3 Meadow Cir · Bradenton, FL 34222

$199,000

2 bd · 1.0 ba · 1,008 sqft · Manufactured public records · 6 Days on market

Built 1983 4,792 sqft lot Est $175k · 13% over $208/mo HOA · 10% of rent

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Why this score? — see what drove the D 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 +17.8/30.0
• DSCR +5.6/10.0
• 1% rule +5.3/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Land Owned! This beautiful, remodeled home is ready for you. The homes exterior has been painted and a new porch & deck have been added. The deck overlooks water and is a great place for relaxing and enjoying your morning coffee. A spacious garage is set back from the street, so there is room for additional vehicles. Inside the home, an open concept with a beautiful kitchen, stone counter tops, new soft-close cabinets, stainless appliances and a new dishwasher. All new laminate flooring throughout, new ceiling fans and lighting in all rooms. Both bathrooms have custom showers, new fixtures and cabinets. A generous size walk-in closet in the master bedroom provides lots of space and e

Key facts

• Open concept
• New porch
• New deck

Tags

• REMODELED HOME
• NEW PORCH
• NEW DECK
• OVERLOOKS WATER
• OPEN CONCEPT
• STONE COUNTER TOPS

Property features AI

Finance

• Other: Senior community; Association fee includes guard (24-hour), common area taxes, grounds maintenance, pool, private road, security, trash
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (required approval); Monthly HOA about $34.67; quarterly association fee $104; Association amenities: clubhouse, pool, spa/hot tub, tennis courts, pickleball courts, shuffleboard, recreation facilities, gated, security; Community features: clubhouse, pool, tennis courts, irrigation with reclaimed water, golf carts allowed; Pets allowed with restrictions (cats and dogs OK, breed restrictions, number limit; max pet weight ~25 lbs)

Exterior

• Parking: 1-car garage (24 x 12)
• Security: Gated community (community security listed)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Underground utilities
• Home design: Residential manufactured home; Double wide; One story; North-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as manufactured home
• Exterior features: Rain gutters; Concrete road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Humidity control; Mini-split unit(s)
• Interior features: Ceiling fans; Open floor plan
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 7.3% 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.
• Zoned schools: Blackburn Elementary School (math 62% / reading 42%, grade C-, #990 of 2,144 statewide, top 48%, 551 students, 78% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 185 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 18y 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 $75k; list at $199k implies a 165% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $175,392
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Mockingbird Ln	0.17mi	2/2.0	1,012 (+0%)	3mo	$120,000	$119	85
64 Spoonbill Ln	0.08mi	2/2.0	1,000 (-1%)	9mo	$212,100	$212	84
45 Wood Owl Ave	0.08mi	2/2.0	1,000 (-1%)	13mo	$175,000	$175	80
112 Eagle Cir	0.17mi	2/2.0	1,027 (+2%)	6mo	$179,000	$174	80
24 Meadowlark Cir	0.19mi	2/2.0	1,008 (0%)	10mo	$155,000	$154	79
36 Wood Owl Ave	0.16mi	2/2.0	900 (-11%)	3mo	$209,900	$233	68
7 Meadow Cir	0.05mi	2/2.0	864 (-14%)	8mo	$159,000	$184	63
141 Osprey Cir	0.30mi	2/2.0	1,100 (+9%)	12mo	$133,000	$121	57
83 Spoonbill Ln	0.11mi	2/2.0	1,152 (+14%)	19mo	$165,000	$143	51
3104 Bessie Ln	0.72mi	2/1.5	950 (-6%)	10mo	$39,000	$41	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-21,796
• Equity at exit: $29,672

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-5,307
• Equity at exit: $17,206

Cash invested: $55,720 (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 34222

• Home prices YoY: -26.9%
• Active inventory: 185
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$117 /mo · $1,408/yr
• Insurance: −$83
• HOA: −$208
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $163

Break-even live

Break-even rent $1,838

Max offer price $199,000

Occupancy floor 87%

Sensitivity live

Price	-10% $276	-5% $219	+0% $163	+5% $107	+10% $50
Rent	-10% $1	-5% $82	+0% $163	+5% $244	+10% $324
Rate	-1.0pp $263	-0.5pp $213	base $163	+0.5pp $111	+1.0pp $59

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2710 59th Dr E Ellenton, FL	1.0–3.0	1.0–2.0	1149	$2,234	$1.94	4d	37	0.57mi
5942 Factory Shops Blvd Ellenton, FL	1.0–3.0	1.0–2.0	953	$2,362	$2.48	3d	67	0.58mi
482 Outer Dr Unit NA Ellenton, FL	3.0	2.0	1400	$1,600	$1.14	5d	1	0.68mi
2711 80th Ave E Ellenton, FL	3.0	2.0	1000	$1,836	$1.84	5d	1	0.75mi
3931 Day Bridge Pl Ellenton, FL	3.0	2.0	1250	$2,295	$1.84	5d	1	0.89mi
3808 Sunset Dr Ellenton, FL	3.0	2.0	1441	$1,699	$1.18	23d	1	0.96mi
7711 Desoto Dr Ellenton, FL	2.0	2.5	1356	$1,599	$1.18	16d	1	1.01mi
8314 Nancy Ln Ellenton, FL	2.0	2.0	1404	$1,895	$1.35	25d	1	1.14mi
4180 Yardly Dr Palmetto, FL	1.0–3.0	1.0–2.0	1021	$2,498	$2.45	5d	15	1.25mi
3908 Lemonwood Dr N Ellenton, FL	2.0	2.0	1400	$1,750	$1.25	25d	1	1.29mi
5021 US Highway 301 N Ellenton, FL	3.0	2.5	861	$3,900	$4.53	5d	1	1.31mi
4212 Long Lake Way Ellenton, FL	2.0	2.0	1000	$1,900	$1.90	25d	1	1.32mi

HOA detail

• Monthly dues: $208 · $2,496/yr
• Likely covers: water

Listing history 32 events

1. 2026-05-22
   status Pending
2. 2026-05-16
   listed $199,000 Active
3. 2026-04-09
   historical $1,800
4. 2026-03-25
   listed $1,800
5. 2026-03-14
   historical $1,800
6. 2026-03-02
   soldstatus $75,000
7. 2026-01-01
   listed $1,800
8. 2025-12-21
   historical $1,800
9. 2025-12-18
   listed $1,800
10. 2025-11-29
    historical $1,800
11. 2025-11-12
    listed $1,800
12. 2024-04-08
    historical
13. 2024-03-16
    price $179,900
14. 2024-01-15
    listed $209,900 Active
15. 2024-01-12
    historical $2,200
16. 2023-12-12
    listed $2,200
17. 2021-01-13
    historical
18. 2020-10-05
    listed $129,900 Active
19. 2020-09-16
    historical
20. 2020-09-16
    soldstatus $1,600 Closed
21. 2020-08-02
    listed $120,000 Active
22. 2014-08-28
    soldstatus $62,700
23. 2014-08-27
    soldstatus $62,700 Sold
24. 2014-08-22
    status Pending
25. 2014-07-11
    status Active
26. 2014-06-16
    status Pending
27. 2014-06-14
    status Active
28. 2014-04-04
    historical
29. 2008-11-07
    listed $69,900 Active
30. 2000-09-06
    soldstatus $46,000
31. 1986-04-01
    soldstatus $58,700
32. 1984-04-01
    soldstatus $601,300

ⓘ 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: $1,408 · $117/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$244/yr (+$20/mo · 17.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $24,527
• − Mortgage interest: −$11,147
• − Property taxes: −$1,408
• − Insurance: −$995
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − HOA: −$2,496
• − Depreciation: −$5,789
• Taxable loss: −$1,233
• Est. tax savings @ 24.0%: +$296
• After-tax cash flow: $2,250/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

• County: Manatee County · 416,364 people
• City population: 227,091
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 14,819
• Household income: $64,355
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 313.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 13% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Vietnamese 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: ▼ -107.75%
• Current HPI: 293.2597
• Rent YoY: —
• 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

-66.9% since first listed

32 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Rental Removed $1,800 STELLARMLS
• 2026-03-25 Listed for Rent $1,800 STELLARMLS
• 2026-03-14 Rental Removed $1,800 STELLARMLS
• 2026-03-02 Sold (Public Records) $75,000 Public Records
• 2026-01-01 Listed for Rent $1,800 STELLARMLS
• 2025-12-21 Rental Removed $1,800 STELLARMLS
• 2025-12-18 Listed for Rent $1,800 STELLARMLS
• 2025-11-29 Rental Removed $1,800 STELLARMLS
• 2025-11-12 Listed for Rent $1,800 STELLARMLS
• 2024-04-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-16 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-15 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-12 Rental Removed $2,200 STELLARMLS
• 2023-12-12 Listed for Rent $2,200 STELLARMLS
• 2021-01-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-10-05 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2020-09-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-09-16 Sold (MLS) $1,600 Stellar MLS as Distributed by MLS Grid
• 2020-08-02 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-28 Sold (Public Records) $62,700 Public Records
• 2014-08-27 Sold (MLS) $62,700 Stellar MLS as Distributed by MLS Grid
• 2014-08-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-07-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-04-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-11-07 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2000-09-06 Sold (Public Records) $46,000 Public Records
• 1986-04-01 Sold (Public Records) $58,700 Public Records
• 1984-04-01 Sold (Public Records) $601,300 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,408 · -0.5% YoY. Source: county tax records.