6120 43rd St W Unit 407B · Bayshore Gardens, FL 34210

$100,000

2 bd · 2.0 ba · 1,178 sqft · Condo public records · 13 Days on market

Built 1974 $495/mo HOA · 24% of rent

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Why this score? — see what drove the B- 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 +28.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. Welcome to this opportunity-filled condo in the highly desirable El Conquistador Village. This 2-bedroom, 2-bathroom residence offers nearly 1,200 square feet of living space and exceptional potential for a buyer ready to make it their own. In need of updates, including new appliances, flooring and general improvements, this property is ideal for those looking to renovate and customize—whether as a primary residence or a seasonal retreat. Enjoy added value with recent community upgrades, including a roof replacement (2025), pool resurfacing (2025), main pathway carpets (2024), and exterior building paint (2023). The layout features a spacious living area that opens t

Key facts

• Split floor plan
• Screened-in balcony
• $495 HOA

Tags

• SCREENED-IN BALCONY
• HEATED COMMUNITY POOL
• DIRECT ACCESS TO BALCONY
• SPLIT FLOOR PLAN
• CONVENIENT STORAGE ROOM

Property features AI

Finance

• Other: Unfurnished; Universal property ID: US-12081-N-6145510647-S-407B
• Financial info: Total monthly fees: $495; Total annual fees: $5,940; Lease restrictions apply
• HOA & community: Monthly condo fee: $495 (includes pool, insurance, structure maintenance, grounds maintenance, management, pest control); Association membership required with approval; Association: Sunstate Management/Nicole Banks; Community features: Clubhouse, Pool, Deed restrictions, Golf cart friendly, Buyer approval required; Pets not allowed

Exterior

• Parking: Open guest parking
• Utilities: Public water; Public sewer; Cable connected; BB/HS internet available; Electricity connected; Water connected; Sprinkler recycled system
• Home design: Condominium; One level; Faces east; Unit on 4th floor
• Construction: Block and stucco construction; Membrane roof; Slab foundation; Built as part of a multi-story building (6 stories total)
• Exterior features: Enclosed, screened rear porch; Balcony; Outdoor lighting; Sliding doors; Exterior storage; Located on golf course; City limits; Private lot; Sidewalks; Asphalt/paved road access

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Split bedroom floor plan; Thermostat; Building has elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 10.4% vs local median 4.7% in Bayshore Gardens — 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 82/100 on livability (#72 in FL, #1,180 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute C-, employment 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: Bayshore Elementary School (math 51% / reading 36%, grade F, #1,345 of 2,144 statewide, top 64%, 701 students, 72% FRL); Bayshore High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 1,435 students, 65% FRL) — zoned schools average 68% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 52% district-wide (-20 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-6.1%/yr); 549 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 38% of the median local income ($64k/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 $691 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $73k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 24% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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 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: 2.04% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.53%
• DSCR: 1.65
• GRM: 4.1

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-211
• Equity at exit: $14,910

10-year hold

• IRR: 3.8%
• Equity multiple: 1.22×
• Total profit: $6,062
• Equity at exit: $8,646

Cash invested: $28,000 (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 34210

• Rents YoY: -6.1%
• Active inventory: 549
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$524
• Tax from tax record: −$214 /mo · $2,568/yr
• Insurance: −$42
• HOA: −$495
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $339

Break-even live

Break-even rent $1,614

Max offer price $100,000

Occupancy floor 78%

Sensitivity live

Price	-10% $396	-5% $367	+0% $339	+5% $311	+10% $282
Rent	-10% $178	-5% $258	+0% $339	+5% $420	+10% $500
Rate	-1.0pp $389	-0.5pp $364	base $339	+0.5pp $313	+1.0pp $287

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6147 43rd St W Bradenton, FL	2.0	2.0	1116	$3,200	$2.87	24d	1	0.05mi
4119 61st Avenue Ter W Bradenton, FL	2.0	2.0	1178	$1,595	$1.35	4d	1	0.07mi
4119 61st Avenue Ter W #407 Bradenton, FL	2.0	2.0	1178	$1,695	$1.44	4d	1	0.07mi
4119 61st Avenue Ter W #404 Bradenton, FL	2.0	2.0	1178	$1,500	$1.27	24d	1	0.07mi
4119 61st Avenue Ter W #303 Bradenton, FL	2.0	2.0	1178	$1,800	$1.53	24d	1	0.07mi
6116 43rd St W Unit 401D Bradenton, FL	2.0	2.0	1178	$2,500	$2.12	24d	1	0.08mi
6114 43rd St W Unit 407E Bradenton, FL	2.0	2.0	1178	$2,000	$1.70	15d	1	0.11mi
4510 El Conquistador Pkwy #207 Bradenton, FL	2.0	2.0	1074	$3,400	$3.17	24d	1	0.21mi
5903 43rd St W Unit 5903 Bradenton, FL	2.0	2.0	1178	$2,950	$2.50	24d	1	0.31mi
6430 Sun Eagle Ln Bradenton, FL	2.0	2.0	1364	$2,448	$1.79	4d	2	0.34mi
6050 34th St W Bradenton, FL	1.0–2.0	1.0	734	$1,610	$2.19	2d	19	0.51mi
6470 Mourning Dove Dr #203 Bradenton, FL	2.0	2.0	1364	$2,495	$1.83	24d	1	0.52mi
6468 Seagull Dr #316 Bradenton, FL	2.0	2.0	1314	$3,900	$2.97	24d	1	0.52mi
6033 34th St W Bradenton, FL	2.0	2.0	996	$1,500	$1.51	24d	2	0.58mi
6033 34th St W Bradenton, FL	2.0	2.0	942	$1,550	$1.64	4d	3	0.58mi
6033 34th St W Bradenton, FL	2.0	2.0	942	$1,625	$1.73	3d	2	0.58mi
3527 59th Ave W Unit 3527 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	24d	1	0.58mi
3646 59th Ave W Unit 3646 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	4d	1	0.58mi
3533 59th Ave W Unit 3533 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	16d	1	0.58mi
3545 59th Ave W #3545 Bradenton, FL	3.0	2.0	1037	$1,600	$1.54	16d	1	0.59mi
3739 59th Ave W Unit 3739 Bradenton, FL	2.0	2.0	912	$1,575	$1.73	16d	1	0.59mi
6423 Egret Ln #402 Bradenton, FL	2.0	2.0	1425	$3,150	$2.21	24d	1	0.60mi
3773 59th Ave W Bradenton, FL	2.0	2.0	912	$1,595	$1.75	24d	1	0.63mi
3775 59th Ave W Unit 3775 Bradenton, FL	2.0	2.0	912	$3,500	$3.84	24d	1	0.63mi
3774 59th Ave W Unit 3774 Bradenton, FL	2.0	2.0	912	$1,350	$1.48	24d	1	0.64mi
6101 34th St W Bradenton, FL	2.0–3.0	2.0	1444	$1,890	$1.31	3d	2	0.64mi
3427 59th Ave W Bradenton, FL	2.0	2.5	1330	$2,150	$1.62	16d	1	0.65mi
3843 59th Ave W Bradenton, FL	2.0	2.0	912	$1,200	$1.32	24d	1	0.68mi
3304 McDill Rd Bradenton, FL	2.0	1.0	1044	$1,695	$1.62	12d	1	0.68mi
3851 59th Ave W Unit 3851 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	24d	1	0.68mi
3848 59th Ave W Bradenton, FL	2.0	2.0	912	$1,395	$1.53	24d	1	0.70mi
3605 57th Avenue Dr W Bradenton, FL	2.0	2.0	1454	$2,100	$1.44	4d	1	0.79mi
3411 57th Avenue Dr W Bradenton, FL	3.0	2.0	1326	$2,100	$1.58	24d	1	0.82mi
3803 54th Dr W Bradenton, FL	2.0	2.0	1215	$3,600	$2.96	2d	1	0.92mi
3702 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1327	$3,300	$2.49	4d	2	0.93mi
2713 60th Avenue Dr W Bradenton, FL	2.0	2.0	1076	$2,000	$1.86	24d	1	0.93mi
3701 54th Dr W Bradenton, FL	2.0	2.0	1215	$3,500	$2.88	4d	2	0.96mi
3604 54th Dr W Bradenton, FL	2.0	2.0	1114	$4,050	$3.64	4d	3	0.97mi
3506 54th Dr W Bradenton, FL	1.0–2.0	1.0–2.0	953	$2,800	$2.94	4d	2	0.98mi
3605 54th Dr W Bradenton, FL	2.0	2.0	1166	$3,738	$3.21	4d	2	0.99mi

HOA detail condo

• Monthly dues: $495 · $5,940/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-01
   status Pending
2. 2026-04-29
   price $100,000
3. 2026-04-18
   listed $109,000 Active
4. 2001-03-22
   soldstatus $73,000
5. 2000-03-22
   soldstatus $72,000
6. 1997-07-22
   soldstatus $66,700
7. 1982-04-01
   soldstatus $64,500
8. 1978-10-01
   soldstatus $46,900

ⓘ 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: $2,568 · $214/mo
• Projected year-2 tax: $2,568 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,518
• − Mortgage interest: −$5,602
• − Property taxes: −$2,568
• − Insurance: −$500
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$5,940
• − Depreciation: −$2,909
• Taxable income: $3,076
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $3,330/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 — Bayshore Gardens

• Score: 82/100
• State rank: #72
• US rank: #1180

Category grades

Amenities B- Commute C- Cost of living A+ Crime C- Employment F 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: 33,840
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 17,682
• Household income: $64,244
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 895.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Black 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 7%
• Common ancestry: Hispanic 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 15% French/Haitian/Cajun 4% 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: ▼ -162.68%
• Current HPI: 246.9247
• Rent YoY: ▼ -6.08%
• 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

+113.2% since first listed

8 events — show timeline

• 2026-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Listed $109,000 Stellar MLS as Distributed by MLS Grid
• 2001-03-22 Sold (Public Records) $73,000 Public Records
• 2000-03-22 Sold (Public Records) $72,000 Public Records
• 1997-07-22 Sold (Public Records) $66,700 Public Records
• 1982-04-01 Sold (Public Records) $64,500 Public Records
• 1978-10-01 Sold (Public Records) $46,900 Public Records

Property tax history

+12.0%/yr

Latest (2025): $2,568 · -7.0% YoY. Source: county tax records.