6710 36th Ave E #106 · Ellenton, FL 34221

$150,000

2 bd · 1.0 ba · 1,056 sqft · Manufactured public records · 51 Days on market

Built 1979 4,051 sqft lot Est $142k · 6% over $217/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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +4.8/15.0
• 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 MLS

Modern Comfort Meets Convenience in Shadow Brook Gem ! Step into a blend of comfort and convenience in this 1,056 sq ft treasure nestled in the welcoming community of Shadow Brook. This delightful 2 bed, 2 bath mobile home has been thoughtfully upgraded to enhance your living experience. From the moment you enter, the new luxury vinyl flooring sets the stage for a cozy atmosphere, beautifully complementing the mostly stainless steel appliances that add a touch of elegance to the well-appointed kitchen. The subfloor, newly replaced, ensures a sturdy foundation underfoot. The oversized master bedroom is a sanctuary of relaxation, boasting a full en-suite bath for your utmost convenience. Slide open the front doors to discover a huge front Florida room, where sunlight filters through, offering a serene space for your morning coffee or an evening of leisure. Step outside to find a convenient storage shed and washer/dryer hookup neatly tucked into the carport, simplifying your storage and laundry needs. Shadow Brook, a sought-after neighborhood, promises a vibrant lifestyle with its all-ages, pet-friendly policy, and a plethora of amenities. The quarterly HOA covers cable, internet, and water, easing your monthly bills. Indulge in community features such as a sparkling pool, shuffleboard courts, a cozy library, and pool tables. You'll own the land beneath your feet. Plus, with proximity to quality schools, diverse dining, and shopping, along with easy access to Anna Maria Island and major highways, your new home positions you perfectly for the best of Florida living. Embrace the chance to join a community that's not just a place to live, but a place to love. Make this Shadow Brook beauty your own and live the life you've always wanted! Don't let the opportunity slip away—book your showing today!

Key facts

• New a/c
• New roof
• 4,051 sq ft lot

Tags

• NEW ROOF
• NEW A/C
• LUXURY VINYL FLOORING
• STAINLESS STEEL APPLIANCES
• NEWLY REPLACED SUBFLOOR
• EXPANSIVE FRONT FLORIDA ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: schools D+, 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.
• Market conditions: Rents soft (-3.0%/yr); 1160 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 33% 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 $4k 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 51 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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: 1.43% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.80%
• DSCR: 1.61
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $141,504
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6710 36th Ave E #106	0.00mi	2/2.0	1,056 (0%)	0mo	$141,250	$134	96
6710 36 Ave #277	0.00mi	2/2.0	1,056 (0%)	6mo	$117,000	$111	91
6710 36th Ave E #392	0.00mi	2/2.0	1,056 (0%)	8mo	$190,000	$180	90
6710 36th Ave E #59	0.00mi	2/2.0	1,056 (0%)	8mo	$144,000	$136	90
6710 36th Ave E #104	0.00mi	2/2.0	1,108 (+5%)	1mo	$144,500	$130	87
6710 36th Ave E #350	0.00mi	2/2.0	1,000 (-5%)	5mo	$160,000	$160	83
6710 36th Ave E #37	0.00mi	2/2.0	1,152 (+9%)	7mo	$125,000	$109	75
6710 36th Ave E #323	0.00mi	2/2.0	1,152 (+9%)	10mo	$165,000	$143	72
6710 36th Ave E #349	0.00mi	2/2.0	936 (-11%)	11mo	$122,000	$130	68
6710 36th Ave E #222	0.00mi	2/2.0	1,211 (+15%)	10mo	$148,000	$122	63

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $298
• Equity at exit: $22,365

10-year hold

• IRR: 6.1%
• Equity multiple: 1.38×
• Total profit: $16,123
• Equity at exit: $12,969

Cash invested: $42,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$787
• Tax from tax record: −$147 /mo · $1,759/yr
• Insurance: −$62
• HOA: −$217
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $483

Break-even live

Break-even rent $1,535

Max offer price $150,000

Occupancy floor 72%

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: $37,500
• Closing costs: $4,500
• 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	3d	1	0.41mi
3303 54th St E Palmetto, FL	3.0	2.0	1285	$2,000	$1.56	3d	1	0.78mi
6045 Bird Key Pl Palmetto, FL	1.0–3.0	1.0–2.0	986	$2,005	$2.03	3d	220	0.88mi
9940 Mahaffey DR Palmetto, FL	1.0–3.0	1.0–3.0	1106	$1,700	$1.54	24d	1	0.88mi
5029 Rocky Coast Pl Palmetto, FL	3.0	2.0	1482	$2,400	$1.62	10d	1	1.06mi
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: $217 · $2,604/yr
• Likely covers: waterinternetcablepool

Listing history 14 events

1. 2026-04-24
   status Pending
2. 2026-03-23
   status Active
3. 2026-03-17
   status Pending
4. 2026-02-26
   listed $150,000 Active
5. 2026-02-10
   historical
6. 2025-12-30
   price $179,999
7. 2025-11-19
   price $182,500
8. 2025-08-08
   listed $184,500 Active
9. 2023-12-09
   soldstatus $139,000 Closed 1829-char remark

   Show marketing remark (1829 chars)

   Modern Comfort Meets Convenience in Shadow Brook Gem ! Step into a blend of comfort and convenience in this 1,056 sq ft treasure nestled in the welcoming community of Shadow Brook. This delightful 2 bed, 2 bath mobile home has been thoughtfully upgraded to enhance your living experience. From the moment you enter, the new luxury vinyl flooring sets the stage for a cozy atmosphere, beautifully complementing the mostly stainless steel appliances that add a touch of elegance to the well-appointed kitchen. The subfloor, newly replaced, ensures a sturdy foundation underfoot. The oversized master bedroom is a sanctuary of relaxation, boasting a full en-suite bath for your utmost convenience. Slide open the front doors to discover a huge front Florida room, where sunlight filters through, offering a serene space for your morning coffee or an evening of leisure. Step outside to find a convenient storage shed and washer/dryer hookup neatly tucked into the carport, simplifying your storage and laundry needs. Shadow Brook, a sought-after neighborhood, promises a vibrant lifestyle with its all-ages, pet-friendly policy, and a plethora of amenities. The quarterly HOA covers cable, internet, and water, easing your monthly bills. Indulge in community features such as a sparkling pool, shuffleboard courts, a cozy library, and pool tables. You'll own the land beneath your feet. Plus, with proximity to quality schools, diverse dining, and shopping, along with easy access to Anna Maria Island and major highways, your new home positions you perfectly for the best of Florida living. Embrace the chance to join a community that's not just a place to live, but a place to love. Make this Shadow Brook beauty your own and live the life you've always wanted! Don't let the opportunity slip away—book your showing today!

10. 2023-12-05
    soldstatus $139,000
11. 2023-11-12
    status Pending 1829-char remark

    Show marketing remark (1829 chars)

    Modern Comfort Meets Convenience in Shadow Brook Gem ! Step into a blend of comfort and convenience in this 1,056 sq ft treasure nestled in the welcoming community of Shadow Brook. This delightful 2 bed, 2 bath mobile home has been thoughtfully upgraded to enhance your living experience. From the moment you enter, the new luxury vinyl flooring sets the stage for a cozy atmosphere, beautifully complementing the mostly stainless steel appliances that add a touch of elegance to the well-appointed kitchen. The subfloor, newly replaced, ensures a sturdy foundation underfoot. The oversized master bedroom is a sanctuary of relaxation, boasting a full en-suite bath for your utmost convenience. Slide open the front doors to discover a huge front Florida room, where sunlight filters through, offering a serene space for your morning coffee or an evening of leisure. Step outside to find a convenient storage shed and washer/dryer hookup neatly tucked into the carport, simplifying your storage and laundry needs. Shadow Brook, a sought-after neighborhood, promises a vibrant lifestyle with its all-ages, pet-friendly policy, and a plethora of amenities. The quarterly HOA covers cable, internet, and water, easing your monthly bills. Indulge in community features such as a sparkling pool, shuffleboard courts, a cozy library, and pool tables. You'll own the land beneath your feet. Plus, with proximity to quality schools, diverse dining, and shopping, along with easy access to Anna Maria Island and major highways, your new home positions you perfectly for the best of Florida living. Embrace the chance to join a community that's not just a place to live, but a place to love. Make this Shadow Brook beauty your own and live the life you've always wanted! Don't let the opportunity slip away—book your showing today!

12. 2023-11-08
    listed $139,900 Active 1829-char remark

    Show marketing remark (1829 chars)

    Modern Comfort Meets Convenience in Shadow Brook Gem ! Step into a blend of comfort and convenience in this 1,056 sq ft treasure nestled in the welcoming community of Shadow Brook. This delightful 2 bed, 2 bath mobile home has been thoughtfully upgraded to enhance your living experience. From the moment you enter, the new luxury vinyl flooring sets the stage for a cozy atmosphere, beautifully complementing the mostly stainless steel appliances that add a touch of elegance to the well-appointed kitchen. The subfloor, newly replaced, ensures a sturdy foundation underfoot. The oversized master bedroom is a sanctuary of relaxation, boasting a full en-suite bath for your utmost convenience. Slide open the front doors to discover a huge front Florida room, where sunlight filters through, offering a serene space for your morning coffee or an evening of leisure. Step outside to find a convenient storage shed and washer/dryer hookup neatly tucked into the carport, simplifying your storage and laundry needs. Shadow Brook, a sought-after neighborhood, promises a vibrant lifestyle with its all-ages, pet-friendly policy, and a plethora of amenities. The quarterly HOA covers cable, internet, and water, easing your monthly bills. Indulge in community features such as a sparkling pool, shuffleboard courts, a cozy library, and pool tables. You'll own the land beneath your feet. Plus, with proximity to quality schools, diverse dining, and shopping, along with easy access to Anna Maria Island and major highways, your new home positions you perfectly for the best of Florida living. Embrace the chance to join a community that's not just a place to live, but a place to love. Make this Shadow Brook beauty your own and live the life you've always wanted! Don't let the opportunity slip away—book your showing today!

13. 1999-10-04
    soldstatus $54,900
14. 1998-01-29
    soldstatus $48,000

ⓘ 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: $1,759 · $147/mo
• Projected year-2 tax: $1,759 · $147/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 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: $25,756
• − Mortgage interest: −$8,402
• − Property taxes: −$1,759
• − Insurance: −$750
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − HOA: −$2,604
• − Depreciation: −$4,364
• Taxable income: $3,756
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $4,893/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

+212.5% since first listed

14 events — show timeline

• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Price Changed $179,999 Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $182,500 Stellar MLS as Distributed by MLS Grid
• 2025-08-08 Listed $184,500 Stellar MLS as Distributed by MLS Grid
• 2023-12-09 Sold (MLS) $139,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-05 Sold (Public Records) $139,000 Public Records
• 2023-11-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-11-08 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 1999-10-04 Sold (Public Records) $54,900 Public Records
• 1998-01-29 Sold (Public Records) $48,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,759 · +0.5% YoY. Source: county tax records.