306 Palm Ave · Anna Maria, FL 34216

$1,695,000

3 bd · 1.5 ba · 1,902 sqft · SingleFamily public records · 36 Days on market

Built 1984 8,350 sqft lot Est $1714k · at est.

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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 +12.0/30.0
• ARV discount +8.0/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

LOCATION! NEW STEEL ROOF! . 19 ACRE LOT! RARE ARTISAN WELL! MOTHER-IN-LAW SUITE! Opportunity is knocking on one of the most desirable streets on Anna Maria! This rare opportunity offers incredible potential in an unbeatable location. Just moments from the beach, the bay, the community center, and the shops and restaurants of Pine Avenue. This 3 bedroom, 3 bathroom home sits on an oversized . 19-ACRE LOT in the heart of Anna Maria. The property features a NEW STEEL ROOF installed in MAY 2024 with a TRANSFERABLE 50-YEAR WARRANTY, providing a major upgrade already completed for the next owner. One of the bedrooms functions as a private mother-in-law suite with its own separate entrance, full

Key facts

• Mother-in-law suite
• New steel roof
• Rare artisan well

Tags

• NEW STEEL ROOF
• 19 ACRE LOT
• RARE ARTISAN WELL
• MOTHER-IN-LAW SUITE
• SEPARATELY DEEDED ARTISAN WELL

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Number of lots: 2; Lot size approximately 0.19 acres (about 0 to less than 1/4 acre); Asphalt road access; Has 1 well
• Financial info: No lease restrictions; Property zoned R1; Contains additional parcel(s)
• HOA & community: No HOA association indicated

Exterior

• Parking: Converted garage; Driveway; Ground-level parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Home faces south; Homestead exempt
• Construction: Block, concrete, and stucco construction; Metal roof; Other roof material; Slab foundation; Built on 1 building level
• Exterior features: Sliding doors; Private mailbox; Storage shed(s); Other exterior features

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Concrete; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room and dining room combo; Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $-841 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.55M (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.20M (29.2% below list).
• Recommended offer: $1.20M (29.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#214 in FL, #3,340 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities F, cost of living 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: Anna Maria Elementary School (math 77% / reading 77%, grade A, #170 of 2,144 statewide, top 9%, 190 students, 36% FRL); Martha B. King Middle School (math 48% / reading 39%, grade D, #329 of 571 statewide, top 58%, 848 students, 63% FRL); Manatee High School (math 32% / reading 47%, grade F, #304 of 667 statewide, top 47%, 1,983 students, 59% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).

Forward outlook

• In year one you build about $63k of equity ($12k loan paydown + $51k appreciation (3.0% local appreciation)).
• Manatee County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$102k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($1.64M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $1.70M implies a 1894% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $1,200,000 (29.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.71% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $1,713,702
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Palm Ave	0.03mi	3/3.0	1,905 (+0%)	5mo	$1,945,000	$1,021	89
527 Magnolia Ave	0.34mi	3/2.0	1,924 (+1%)	1mo	$1,925,000	$1,001	80
127 Crescent Dr	0.29mi	4/2.0 (+1)	1,922 (+1%)	13mo	$1,975,000	$1,028	67
104 Magnolia Ave	0.22mi	3/3.5	2,012 (+6%)	12mo	$1,775,000	$882	62
108 Maple Ave	0.38mi	3/2.0	1,720 (-10%)	5mo	$1,550,000	$901	60
113 Palm Ave	0.18mi	2/3.0 (-1)	1,736 (-9%)	12mo	$1,575,000	$907	57
401 N Bay Blvd	0.55mi	2/2.5 (-1)	1,710 (-10%)	4mo	$1,625,000	$950	46
764 N Shore Dr	0.74mi	3/2.0	1,768 (-7%)	8mo	$1,100,000	$622	45
505 83rd St	0.51mi	3/3.0	2,124 (+12%)	7mo	$1,800,000	$847	45
259 Gladiolus St	0.61mi	2/2.0 (-1)	1,675 (-12%)	6mo	$975,000	$582	40
207 82nd St	0.57mi	2/2.5 (-1)	1,653 (-13%)	13mo	$700,000	$423	32
509 77th St	0.75mi	4/3.0 (+1)	2,158 (+14%)	13mo	$1,899,000	$880	21

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: 5.5%
• Equity multiple: 1.32×
• Total profit: $149,959
• Equity at exit: $762,145

10-year hold

• IRR: 8.5%
• Equity multiple: 2.28×
• Total profit: $608,230
• Equity at exit: $1,174,557

Cash invested: $474,600 (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 34216

• Active inventory: 113
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $12,000 medium
• Mortgage (P&I): −$8,889
• Tax from tax record: −$299 /mo · $3,591/yr
• Insurance: −$706
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,520
• Net cashflow: $-841

Break-even live

Break-even rent $13,064

Max offer price $1,546,461

Occupancy floor —

Sensitivity live

Price	-10% $119	-5% $-361	+0% $-841	+5% $-1,321	+10% $-3,832
Rent	-10% $-1,789	-5% $-1,315	+0% $-841	+5% $-367	+10% $107
Rate	-1.0pp $13	-0.5pp $-410	base $-841	+0.5pp $-1,280	+1.0pp $-1,727

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: $423,750
• Closing costs: $50,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Concord Ln Holmes Beach, FL	4.0	3.0	1625	$12,000	$7.38	25d	1	1.46mi

Listing history 18 events

1. 2026-06-22
   days on market $1,695,000 Active 36 DOM
2. 2026-06-18
   days on market $1,695,000 Active 33 DOM
3. 2026-06-17
   days on market $1,695,000 Active 32 DOM
4. 2026-06-16
   days on market $1,695,000 Active 31 DOM
5. 2026-06-15
   days on market $1,695,000 Active 30 DOM
6. 2026-06-13
   days on market $1,695,000 Active 28 DOM
7. 2026-06-13
   days on market $1,695,000 Active 27 DOM
8. 2026-06-10
   days on market $1,695,000 Active 25 DOM
9. 2026-06-09
   days on market $1,695,000 Active 24 DOM
10. 2026-06-08
    days on market $1,695,000 Active 23 DOM
11. 2026-06-08
    days on market $1,695,000 Active 22 DOM
12. 2026-06-03
    days on market $1,695,000 Active 18 DOM
13. 2026-06-02
    days on market $1,695,000 Active 17 DOM
14. 2026-06-01
    days on market $1,695,000 Active 16 DOM
15. 2026-05-31
    days on market $1,695,000 Active 15 DOM
16. 2026-05-16
    listed $1,695,000 Active
17. 1989-04-04
    soldstatus $85,000
18. 1987-12-19
    soldstatus $95,000

ⓘ 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: $3,591 · $299/mo
• Projected year-2 tax: $14,068 · $1,172/mo
• Expected delta: +$10,477/yr (+$873/mo · 291.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $144,000
• − Mortgage interest: −$94,946
• − Property taxes: −$3,591
• − Insurance: −$13,594
• − Repairs & maintenance: −$11,520
• − Management: −$11,520
• − Depreciation: −$49,309
• Taxable loss: −$40,480
• Est. tax savings @ 24.0%: +$9,715
• After-tax cash flow: $-375/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 — Anna Maria

• Score: 76/100
• State rank: #214
• US rank: #3340

Category grades

Amenities F Commute B- Cost of living F Crime A+ Employment A+ Housing B Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anna Maria, FL
• City population: 900
• Population (ZIP): 900

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Asian 1%
• Common ancestry: Slovak 7% Lithuanian 7% Iranian 5%
• Foreign-born: 8% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 2% French/Haitian/Cajun 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+1684.2% since first listed

3 events — show timeline

• 2026-05-16 Listed $1,695,000 Stellar MLS as Distributed by MLS Grid
• 1989-04-04 Sold (Public Records) $85,000 Public Records
• 1987-12-19 Sold (Public Records) $95,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,591 · +8.3% YoY. Source: county tax records.