4158 66th Street Cir W #4158 · Bradenton, FL 34209

$155,000

2 bd · 2.0 ba · 1,044 sqft · Condo · 119 Days on market

Built 1983 $530/mo HOA · 25% 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 +17.0/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to one of Bradenton’s Best Kept Secrets! Heritage Village West, a 55+ community that is a hop skip and a jump to dining and just a minute drive to shopping. This ground level 2-bedroom 2 full bath condo has had a few updates including skip trowelled living room and kitchen ceilings as well as an attractive front entry door, 6 panel interior doors, kitchen appliances including an LG French door fridge, smooth top range, dishwasher and microwave hood. The spacious indoor laundry room has overflow cabinets with a small countertop in addition to a full size washer and dryer and extra space for storage. These are ground level villas with no o

Key facts

• Ground level condo
• Front entry door
• Smooth top range

Tags

• GROUND LEVEL CONDO
• SKIP TROWELLED CEILINGS
• FRONT ENTRY DOOR
• 6 PANEL INTERIOR DOORS
• LG FRENCH DOOR FRIDGE
• SMOOTH TOP RANGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• Market conditions: Rents soft (-0.3%/yr); 510 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 32% of the median local income ($82k/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 119 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: 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 $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
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: 1.39% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 6.0

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: -16.5%
• Equity multiple: 0.44×
• Total profit: $-24,408
• Equity at exit: $23,111

10-year hold

• IRR: -19.3%
• Equity multiple: 0.18×
• Total profit: $-35,656
• Equity at exit: $13,402

Cash invested: $43,400 (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 34209

• Rents YoY: -0.3%
• Active inventory: 510
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$530
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $105

Break-even live

Break-even rent $2,027

Max offer price $155,000

Occupancy floor 90%

Sensitivity live

Price	-10% $212	-5% $158	+0% $105	+5% $51	+10% $-2
Rent	-10% $-66	-5% $20	+0% $105	+5% $190	+10% $275
Rate	-1.0pp $183	-0.5pp $144	base $105	+0.5pp $65	+1.0pp $24

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4209 66th Street Cir W Bradenton, FL	2.0	2.0	1044	$2,900	$2.78	25d	1	0.01mi
4161 66th Street Cir W Bradenton, FL	2.0	2.0	1044	$1,800	$1.72	17d	1	0.01mi
4112 66th Street Cir W Bradenton, FL	2.0	2.0	1100	$1,960	$1.78	21d	1	0.12mi
6711 45th Ave W Unit A Bradenton, FL	2.0	2.0	1100	$1,700	$1.55	17d	1	0.23mi
4116 62nd St W Bradenton, FL	2.0	2.0	840	$1,650	$1.96	4d	1	0.23mi
4601 66th St W Bradenton, FL	3.0	1.0–2.0	917	$2,065	$2.25	3d	24	0.26mi
4501 71st St W Bradenton, FL	1.0–2.0	1.0–2.0	850	$1,680	$1.98	3d	28	0.36mi
4572 Red Maple Rd #901 Bradenton, FL	2.0	2.0	1224	$1,600	$1.31	25d	1	0.36mi
4063 Overture Cir Bradenton, FL	3.0	2.0	1277	$2,400	$1.88	25d	1	0.41mi
4118 59th St W Bradenton, FL	2.0	1.0	756	$1,800	$2.38	17d	1	0.41mi
4037 Overture Cir Unit 4037 Bradenton, FL	3.0	2.0	1381	$2,195	$1.59	25d	1	0.44mi
4005 Overture Cir Unit 4005 Bradenton, FL	3.0	2.0	1381	$2,700	$1.96	25d	1	0.46mi
7202 Hamilton Rd Unit 7202 Bradenton, FL	3.0	2.0	1277	$2,250	$1.76	17d	1	0.47mi
5907 36th Ave Cir W #5907 Bradenton, FL	2.0	2.0	937	$2,800	$2.99	25d	1	0.49mi
4196 Overture Cir Unit 4196 Bradenton, FL	3.0	2.0	1277	$2,300	$1.80	4d	1	0.50mi
7333 Skybird Rd Bradenton, FL	3.0	2.0	1277	$3,500	$2.74	25d	1	0.55mi
6709 35th Ave W Unit 1346494P Bradenton, FL	3.0	2.0	1227	$4,527	$3.69	17d	1	0.58mi
4122 Overture Cir #533 Bradenton, FL	3.0	2.0	1381	$2,900	$2.10	25d	1	0.58mi
4880 51st St W Bradenton, FL	1.0–4.0	1.0–3.0	1019	$1,527	$1.50	4d	11	0.63mi
4850 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	800	$1,750	$2.19	16d	3	0.64mi
4850 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	800	$1,750	$2.19	4d	2	0.64mi
4112 Cape Vista Dr Bradenton, FL	3.0	2.0	1450	$3,495	$2.41	25d	1	0.67mi
2914 64th St W Bradenton, FL	2.0	2.0	1135	$2,025	$1.78	25d	1	0.76mi
4802 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	1007	$1,950	$1.94	17d	15	0.76mi
4802 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	1007	$1,950	$1.94	4d	13	0.76mi
4005 78th St W Bradenton, FL	3.0	2.0	1000	$1,895	$1.90	4d	1	0.77mi
2926 63rd St W Bradenton, FL	2.0	2.0	946	$2,100	$2.22	4d	1	0.78mi
5909 30th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	788	$1,670	$2.12	3d	6	0.80mi
4325 80th St W Bradenton, FL	3.0	1.5	1000	$2,200	$2.20	25d	1	0.87mi
4210 Ironwood Cir Unit 103J Bradenton, FL	1.0	1.0	750	$1,800	$2.40	25d	1	0.93mi
4110 Ironwood Cir #104 Bradenton, FL	2.0	2.0	1152	$1,800	$1.56	25d	1	0.94mi
5933 28th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	945	$2,013	$2.13	3d	6	0.99mi
4040 Ironwood Cir Unit 404F Bradenton, FL	2.0	2.0	1008	$1,750	$1.74	13d	1	1.01mi
4040 Ironwood Cir Unit 406F Bradenton, FL	2.0	2.0	1008	$1,675	$1.66	17d	1	1.01mi
2724 72nd St W Unit 2010 Bradenton, FL	2.0	2.0	942	$1,950	$2.07	4d	1	1.02mi
4460 Ironwood Cir Unit 406 Bradenton, FL	1.0	1.0	750	$1,600	$2.13	22d	1	1.02mi
4460 Ironwood Cir Unit 406 Bradenton, FL	1.0	1.0	750	$1,600	$2.13	3d	1	1.02mi
4460 Ironwood Cir Unit 501A Bradenton, FL	1.0	1.5	840	$2,595	$3.09	25d	1	1.02mi
4550 47th St W Bradenton, FL	1.0–3.0	1.0–2.0	930	$1,800	$1.94	3d	27	1.05mi
4240 Ironwood Cir #404 Bradenton, FL	2.0	2.0	1008	$2,495	$2.48	25d	1	1.08mi

HOA detail condo

• Monthly dues: $530 · $6,360/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-04-01
   status Pending
2. 2025-12-03
   listed $155,000 Active
3. 2010-11-01
   listed $87,000
4. 2010-10-07
   historical
5. 2010-03-23
   listed $120,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,915
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − HOA: −$6,360
• − Depreciation: −$4,509
• Taxable loss: −$883
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $1,470/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): 33,224
• Household income: $81,728
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 1126.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 6% Russian/Polish/Slavic 1% 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: ▼ -360.34%
• Current HPI: 320.0061
• Rent YoY: ▼ -0.30%
• 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

+29.2% since first listed

5 events — show timeline

• 2026-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2010-11-01 Listed $87,000 Stellar MLS as Distributed by MLS Grid
• 2010-10-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-03-23 Listed $120,000 Stellar MLS as Distributed by MLS Grid