6710 36th Ave E #201 · Ellenton, FL 34221

$185,000

2 bd · 1.0 ba · 1,344 sqft · Manufactured public records · 72 Days on market

Built 1980 5,576 sqft lot Est $161k · 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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.9/10.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to your own little peace of paradise. Back on the market. This spacious 1344 sq feet home has a large living room and a dining room that gives you a lot of space to entertain. The 1344 sq feet does not include the bonus room which is a additional 11 by 19 feet. It has a spacious corner lot. It is one of the few homes in Shadow Brook that has a one car garage. It also has two drive ways. You can easily park 4 cars in the driveways. The roof was replaced in January 2021 with a Lifetime Transferable Warranty. The kitchen has been updated with new laminated Countertops installed in 2023. Shadow Brook is one of the best kept secrets in Manatee co

Key facts

• One car garage
• Bonus room
• Large living room

Tags

• LARGE LIVING ROOM
• DINING ROOM
• SPACIOUS CORNER LOT
• ONE CAR GARAGE
• TWO DRIVE WAYS
• BONUS ROOM

Property features AI

Finance

• Other: Homestead exempt; Pets allowed
• Financial info: Lease restrictions apply
• HOA & community: Association: Newby Management George Peebles; Clubhouse and pool; Shuffleboard court; Association approval required; Association fees cover cable TV, internet, pool, sewer, water, and common area taxes; Monthly condo fee: $217 (quarterly term; $650 quarterly / $2,600 annually)

Exterior

• Parking: 1 garage space; Carport with 4 spaces
• Utilities: Public water; Public sewer; Cable connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Single-story; Faces south; Residential property
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Exterior lighting; Asphalt road access; Public maintained road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Blinds; Bonus room; Crawl space
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 $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

• It's been on market 72 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $52k; list at $185k implies a 256% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $161,280
• 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 #359	0.00mi	2/2.0	1,327 (-1%)	6mo	$150,000	$113	89
6710 36th Ave E #8	0.00mi	2/2.0	1,400 (+4%)	2mo	$190,000	$136	87
6710 36th Ave E #176	0.00mi	2/2.0	1,344 (0%)	11mo	$190,000	$141	87
6710 36th Ave E #241	0.00mi	2/2.0	1,280 (-5%)	3mo	$120,000	$94	86
6710 36th Ave E #312	0.00mi	2/2.0	1,320 (-2%)	11mo	$130,000	$98	84
6710 36th Ave E #269	0.00mi	2/2.0	1,292 (-4%)	8mo	$75,000	$58	83
6710 36th Ave E #287	0.00mi	2/2.0	1,421 (+6%)	6mo	$170,000	$120	82
6710 36th Ave E #271	0.00mi	2/2.0	1,446 (+8%)	5mo	$210,000	$145	79
6710 36th Ave E #109	0.00mi	3/2.0 (+1)	1,440 (+7%)	7mo	$135,000	$94	73
6710 36th Ave E #222	0.00mi	2/2.0	1,211 (-10%)	10mo	$148,000	$122	71
6710 36th Ave E #37	0.00mi	2/2.0	1,152 (-14%)	7mo	$125,000	$109	66
6710 36th Ave E #323	0.00mi	2/2.0	1,152 (-14%)	10mo	$165,000	$143	64

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-8,591
• Equity at exit: $27,584

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $3,521
• Equity at exit: $15,995

Cash invested: $51,800 (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 34221

• Rents YoY: -3.0%
• Active inventory: 1160
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$970
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$77
• HOA: −$216
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $437

Break-even live

Break-even rent $1,656

Max offer price $185,000

Occupancy floor 75%

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: $46,250
• Closing costs: $5,550
• 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	24d	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	15d	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

Listing history 7 events

1. 2026-06-02
   statusdays on market $185,000 Pending 72 DOM
2. 2026-06-01
   days on market $185,000 Active 71 DOM
3. 2026-05-31
   days on market $185,000 Active 70 DOM
4. 2026-05-21
   status Active
5. 2026-05-08
   status Pending
6. 2026-03-09
   listed $185,000 Active
7. 1995-08-24
   soldstatus $52,000

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$994/yr (+$83/mo · 183.6%)

ⓘ 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: $26,506
• − Mortgage interest: −$10,363
• − Property taxes: −$541
• − Insurance: −$925
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − HOA: −$2,592
• − Depreciation: −$5,382
• Taxable income: $2,462
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $4,649/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

+255.8% since first listed

4 events — show timeline

• 2026-05-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 1995-08-24 Sold (Public Records) $52,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $541 · +9.1% YoY. Source: county tax records.