3535 59th Ave W #3535 · Bayshore Gardens, FL 34210

$99,900

2 bd · 2.0 ba · 912 sqft · Condo public records · 61 Days on market

Built 1984 $480/mo HOA · 29% 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 +17.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 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

Bright and open Second floor 2-bedroom, 2-bathroom condo. Updated, just needs a few finishing touches. There is a screened front lanai with room for seating and a private washer and dryer in dedicated utility closet. New AC APRIL 2026. NO RENTAL WAIT PERIOD. The Mirror Lake community, is under professional management, the communty offers a: heated pool & spa, fitness center, pickleball, tennis, shuffleboard, and a clubhousea. Mirror Lake is completing a comprehensive exterior renovation featuring building renovation, fresh paint, updated stairs, and screened lanais. The HOA fee covers, community recreation and maintenance, cable TV, sewer, and trash collection all for Condo fees less

Key facts

• $480 HOA
• Community pool
• Built 1984

Property features AI

Finance

• Other: Total annual HOA fees $5,760
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Gulf Coast Management; Monthly condo/association fee $480 (includes cable TV, pool, internet, building and grounds maintenance, pest control, trash); Buyer/association approval required; Community features: clubhouse, pool, tennis courts; Pets allowed (max ~35 lbs)

Exterior

• Parking: No specific parking details provided
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Internet available
• Home design: Residential condominium; One story; Faces east; Located on 2nd floor
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Building identified as #3535
• Exterior features: Balcony; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Kitchen open to family room; Fireplace in family room; Total of 4 rooms
• Laundry & utility: Washer; Dryer; Laundry closet

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 $79 ($945/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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); Electa Lee Magnet Middle School (math 27% / reading 28%, grade F, #495 of 571 statewide, top 87%, 759 students, 68% 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 31% at this address vs 52% district-wide (-21 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); 556 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); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 31% 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

• It's been on market 61 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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. 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. 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: 1.66% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 5.0

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: -16.6%
• Equity multiple: 0.44×
• Total profit: $-15,685
• Equity at exit: $14,895

10-year hold

• IRR: -23.1%
• Equity multiple: 0.12×
• Total profit: $-24,566
• Equity at exit: $8,638

Cash invested: $27,972 (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: 556
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,662 high
• Mortgage (P&I): −$524
• Tax from tax record: −$189 /mo · $2,267/yr
• Insurance: −$42
• HOA: −$480
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $79

Break-even live

Break-even rent $1,563

Max offer price $99,900

Occupancy floor 90%

Sensitivity live

Price	-10% $135	-5% $107	+0% $79	+5% $50	+10% $22
Rent	-10% $-53	-5% $13	+0% $79	+5% $144	+10% $210
Rate	-1.0pp $129	-0.5pp $104	base $79	+0.5pp $53	+1.0pp $27

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3527 59th Ave W Unit 3527 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	25d	1	0.01mi
3533 59th Ave W Unit 3533 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	17d	1	0.02mi
3545 59th Ave W #3545 Bradenton, FL	3.0	2.0	1037	$1,600	$1.54	17d	1	0.02mi
3739 59th Ave W Unit 3739 Bradenton, FL	2.0	2.0	912	$1,575	$1.73	17d	1	0.04mi
3773 59th Ave W Bradenton, FL	2.0	2.0	912	$1,595	$1.75	25d	1	0.06mi
3775 59th Ave W Unit 3775 Bradenton, FL	2.0	2.0	912	$3,500	$3.84	25d	1	0.06mi
3646 59th Ave W Unit 3646 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	5d	1	0.06mi
3774 59th Ave W Unit 3774 Bradenton, FL	2.0	2.0	912	$1,350	$1.48	25d	1	0.07mi
3843 59th Ave W Bradenton, FL	2.0	2.0	912	$1,200	$1.32	25d	1	0.13mi
3851 59th Ave W Unit 3851 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	25d	1	0.13mi
3848 59th Ave W Bradenton, FL	2.0	2.0	912	$1,395	$1.53	25d	1	0.13mi
6050 34th St W Bradenton, FL	1.0–2.0	1.0	734	$1,610	$2.19	3d	19	0.26mi
6033 34th St W Bradenton, FL	2.0	2.0	996	$1,500	$1.51	25d	2	0.39mi
6033 34th St W Bradenton, FL	2.0	2.0	942	$1,550	$1.64	5d	3	0.39mi
6033 34th St W Bradenton, FL	2.0	2.0	942	$1,625	$1.73	4d	2	0.39mi
3506 54th Dr W Bradenton, FL	1.0–2.0	1.0–2.0	953	$2,800	$2.94	5d	2	0.41mi
3604 54th Dr W Bradenton, FL	2.0	2.0	1114	$4,050	$3.64	5d	3	0.42mi
3605 54th Dr W Bradenton, FL	2.0	2.0	1166	$3,738	$3.21	5d	2	0.44mi
3401 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1293	$3,300	$2.55	5d	3	0.45mi
6147 43rd St W Bradenton, FL	2.0	2.0	1116	$3,200	$2.87	25d	1	0.59mi
4148 53rd Ave W Unit 0314 Bradenton, FL	2.0	2.0	1071	$1,967	$1.84	25d	1	0.63mi
4148 53rd Ave W Bradenton, FL	1.0–2.0	1.0–2.0	899	$2,412	$2.68	23d	10	0.63mi
4148 53rd Ave W Unit 1210 Bradenton, FL	2.0	2.0	1071	$1,932	$1.80	5d	1	0.63mi
4148 53rd Ave W Bradenton, FL	1.0–3.0	1.0–2.0	989	$2,550	$2.58	3d	1	0.63mi
2713 60th Avenue Dr W Bradenton, FL	2.0	2.0	1076	$2,000	$1.86	25d	1	0.64mi
4510 El Conquistador Pkwy #207 Bradenton, FL	2.0	2.0	1074	$3,400	$3.17	25d	1	0.77mi
5400 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	902	$1,651	$1.83	25d	1	0.78mi
3304 McDill Rd Bradenton, FL	2.0	1.0	1044	$1,695	$1.62	13d	1	0.85mi
2423 60th Ave W Unit K29 Bradenton, FL	2.0	2.0	1026	$1,495	$1.46	25d	1	0.86mi
2547 60th Ave W Unit L-36 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	17d	1	0.86mi
5996 Hibiscus Dr #6 Bradenton, FL	2.0	1.0	865	$1,550	$1.79	17d	1	0.86mi
3278 51st Avenue Dr W Unit 1 Bradenton, FL	2.0	1.0	850	$1,600	$1.88	25d	1	0.91mi
5906 Garden Ln Unit A22 Bradenton, FL	2.0	2.0	840	$1,200	$1.43	5d	1	0.92mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,550	$1.96	21d	5	0.93mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,450	$1.84	5d	4	0.93mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,450	$1.84	13d	5	0.93mi
6043 Coral Way Bradenton, FL	2.0	1.0	865	$1,700	$1.97	17d	1	0.93mi
3277 51st Avenue Dr W Bradenton, FL	3.0	2.0	995	$1,760	$1.77	5d	1	0.94mi
2803 52nd Avenue Dr W Unit 2803 Bradenton, FL	2.0	1.0	750	$1,599	$2.13	25d	1	0.96mi
5820 21st St W Bradenton, FL	3.0	2.0	1116	$1,995	$1.79	5d	1	0.98mi

HOA detail condo

• Monthly dues: $480 · $5,760/yr
• Likely covers: sewertrashcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-22
   days on market $99,900 Active 61 DOM
2. 2026-06-18
   days on market $99,900 Active 58 DOM
3. 2026-06-17
   days on market $99,900 Active 57 DOM
4. 2026-06-16
   days on market $99,900 Active 56 DOM
5. 2026-06-15
   days on market $99,900 Active 55 DOM
6. 2026-06-13
   days on market $99,900 Active 53 DOM
7. 2026-06-13
   days on market $99,900 Active 52 DOM
8. 2026-06-10
   days on market $99,900 Active 50 DOM
9. 2026-06-09
   days on market $99,900 Active 49 DOM
10. 2026-06-08
    days on market $99,900 Active 48 DOM
11. 2026-06-08
    days on market $99,900 Active 47 DOM
12. 2026-06-03
    days on market $99,900 Active 43 DOM
13. 2026-06-02
    days on market $99,900 Active 42 DOM
14. 2026-06-01
    days on market $99,900 Active 41 DOM
15. 2026-05-31
    days on market $99,900 Active 40 DOM
16. 2026-04-21
    status Active
17. 2026-04-06
    listed $109,900 Active
18. 2004-12-24
    historical
19. 2004-08-10
    soldstatus $119,000
20. 2004-06-24
    listed $124,900
21. 2000-04-06
    soldstatus $62,000
22. 1997-12-10
    soldstatus $50,000
23. 1992-04-14
    soldstatus $39,000
24. 1987-08-07
    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: $2,267 · $189/mo
• Projected year-2 tax: $2,267 · $189/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $19,947
• − Mortgage interest: −$5,596
• − Property taxes: −$2,267
• − Insurance: −$500
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − HOA: −$5,760
• − Depreciation: −$2,906
• Taxable loss: −$273
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $1,010/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

+134.3% since first listed

9 events — show timeline

• 2026-04-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2004-12-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-08-10 Sold (Public Records) $119,000 Public Records
• 2004-06-24 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2000-04-06 Sold (Public Records) $62,000 Public Records
• 1997-12-10 Sold (Public Records) $50,000 Public Records
• 1992-04-14 Sold (Public Records) $39,000 Public Records
• 1987-08-07 Sold (Public Records) $46,900 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,267 · -3.0% YoY. Source: county tax records.