6710 36th Ave E #322 · Ellenton, FL 34221

$169,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 313 Days on market

Built 1984 5,576 sqft lot Est $150k · 13% over $216/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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.8/10.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rarely available 3BR/2BA in highly sought-after Shadow Brook Community. This light and airy home features a coastal atmosphere with lots of space to move. Located in a quiet setting, this home features a Florida room where you can enjoy your morning coffee or simply sit and relax with a book. The roof was recently replaced in July 2018 with the lifetime warranty transferring to new owners. The AC was replaced in 2013. The home is situated on an over-sized corner lot with a nice view of the pond on the rear of the house. Indoor laundry and lots of storage make this the ideal place to spend winters in Florida or live all year long. Property is being sold TURNKEY furnished. All you need to bring are your clothes! It provides easy access to shopping, groceries and major traffic arteries to travel throughout Florida. Close to beaches too!

Key facts

• Hurricane straps
• Huge shed
• Backs up to a lake

Tags

• BACKS UP TO A LAKE
• NEW AC
• NEW ROOF
• HURRICANE STRAPS
• HUGE SHED
• HEATED POOL

Property features AI

Finance

• Other: Community features include clubhouse and pool; Pets allowed
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (association name: Carmen Villalba); Quarterly condo/association fees (approximately $650 per quarter / $217 monthly equivalent); Association approval required; Association amenities include cable TV, pool, shuffleboard court; Association fees cover cable TV, common area taxes, pool, internet, management, sewer and water

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available/connected
• Home design: Manufactured home (double wide); One story; West-facing
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Building area approximately 2,154 total square feet
• Exterior features: Exterior lighting; Asphalt road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Blinds
• Laundry & utility: Washer and dryer connections (laundry features listed as 'Other')

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 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.
• Zoned schools: James Tillman Elementary Magnet School (math 65% / reading 34%, grade D, #1,088 of 2,144 statewide, top 53%, 520 students, 74% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 52% district-wide (-13 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• 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 $5k 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 313 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $169k implies a 121% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.28% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $149,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6710 36th Ave E #241	0.00mi	2/2.0	1,280 (+3%)	3mo	$120,000	$94	94
6710 36th Ave E #269	0.00mi	2/2.0	1,292 (+4%)	8mo	$75,000	$58	88
6710 36th Ave E #222	0.00mi	2/2.0	1,211 (-3%)	10mo	$148,000	$122	87
6710 36th Ave E #359	0.00mi	2/2.0	1,327 (+6%)	6mo	$150,000	$113	84
6710 36th Ave E #37	0.00mi	2/2.0	1,152 (-8%)	7mo	$125,000	$109	81
6710 36th Ave E #312	0.00mi	2/2.0	1,320 (+6%)	11mo	$130,000	$98	81
6710 36th Ave E #104	0.00mi	2/2.0	1,108 (-11%)	1mo	$144,500	$130	81
6710 36th Ave E #323	0.00mi	2/2.0	1,152 (-8%)	10mo	$165,000	$143	78
6710 36th Ave E #176	0.00mi	2/2.0	1,344 (+8%)	11mo	$190,000	$141	78
6710 36th Ave E #8	0.00mi	2/2.0	1,400 (+12%)	2mo	$190,000	$136	78
6710 36th Ave E #319	0.00mi	2/2.0	1,348 (+8%)	11mo	$156,000	$116	77
6710 36th Ave E #287	0.00mi	2/2.0	1,421 (+14%)	6mo	$170,000	$120	72

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,513
• Equity at exit: $25,198

10-year hold

• IRR: 2.5%
• Equity multiple: 1.15×
• Total profit: $7,307
• Equity at exit: $14,612

Cash invested: $47,320 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$886
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$70
• HOA: −$216
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $441

Break-even live

Break-even rent $1,601

Max offer price $169,000

Occupancy floor 75%

Sensitivity live

Price	-10% $537	-5% $489	+0% $441	+5% $394	+10% $346
Rent	-10% $271	-5% $356	+0% $441	+5% $527	+10% $612
Rate	-1.0pp $526	-0.5pp $484	base $441	+0.5pp $398	+1.0pp $353

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: $42,250
• Closing costs: $5,070
• 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	4d	1	0.41mi
3303 54th St E Palmetto, FL	3.0	2.0	1285	$2,000	$1.56	4d	1	0.78mi
6045 Bird Key Pl Palmetto, FL	1.0–3.0	1.0–2.0	986	$2,005	$2.03	4d	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	11d	1	1.06mi
4117 84th Ct E Palmetto, FL	3.0	2.0	1448	$2,466	$1.70	22d	1	1.19mi
5413 Badini Way Palmetto, FL	3.0	2.0	1420	$2,550	$1.80	4d	1	1.33mi

HOA detail

• Monthly dues: $216 · $2,592/yr

Listing history 24 events

1. 2026-06-18
   days on market $169,000 Active 313 DOM
2. 2026-06-17
   status $169,000 Active 312 DOM
3. 2026-06-08
   statusdays on market $169,000 Pending 312 DOM
4. 2026-06-03
   days on market $169,000 Active 310 DOM
5. 2026-06-02
   days on market $169,000 Active 309 DOM
6. 2026-06-01
   days on market $169,000 Active 308 DOM
7. 2026-05-31
   days on market $169,000 Active 307 DOM
8. 2026-02-11
   price $169,000
9. 2025-11-04
   status Active
10. 2025-05-05
    listed $179,000 Active
11. 2018-12-18
    soldstatus $76,300
12. 2018-12-17
    soldstatus $109,000 Sold 845-char remark

    Show marketing remark (845 chars)

    Rarely available 3BR/2BA in highly sought-after Shadow Brook Community. This light and airy home features a coastal atmosphere with lots of space to move. Located in a quiet setting, this home features a Florida room where you can enjoy your morning coffee or simply sit and relax with a book. The roof was recently replaced in July 2018 with the lifetime warranty transferring to new owners. The AC was replaced in 2013. The home is situated on an over-sized corner lot with a nice view of the pond on the rear of the house. Indoor laundry and lots of storage make this the ideal place to spend winters in Florida or live all year long. Property is being sold TURNKEY furnished. All you need to bring are your clothes! It provides easy access to shopping, groceries and major traffic arteries to travel throughout Florida. Close to beaches too!

13. 2018-11-19
    status Pending 845-char remark

    Show marketing remark (845 chars)

    Rarely available 3BR/2BA in highly sought-after Shadow Brook Community. This light and airy home features a coastal atmosphere with lots of space to move. Located in a quiet setting, this home features a Florida room where you can enjoy your morning coffee or simply sit and relax with a book. The roof was recently replaced in July 2018 with the lifetime warranty transferring to new owners. The AC was replaced in 2013. The home is situated on an over-sized corner lot with a nice view of the pond on the rear of the house. Indoor laundry and lots of storage make this the ideal place to spend winters in Florida or live all year long. Property is being sold TURNKEY furnished. All you need to bring are your clothes! It provides easy access to shopping, groceries and major traffic arteries to travel throughout Florida. Close to beaches too!

14. 2018-11-16
    listed $109,900 Active 845-char remark

    Show marketing remark (845 chars)

    Rarely available 3BR/2BA in highly sought-after Shadow Brook Community. This light and airy home features a coastal atmosphere with lots of space to move. Located in a quiet setting, this home features a Florida room where you can enjoy your morning coffee or simply sit and relax with a book. The roof was recently replaced in July 2018 with the lifetime warranty transferring to new owners. The AC was replaced in 2013. The home is situated on an over-sized corner lot with a nice view of the pond on the rear of the house. Indoor laundry and lots of storage make this the ideal place to spend winters in Florida or live all year long. Property is being sold TURNKEY furnished. All you need to bring are your clothes! It provides easy access to shopping, groceries and major traffic arteries to travel throughout Florida. Close to beaches too!

15. 2018-11-06
    historical
16. 2018-08-24
    price $114,900
17. 2018-05-11
    status Active
18. 2018-05-06
    historical
19. 2018-02-23
    price $115,000
20. 2018-01-22
    price $117,000
21. 2018-01-05
    price $119,500
22. 2017-11-07
    listed $125,000 Active
23. 1995-12-28
    soldstatus $61,500
24. 1994-02-04
    soldstatus $58,500

ⓘ 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: $1,108 · $92/mo
• Projected year-2 tax: $1,403 · $117/mo
• Expected delta: +$294/yr (+$25/mo · 26.6%)

ⓘ 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: $25,920
• − Mortgage interest: −$9,467
• − Property taxes: −$1,108
• − Insurance: −$845
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − HOA: −$2,592
• − Depreciation: −$4,916
• Taxable income: $2,844
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $4,614/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

+188.9% since first listed

17 events — show timeline

• 2026-02-11 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-05 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2018-12-18 Sold (Public Records) $76,300 Public Records
• 2018-12-17 Sold (MLS) $109,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-11-16 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2018-11-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-08-24 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2018-05-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-05-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-02-23 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-22 Price Changed $117,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-05 Price Changed $119,500 Stellar MLS as Distributed by MLS Grid
• 2017-11-07 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 1995-12-28 Sold (Public Records) $61,500 Public Records
• 1994-02-04 Sold (Public Records) $58,500 Public Records

Property tax history

+8.0%/yr

Latest (2024): $1,108 · +3.5% YoY. Source: county tax records.