
• NEW STAINLESS STEEL APPLIANCES
• FULLY ENCLOSED FLORIDA ROOM
• LARGE BAY WINDOWS
• WALK IN CLOSET

Property features AI

Finance

• Other: Lease restrictions apply; Homestead exemption: Yes
• HOA & community: Has HOA (Newby Management); Association amenities: Clubhouse, Pool, Shuffleboard court; Association fee includes cable TV, common area taxes, pool, escrow reserves, internet, management, sewer, water; Association approval required; Community features: Buyer approval required, Clubhouse, Pool; Pets allowed (yes, size limit); Monthly condo/association fee about $217 (quarterly $650)

Exterior

• Parking: Carport (2 spaces)
• Utilities: Private water; Private sewer; Cable connected; Sewer connected; Water connected
• Home design: Manufactured home (double wide); Residential property; Completed condition; Faces northwest; One story / single level; Entry on one level
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Built 1 building (double wide)
• Exterior features: Enclosed patio/porch; Awnings; Exterior lighting; Private mailbox; Storage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer; Dryer; Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.5% in Ellenton — 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 76/100 on livability (#232 in FL, #3,666 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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: James Tillman Elementary Magnet School (math 65% / reading 34%, grade D, #1,088 of 2,144 statewide, top 53%, 520 students, 74% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 52% district-wide (-13 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 34% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 85 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $155,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6710 36th Ave E #241	0.00mi	2/2.0	1,280 (+1%)	3mo	$120,000	$94	97
6710 36th Ave E #269	0.00mi	2/2.0	1,292 (+2%)	8mo	$75,000	$58	91
6710 36th Ave E #359	0.00mi	2/2.0	1,327 (+4%)	6mo	$150,000	$113	88
6710 36th Ave E #222	0.00mi	2/2.0	1,211 (-5%)	10mo	$148,000	$122	84
6710 36th Ave E #176	0.00mi	2/2.0	1,344 (+6%)	11mo	$190,000	$141	82
6710 36th Ave E #8	0.00mi	2/2.0	1,400 (+10%)	2mo	$190,000	$136	81
6710 36th Ave E #37	0.00mi	2/2.0	1,152 (-9%)	7mo	$125,000	$109	78
6710 36th Ave E #104	0.00mi	2/2.0	1,108 (-13%)	1mo	$144,500	$130	78
6710 36th Ave E #287	0.00mi	2/2.0	1,421 (+12%)	6mo	$170,000	$120	76
6710 36th Ave E #323	0.00mi	2/2.0	1,152 (-9%)	10mo	$165,000	$143	76
6710 36th Ave E #271	0.00mi	2/2.0	1,446 (+14%)	5mo	$210,000	$145	73
6710 36th Ave E #109	0.00mi	3/2.0 (+1)	1,440 (+13%)	7mo	$135,000	$94	67

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: -6.0%
• Equity multiple: 0.79×
• Total profit: $-10,770
• Equity at exit: $26,689

10-year hold

• IRR: -0.8%
• Equity multiple: 0.96×
• Total profit: $-2,228
• Equity at exit: $15,477

Cash invested: $50,120 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,201 high
• Mortgage (P&I): −$939
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$75
• HOA: −$216
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $386

Break-even live

Break-even rent $1,712

Max offer price $179,000

Occupancy floor 77%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6010 33rd Dr E Palmetto, FL	3.0	2.0	1287	$2,115	$1.64	3d	1	0.41mi
3303 54th St E Palmetto, FL	3.0	2.0	1285	$2,000	$1.56	3d	1	0.78mi
9940 Mahaffey DR Palmetto, FL	1.0–3.0	1.0–3.0	1106	$1,700	$1.54	23d	1	0.88mi
6045 Bird Key Pl Palmetto, FL	1.0–3.0	1.0–2.0	986	$2,005	$2.03	3d	220	0.88mi
5029 Rocky Coast Pl Palmetto, FL	3.0	2.0	1482	$2,400	$1.62	10d	1	1.06mi
4014 84th Ct E Palmetto, FL	3.0	2.0	1555	$2,516	$1.62	21d	1	1.12mi
5185 Rocky Coast Pl Palmetto, FL	3.0	2.0	1529	$2,450	$1.60	14d	1	1.15mi
4117 84th Ct E Palmetto, FL	3.0	2.0	1448	$2,466	$1.70	21d	1	1.19mi
5413 Badini Way Palmetto, FL	3.0	2.0	1420	$2,550	$1.80	3d	1	1.33mi

HOA detail

• Monthly dues: $216 · $2,592/yr
• Likely covers: waterpool

Listing history 26 events

1. 2026-06-18
   days on market $179,000 Active 85 DOM
2. 2026-06-17
   days on market $179,000 Active 84 DOM
3. 2026-06-16
   days on market $179,000 Active 83 DOM
4. 2026-06-15
   days on market $179,000 Active 82 DOM
5. 2026-06-13
   days on market $179,000 Active 80 DOM
6. 2026-06-13
   days on market $179,000 Active 79 DOM
7. 2026-06-10
   days on market $179,000 Active 77 DOM
8. 2026-06-09
   days on market $179,000 Active 76 DOM
9. 2026-06-08
   days on market $179,000 Active 75 DOM
10. 2026-06-08
    days on market $179,000 Active 74 DOM
11. 2026-06-03
    days on market $179,000 Active 70 DOM
12. 2026-06-02
    days on market $179,000 Active 69 DOM
13. 2026-06-01
    days on market $179,000 Active 68 DOM
14. 2026-05-31
    days on market $179,000 Active 67 DOM
15. 2026-03-25
    listed $179,000 Active
16. 2024-12-05
    soldstatus $177,857
17. 2024-12-04
    soldstatus $185,000 Closed 1193-char remark

    Show marketing remark (1193 chars)

    This is the one you want in Shadow Brook. You can own your own little piece of paradise. Behind you is a beautiful green pasture. This beautiful home is located in the much sought after Shadow Brook Community. Shadow Brook is a non age restricted pet friendly community. You own the property so there is no lot rent. This beautiful home has been totally remodeled. It has been painted inside and out. It has all new lights and fans. The bathrooms have been totally replaced including new showers, toilet and new vanities in both bathrooms. The Water Heater is 6 years old. All the floors have been replaced with luxury vinyl flooring. The kitchen has all new cabinets and brand new Samsung appliances. Including a refrigerator, Stove, Dishwasher and built in microwave. New epoxy paint on the driveway. There is a new front door. It has a repaired vapor barrier. Shadow Brook features a heated community pool, shuffle board courts and a clubhouse with a library and pool room. This is a great location located near the Sunshine Skyway Bridge and 75. The beautiful beaches of Anna Maria Island are a short drive away. Room sizes are approximate. This one will go fast. Please use AS IS Contract

18. 2024-11-12
    status Pending 1193-char remark

    Show marketing remark (1193 chars)

    This is the one you want in Shadow Brook. You can own your own little piece of paradise. Behind you is a beautiful green pasture. This beautiful home is located in the much sought after Shadow Brook Community. Shadow Brook is a non age restricted pet friendly community. You own the property so there is no lot rent. This beautiful home has been totally remodeled. It has been painted inside and out. It has all new lights and fans. The bathrooms have been totally replaced including new showers, toilet and new vanities in both bathrooms. The Water Heater is 6 years old. All the floors have been replaced with luxury vinyl flooring. The kitchen has all new cabinets and brand new Samsung appliances. Including a refrigerator, Stove, Dishwasher and built in microwave. New epoxy paint on the driveway. There is a new front door. It has a repaired vapor barrier. Shadow Brook features a heated community pool, shuffle board courts and a clubhouse with a library and pool room. This is a great location located near the Sunshine Skyway Bridge and 75. The beautiful beaches of Anna Maria Island are a short drive away. Room sizes are approximate. This one will go fast. Please use AS IS Contract

19. 2024-09-16
    price $199,500 1193-char remark

    Show marketing remark (1193 chars)

    This is the one you want in Shadow Brook. You can own your own little piece of paradise. Behind you is a beautiful green pasture. This beautiful home is located in the much sought after Shadow Brook Community. Shadow Brook is a non age restricted pet friendly community. You own the property so there is no lot rent. This beautiful home has been totally remodeled. It has been painted inside and out. It has all new lights and fans. The bathrooms have been totally replaced including new showers, toilet and new vanities in both bathrooms. The Water Heater is 6 years old. All the floors have been replaced with luxury vinyl flooring. The kitchen has all new cabinets and brand new Samsung appliances. Including a refrigerator, Stove, Dishwasher and built in microwave. New epoxy paint on the driveway. There is a new front door. It has a repaired vapor barrier. Shadow Brook features a heated community pool, shuffle board courts and a clubhouse with a library and pool room. This is a great location located near the Sunshine Skyway Bridge and 75. The beautiful beaches of Anna Maria Island are a short drive away. Room sizes are approximate. This one will go fast. Please use AS IS Contract

20. 2024-06-04
    listed $217,500 Active 1193-char remark

    Show marketing remark (1193 chars)

    This is the one you want in Shadow Brook. You can own your own little piece of paradise. Behind you is a beautiful green pasture. This beautiful home is located in the much sought after Shadow Brook Community. Shadow Brook is a non age restricted pet friendly community. You own the property so there is no lot rent. This beautiful home has been totally remodeled. It has been painted inside and out. It has all new lights and fans. The bathrooms have been totally replaced including new showers, toilet and new vanities in both bathrooms. The Water Heater is 6 years old. All the floors have been replaced with luxury vinyl flooring. The kitchen has all new cabinets and brand new Samsung appliances. Including a refrigerator, Stove, Dishwasher and built in microwave. New epoxy paint on the driveway. There is a new front door. It has a repaired vapor barrier. Shadow Brook features a heated community pool, shuffle board courts and a clubhouse with a library and pool room. This is a great location located near the Sunshine Skyway Bridge and 75. The beautiful beaches of Anna Maria Island are a short drive away. Room sizes are approximate. This one will go fast. Please use AS IS Contract

21. 2024-01-17
    soldstatus $125,000
22. 2024-01-15
    soldstatus $125,000 Closed 182-char remark

    Show marketing remark (182 chars)

    A rare find in a land-owned, all-ages community of Shadow Brook! Behind this home sits a beautiful green pasture. This home has good bones and could be a steal to the right handyman.

23. 2023-12-13
    status Pending 182-char remark

    Show marketing remark (182 chars)

    A rare find in a land-owned, all-ages community of Shadow Brook! Behind this home sits a beautiful green pasture. This home has good bones and could be a steal to the right handyman.

24. 2023-11-29
    listed $137,500 Active 182-char remark

    Show marketing remark (182 chars)

    A rare find in a land-owned, all-ages community of Shadow Brook! Behind this home sits a beautiful green pasture. This home has good bones and could be a steal to the right handyman.

25. 2004-07-12
    soldstatus $75,000
26. 1991-09-03
    soldstatus $33,000

ⓘ 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: $1,480 · $123/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$6/yr (+$1/mo · 0.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,408
• − Mortgage interest: −$10,027
• − Property taxes: −$1,480
• − Insurance: −$895
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − HOA: −$2,592
• − Depreciation: −$5,207
• Taxable income: $1,982
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $4,156/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 — Ellenton

• Score: 76/100
• State rank: #232
• US rank: #3666

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C+ 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: 14,819
• 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

+442.4% since first listed

12 events — show timeline

• 2026-03-25 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-05 Sold (Public Records) $177,857 Public Records
• 2024-12-04 Sold (MLS) $185,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-16 Price Changed $199,500 Stellar MLS as Distributed by MLS Grid
• 2024-06-04 Listed $217,500 Stellar MLS as Distributed by MLS Grid
• 2024-01-17 Sold (Public Records) $125,000 Public Records
• 2024-01-15 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-11-29 Listed $137,500 Stellar MLS as Distributed by MLS Grid
• 2004-07-12 Sold (Public Records) $75,000 Public Records
• 1991-09-03 Sold (Public Records) $33,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,480 · -8.1% YoY. Source: county tax records.