4242 66th Street Cir W · Bradenton, FL 34209

$155,000

2 bd · 2.0 ba · 1,044 sqft · Condo public records

Built 1983 $500/mo HOA · 23% 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 +23.9/30.0
• 1% rule +8.9/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to effortless coastal luxury in the highly sought-after 55+ community of Heritage Village. This beautifully positioned 2-bedroom, 2-bath residence offers serene pond views and an inviting front porch perfect for enjoying peaceful mornings and golden Florida sunsets. Inside, the home features a bright, open layout designed for comfortable living and elegant entertaining. Natural light fills the living spaces, creating a warm and refined atmosphere that appeals to both full-time residents and seasonal buyers seeking a tranquil retreat. Wake up to calming water views and unwind in a community known for its quiet charm, manicured grounds, and welc

Key facts

• 9.08 acre lot
• Community pool
• Built 1983

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.6% vs local median 3.6% in Bradenton — 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 81/100 on livability (#101 in FL, #1,528 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime D, amenities 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 (-0.3%/yr); 510 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 32% of the median local income ($82k/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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $41k; list at $155k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $155,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 6.0

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: -7.8%
• Equity multiple: 0.72×
• Total profit: $-12,014
• Equity at exit: $23,111

10-year hold

• IRR: -3.9%
• Equity multiple: 0.79×
• Total profit: $-9,240
• Equity at exit: $13,402

Cash invested: $43,400 (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 34209

• Rents YoY: -0.3%
• Active inventory: 510
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$813
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$65
• HOA: −$500
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $301

Break-even live

Break-even rent $1,778

Max offer price $155,000

Occupancy floor 81%

Sensitivity live

Price	-10% $389	-5% $345	+0% $301	+5% $257	+10% $28
Rent	-10% $131	-5% $216	+0% $301	+5% $387	+10% $472
Rate	-1.0pp $379	-0.5pp $341	base $301	+0.5pp $261	+1.0pp $220

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4209 66th Street Cir W Bradenton, FL	2.0	2.0	1044	$2,900	$2.78	24d	1	0.01mi
4161 66th Street Cir W Bradenton, FL	2.0	2.0	1044	$1,800	$1.72	16d	1	0.01mi
4112 66th Street Cir W Bradenton, FL	2.0	2.0	1100	$1,960	$1.78	20d	1	0.12mi
6711 45th Ave W Unit A Bradenton, FL	2.0	2.0	1100	$1,700	$1.55	16d	1	0.23mi
4116 62nd St W Bradenton, FL	2.0	2.0	840	$1,650	$1.96	4d	1	0.23mi
4601 66th St W Bradenton, FL	3.0	1.0–2.0	917	$2,065	$2.25	2d	24	0.26mi
4501 71st St W Bradenton, FL	1.0–2.0	1.0–2.0	850	$1,680	$1.98	2d	28	0.36mi
4572 Red Maple Rd #901 Bradenton, FL	2.0	2.0	1224	$1,600	$1.31	24d	1	0.36mi
4063 Overture Cir Bradenton, FL	3.0	2.0	1277	$2,400	$1.88	24d	1	0.41mi
4118 59th St W Bradenton, FL	2.0	1.0	756	$1,800	$2.38	16d	1	0.41mi
4037 Overture Cir Unit 4037 Bradenton, FL	3.0	2.0	1381	$2,195	$1.59	24d	1	0.44mi
4005 Overture Cir Unit 4005 Bradenton, FL	3.0	2.0	1381	$2,700	$1.96	24d	1	0.46mi
7202 Hamilton Rd Unit 7202 Bradenton, FL	3.0	2.0	1277	$2,250	$1.76	16d	1	0.47mi
5907 36th Ave Cir W #5907 Bradenton, FL	2.0	2.0	937	$2,800	$2.99	24d	1	0.49mi
4196 Overture Cir Unit 4196 Bradenton, FL	3.0	2.0	1277	$2,300	$1.80	4d	1	0.50mi
7333 Skybird Rd Bradenton, FL	3.0	2.0	1277	$3,500	$2.74	24d	1	0.55mi
6709 35th Ave W Unit 1346494P Bradenton, FL	3.0	2.0	1227	$4,527	$3.69	16d	1	0.58mi
4122 Overture Cir #533 Bradenton, FL	3.0	2.0	1381	$2,900	$2.10	24d	1	0.58mi
4880 51st St W Bradenton, FL	1.0–4.0	1.0–3.0	1019	$1,527	$1.50	4d	11	0.63mi
4850 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	800	$1,750	$2.19	15d	3	0.64mi
4850 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	800	$1,750	$2.19	4d	2	0.64mi
4112 Cape Vista Dr Bradenton, FL	3.0	2.0	1450	$3,495	$2.41	24d	1	0.67mi
2914 64th St W Bradenton, FL	2.0	2.0	1135	$2,025	$1.78	24d	1	0.76mi
4802 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	1007	$1,950	$1.94	16d	15	0.76mi
4802 51st St W Bradenton, FL	1.0–2.0	1.0–2.0	1007	$1,950	$1.94	4d	13	0.76mi
4005 78th St W Bradenton, FL	3.0	2.0	1000	$1,895	$1.90	4d	1	0.77mi
2926 63rd St W Bradenton, FL	2.0	2.0	946	$2,100	$2.22	4d	1	0.78mi
5909 30th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	788	$1,670	$2.12	2d	6	0.80mi
4325 80th St W Bradenton, FL	3.0	1.5	1000	$2,200	$2.20	24d	1	0.87mi
4210 Ironwood Cir Unit 103J Bradenton, FL	1.0	1.0	750	$1,800	$2.40	24d	1	0.93mi
4110 Ironwood Cir #104 Bradenton, FL	2.0	2.0	1152	$1,800	$1.56	24d	1	0.94mi
5933 28th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	945	$2,013	$2.13	2d	6	0.99mi
4040 Ironwood Cir Unit 404F Bradenton, FL	2.0	2.0	1008	$1,750	$1.74	12d	1	1.01mi
4040 Ironwood Cir Unit 406F Bradenton, FL	2.0	2.0	1008	$1,675	$1.66	16d	1	1.01mi
2724 72nd St W Unit 2010 Bradenton, FL	2.0	2.0	942	$1,950	$2.07	3d	1	1.02mi
4460 Ironwood Cir Unit 406 Bradenton, FL	1.0	1.0	750	$1,600	$2.13	22d	1	1.02mi
4460 Ironwood Cir Unit 406 Bradenton, FL	1.0	1.0	750	$1,600	$2.13	2d	1	1.02mi
4460 Ironwood Cir Unit 501A Bradenton, FL	1.0	1.5	840	$2,595	$3.09	24d	1	1.02mi
4550 47th St W Bradenton, FL	1.0–3.0	1.0–2.0	930	$1,800	$1.94	2d	27	1.05mi
4240 Ironwood Cir #404 Bradenton, FL	2.0	2.0	1008	$2,495	$2.48	24d	1	1.08mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: waterlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-03-30
   listed $155,000
2. 2026-03-30
   historical
3. 1987-01-01
   soldstatus $41,000
4. 1985-12-01
   soldstatus $150,000

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$959/yr (+$80/mo · 293.2%)

ⓘ 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 3/10 Moderate
• 🌡 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: $25,915
• − Mortgage interest: −$8,682
• − Property taxes: −$327
• − Insurance: −$775
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − HOA: −$6,000
• − Depreciation: −$4,509
• Taxable income: $1,475
• Est. tax owed @ 24.0%: −$354
• After-tax cash flow: $3,262/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 — Bradenton

• Score: 81/100
• State rank: #101
• US rank: #1528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bradenton, FL
• County: Manatee County · 416,364 people
• City population: 227,091
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 33,224
• Household income: $81,728
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 1126.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 6% Russian/Polish/Slavic 1% 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: ▼ -360.34%
• Current HPI: 320.0061
• Rent YoY: ▼ -0.30%
• 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

+3.3% since first listed

4 events — show timeline

• 2026-03-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 1987-01-01 Sold (Public Records) $41,000 Public Records
• 1985-12-01 Sold (Public Records) $150,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $327 · +3.5% YoY. Source: county tax records.