6710 36th Ave E #54 · Ellenton, FL 34221

$229,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 186 Days on market

Built 1977 3,920 sqft lot $216/mo HOA · 9% 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your own little peace of paradise. This move in ready home is waiting for you to make it your own. This spacious house has a open floor plan. Shadow Brook is one of the best kept secrets in Manatee county. You own the land which means NO LOT RENT. The low quarterly fee includes Water, Sewer, Cable and Internet. It is a any age pet friendly park. This beautiful house has been totally updated from top to bottom. It has luxury tile through out the house. This beautiful house Has had the entire kitchen redone. It has all new luxurious cabinets with tons of space. It has beautiful quartz countertops and island. It features recessed lighting. Brand new stainless steel appliances Refrig

Key facts

• Open floor plan
• Quartz countertops
• Recessed lighting

Tags

• OPEN FLOOR PLAN
• TOTALLY UPDATED
• LUXURY TILE
• QUARTZ COUNTERTOPS
• RECESSED LIGHTING
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $229k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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); Buffalo Creek Middle School (math 59% / reading 51%, grade B-, #180 of 571 statewide, top 32%, 1,127 students, 44% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL).
• Market conditions: Rents soft (-3.0%/yr); 1170 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 37% 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 $2k of loan paydown is wiped out by about $7k 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 186 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $229k implies a 227% 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 $201,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 1.05% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $149,760
• 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 #37	0.00mi	2/2.0 (-1)	1,152 (0%)	7mo	$125,000	$109	89
6710 36th Ave E #104	0.00mi	2/2.0 (-1)	1,108 (-4%)	1mo	$144,500	$130	88
6710 36th Ave E #323	0.00mi	2/2.0 (-1)	1,152 (0%)	10mo	$165,000	$143	86
6710 36th Ave E #106	0.00mi	2/2.0 (-1)	1,056 (-8%)	0mo	$141,250	$134	81
6710 36th Ave E #222	0.00mi	2/2.0 (-1)	1,211 (+5%)	10mo	$148,000	$122	78
6710 36 Ave #277	0.00mi	2/2.0 (-1)	1,056 (-8%)	6mo	$117,000	$111	76
6710 36th Ave E #392	0.00mi	2/2.0 (-1)	1,056 (-8%)	8mo	$190,000	$180	75
6710 36th Ave E #59	0.00mi	2/2.0 (-1)	1,056 (-8%)	8mo	$144,000	$136	75
6710 36th Ave E #241	0.00mi	2/2.0 (-1)	1,280 (+11%)	3mo	$120,000	$94	74
6710 36th Ave E #350	0.00mi	2/2.0 (-1)	1,000 (-13%)	6mo	$160,000	$160	68
6710 36th Ave E #269	0.00mi	2/2.0 (-1)	1,292 (+12%)	8mo	$75,000	$58	68
6710 36th Ave E #312	0.00mi	2/2.0 (-1)	1,320 (+15%)	11mo	$130,000	$98	62

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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-26,095
• Equity at exit: $34,145

10-year hold

• IRR: -7.6%
• Equity multiple: 0.59×
• Total profit: $-26,607
• Equity at exit: $19,800

Cash invested: $64,120 (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: 1170
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,415 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$112 /mo · $1,349/yr
• Insurance: −$95
• HOA: −$216
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $283

Break-even live

Break-even rent $2,057

Max offer price $229,000

Occupancy floor 83%

Sensitivity live

Price	-10% $413	-5% $348	+0% $283	+5% $218	+10% $153
Rent	-10% $92	-5% $188	+0% $283	+5% $378	+10% $474
Rate	-1.0pp $398	-0.5pp $341	base $283	+0.5pp $224	+1.0pp $163

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	5d	1	0.41mi
3303 54th St E Palmetto, FL	3.0	2.0	1285	$2,000	$1.56	5d	1	0.78mi
6045 Bird Key Pl Palmetto, FL	1.0–3.0	1.0–2.0	986	$2,445	$2.48	5d	220	0.88mi
9940 Mahaffey DR Palmetto, FL	1.0–3.0	1.0–3.0	1106	$2,044	$1.85	25d	1	0.88mi
5029 Rocky Coast Pl Palmetto, FL	3.0	2.0	1482	$2,400	$1.62	12d	1	1.06mi
4117 84th Ct E Palmetto, FL	3.0	2.0	1448	$2,466	$1.70	23d	1	1.19mi
5413 Badini Way Palmetto, FL	3.0	2.0	1420	$2,550	$1.80	5d	1	1.33mi

HOA detail

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

Listing history 27 events

1. 2026-04-22
   status Pending
2. 2025-10-18
   listed $229,000 Active
3. 2019-05-04
   historical
4. 2019-01-25
   price $99,999
5. 2018-12-17
   price $110,000
6. 2018-12-13
   listed $100,000 Active
7. 2017-05-17
   historical
8. 2017-04-08
   price $92,999
9. 2017-04-02
   price $105,000
10. 2017-02-26
    listed $94,000 Active
11. 2016-07-22
    soldstatus $70,000 Sold
12. 2016-07-02
    status Pending
13. 2016-07-02
    historical
14. 2016-06-25
    status Pending
15. 2016-06-21
    historical
16. 2016-06-21
    status Pending
17. 2016-06-01
    price $67,500
18. 2016-05-26
    price $69,900
19. 2016-05-10
    price $73,500
20. 2016-04-30
    status Active
21. 2016-04-29
    historical
22. 2016-04-23
    price $75,000
23. 2016-04-12
    listed $77,500 Active
24. 2002-04-15
    soldstatus $56,500
25. 2000-10-23
    soldstatus $44,000
26. 1998-11-06
    soldstatus $44,000
27. 1981-04-01
    soldstatus $36,000

ⓘ 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: $1,349 · $112/mo
• Projected year-2 tax: $1,901 · $158/mo
• Expected delta: +$551/yr (+$46/mo · 40.9%)

ⓘ 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: $28,980
• − Mortgage interest: −$12,828
• − Property taxes: −$1,349
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − HOA: −$2,592
• − Depreciation: −$6,662
• Taxable loss: −$233
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $3,453/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: 56,208
• 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

+536.1% since first listed

27 events — show timeline

• 2026-04-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-18 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-01-25 Price Changed $99,999 Stellar MLS as Distributed by MLS Grid
• 2018-12-17 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2018-12-13 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-04-08 Price Changed $92,999 Stellar MLS as Distributed by MLS Grid
• 2017-04-02 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-26 Listed $94,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-22 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-07-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-06-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-06-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-06-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-06-01 Price Changed $67,500 Stellar MLS as Distributed by MLS Grid
• 2016-05-26 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2016-05-10 Price Changed $73,500 Stellar MLS as Distributed by MLS Grid
• 2016-04-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-04-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-04-23 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-12 Listed $77,500 Stellar MLS as Distributed by MLS Grid
• 2002-04-15 Sold (Public Records) $56,500 Public Records
• 2000-10-23 Sold (Public Records) $44,000 Public Records
• 1998-11-06 Sold (Public Records) $44,000 Public Records
• 1981-04-01 Sold (Public Records) $36,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,349 · -1.0% YoY. Source: county tax records.