None · Ellenton, FL 34222

$144,900

2 bd · 2.0 ba · 960 sqft · SingleFamily · 60 Days on market

Built 1984 Fair condition 3.20 ac lot Est $221k · 34% under $620/mo HOA · 26% of rent

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Why this score? — see what drove the B- 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 +23.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Convenient To I-75 !! Wonderful, Affordable Condo - Not To Many Of Those Left!! Owner Has Taken Into Consideration That It Needs Paint And Carpet And Has Priced Accordingly!

Key facts

• Front patio
• Clubhouse
• Walk-in closet

Tags

• FRONT PATIO
• BACK PATIO
• NEW ROOF
• WALK-IN CLOSET
• COMMUNITY WITH A POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Homestead exempt; Property type: Residential Condominium; Zoning: PDR; Lot has asphalt road access; Lot area reported as 3.2 acres (approx. 12,959 m²)
• Financial info: Total monthly fees $620; total annual fees $7,440; Lease restrictions apply
• HOA & community: Monthly HOA fee of $620 (includes cable TV, pool, water); Association name: Christine Field - Advanced Management, Inc.; Association approval required; Buyer approval required for community; Pets allowed (max weight 100 lbs)

Exterior

• Parking: Parking details not provided
• Security: Buyer approval required for community
• Utilities: Public water; Public sewer; Cable connected; Electricity available; Phone available
• Home design: Residential condominium (attached); One story; Faces south; First-floor unit
• Construction: Block construction; Shingle roof; Block foundation; Built as part of building number 4154
• Exterior features: Sidewalk

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: No interior features listed
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 182 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 45% 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 $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 60 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $64k; list at $145k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.66% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $220,800
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1618 39th Avenue Dr E	0.14mi	2/2.0	978 (+2%)	9mo	$215,000	$220	82
1616 39th Avenue Dr E	0.14mi	2/2.0	978 (+2%)	11mo	$225,000	$230	81
1536 47th Avenue Dr E	0.38mi	2/2.0	880 (-8%)	14mo	$150,000	$170	56
3411 15th St E	0.49mi	3/2.0 (+1)	1,056 (+10%)	11mo	$315,000	$298	46
811 Camellia Ave	0.59mi	2/1.0	1,104 (+15%)	1mo	$370,000	$335	42
1028 36th Ave E	0.55mi	3/1.0 (+1)	1,080 (+12%)	12mo	$237,500	$220	34

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-5,659
• Equity at exit: $21,605

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $19,177
• Equity at exit: $12,528

Cash invested: $40,572 (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: 182
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,398 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$620
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $273

Break-even live

Break-even rent $2,052

Max offer price $144,900

Occupancy floor 84%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1651 36th Ave E Ellenton, FL	1.0–3.0	1.0–2.0	804	$1,397	$1.74	3d	13	0.48mi
4180 Yardly Dr Palmetto, FL	1.0–3.0	1.0–2.0	1021	$2,498	$2.45	3d	15	0.49mi
5021 US Highway 301 N Ellenton, FL	3.0	2.5	861	$3,900	$4.53	3d	1	0.62mi
4403 7th St E #4 Ellenton, FL	2.0	2.0	1079	$2,700	$2.50	23d	1	0.78mi
5942 Factory Shops Blvd Ellenton, FL	1.0–3.0	1.0–2.0	953	$2,362	$2.48	1d	67	1.16mi
2710 59th Dr E Ellenton, FL	1.0–3.0	1.0–2.0	1149	$2,234	$1.94	3d	37	1.31mi

HOA detail

• Monthly dues: $620 · $7,440/yr

Listing history 19 events

1. 2026-06-18
   days on market $144,900 Active 60 DOM
2. 2026-06-17
   days on market $144,900 Active 59 DOM
3. 2026-06-16
   days on market $144,900 Active 58 DOM
4. 2026-06-15
   days on market $144,900 Active 57 DOM
5. 2026-06-13
   days on market $144,900 Active 55 DOM
6. 2026-06-13
   days on market $144,900 Active 54 DOM
7. 2026-06-10
   days on market $144,900 Active 52 DOM
8. 2026-06-09
   days on market $144,900 Active 51 DOM
9. 2026-06-08
   days on market $144,900 Active 50 DOM
10. 2026-06-08
    days on market $144,900 Active 49 DOM
11. 2026-06-03
    days on market $144,900 Active 45 DOM
12. 2026-06-02
    days on market $144,900 Active 44 DOM
13. 2026-06-01
    days on market $144,900 Active 43 DOM
14. 2026-05-31
    days on market $144,900 Active 42 DOM
15. 2026-04-19
    listed $144,900 Active
16. 2026-03-30
    historical
17. 2026-02-02
    listed $140,000 Active
18. 2004-10-15
    soldstatus $64,000 175-char remark

    Show marketing remark (175 chars)

    Convenient To I-75 !! Wonderful, Affordable Condo - Not To Many Of Those Left!! Owner Has Taken Into Consideration That It Needs Paint And Carpet And Has Priced Accordingly!

19. 2004-08-05
    listed $68,500 175-char remark

    Show marketing remark (175 chars)

    Convenient To I-75 !! Wonderful, Affordable Condo - Not To Many Of Those Left!! Owner Has Taken Into Consideration That It Needs Paint And Carpet And Has Priced Accordingly!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 5% 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: $28,779
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − HOA: −$7,440
• − Depreciation: −$4,215
• Taxable income: $1,505
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $2,918/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, including painting, flooring replacement, and landscaping improvements. These updates can significantly increase its resale and rental value.

Repairs flagged

• Major Paint — Significant wear and tear on interior walls.
• Moderate Flooring — Some areas of hardwood flooring show signs of wear.
• Minor Landscaping — Some plants need trimming and some areas need attention.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and value.
• Resale Replace flooring — New flooring can enhance the home's appeal and value.
• Both Landscaping improvements — Aesthetic improvements can boost both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Significant wear and tear on interior walls.	Major	$15,000–50,000
Flooring · Some areas of hardwood flooring show signs of wear.	Moderate	$3,000–15,000
Landscaping · Some plants need trimming and some areas need attention.	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and value. ↑
• Resale Replace flooring — New flooring can enhance the home's appeal and value. ↑
• Both Landscaping improvements — Aesthetic improvements can boost both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Ellenton, FL
• County: Manatee County · 416,364 people
• City population: 14,819
• 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

+111.5% since first listed

5 events — show timeline

• 2026-04-19 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2004-10-15 Sold (MLS) $64,000 Stellar MLS as Distributed by MLS Grid
• 2004-08-05 Listed $68,500 Stellar MLS as Distributed by MLS Grid