2901 26th St W #408 · Bradenton, FL 34205

$120,000

2 bd · 2.0 ba · 940 sqft · Condo public records · 12 Days on market

Built 1975 $550/mo HOA · 36% of rent

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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 +11.2/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. This 2-bedroom, 2-bath condo in the established Raintree community presents a strong investment opportunity with clear upside potential. Featuring a functional layout, well-maintained interior, and a private screened balcony, this unit offers flexibility for a variety of investment strategies or end-user customization. The community features a heated pool, well-kept grounds, assigned parking, guest parking, and additional storage. The monthly HOA includes building insurance, water, sewer, trash, cable, and internet—helping stabilize operating costs and simplify ownership. The roof was replaced approximately three years ago, with no special asses

Key facts

• Guest parking
• Well-kept grounds
• Assigned parking

Tags

• PRIVATE SCREENED BALCONY
• HEATED POOL
• WELL-KEPT GROUNDS
• ASSIGNED PARKING
• GUEST PARKING
• ADDITIONAL STORAGE

Property features AI

Finance

• Other: Furnished: negotiable
• Financial info: Total annual HOA fees $6,600; Lease restrictions apply
• HOA & community: Monthly HOA fee of $550; HOA includes pool, insurance, structure and grounds maintenance, management, pest control, sewer, trash and water; Association name: MANATEE RAINTREE ASSOCIATION INC; Association approval required for purchase; Community features include clubhouse, pool, sidewalks, street lights, special community restrictions, and buyer approval required; Pets allowed with size/number limits

Exterior

• Parking: No truck/RV/motorcycle parking in community
• Security: Lobby key required
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone available; Sewer connected; Water connected
• Home design: Condominium; Residential property; One level; Faces north; Unit on 4th floor
• Construction: Block construction; Foundation: Block and slab; Other roof
• Exterior features: Balcony; Sliding doors

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator; Building elevator access
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-46 ($-547/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (6.7% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $112k (6.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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.
• Zoned schools: Robert H. Prine Elementary School (math 46% / reading 32%, grade F, #1,560 of 2,144 statewide, top 73%, 744 students, 75% FRL); W. D. Sugg Middle School (math 34% / reading 28%, grade F, #462 of 571 statewide, top 81%, 1,010 students, 72% FRL); Southeast High School (math 25% / reading 34%, grade F, #447 of 667 statewide, top 68%, 1,716 students, 66% FRL) — zoned schools average 71% FRL vs 51% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 52% district-wide (-19 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 (-2.4%/yr); 321 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 35% of the median local income ($53k/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 $830 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $93k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,952 (6.7% 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. Built in 1975 — 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. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.27% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 6.6

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: -24.0%
• Equity multiple: 0.21×
• Total profit: $-26,533
• Equity at exit: $17,892

10-year hold

• IRR: -42.6%
• Equity multiple: -0.28×
• Total profit: $-42,964
• Equity at exit: $10,375

Cash invested: $33,600 (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 34205

• Rents YoY: -2.4%
• Active inventory: 321
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$629
• Tax from tax record: −$21 /mo · $248/yr
• Insurance: −$50
• HOA: −$550
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-46

Break-even live

Break-even rent $1,582

Max offer price $111,952

Occupancy floor 98%

Sensitivity live

Price	-10% $22	-5% $-12	+0% $-46	+5% $-216	+10% $-258
Rent	-10% $-166	-5% $-106	+0% $-46	+5% $15	+10% $75
Rate	-1.0pp $15	-0.5pp $-15	base $-46	+0.5pp $-77	+1.0pp $-108

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2901 26th St W #807 Bradenton, FL	2.0	2.0	940	$1,525	$1.62	4d	1	0.03mi
2306 30th Ave W Bradenton, FL	3.0	2.0	945	$1,700	$1.80	25d	1	0.16mi
2201 24th Ave W Bradenton, FL	2.0	2.0	1115	$1,950	$1.75	25d	1	0.30mi
2403 21st Ave W Bradenton, FL	1.0	1.0	600	$1,400	$2.33	25d	1	0.40mi
2205 20th St W Bradenton, FL	2.0	1.0	810	$1,850	$2.28	13d	1	0.49mi
4109 Lake Bayshore Dr Bradenton, FL	1.0	1.0	768	$1,250	$1.63	25d	1	0.52mi
3737 Lake Bayshore Dr Unit 213 Bradenton, FL	2.0	1.0	912	$1,150	$1.26	23d	1	0.52mi
3963 Lake Bayshore Dr Unit F-414 Bradenton, FL	2.0	1.0	1040	$1,200	$1.15	16d	1	0.52mi
2002 20th St W Unit B Bradenton, FL	1.0	1.0	600	$1,000	$1.67	17d	1	0.58mi
2315 17th Street Ln W Bradenton, FL	1.0	1.0	528	$1,200	$2.27	25d	1	0.58mi
1912 19th Ave W Unit 1912 Bradenton, FL	2.0	1.0	800	$1,395	$1.74	25d	1	0.66mi
3506 14th St W Bradenton, FL	3.0	1.0–2.0	874	$1,725	$1.97	25d	5	0.67mi
4204 Heron Way Unit B304 Bradenton, FL	2.0	1.0	912	$1,400	$1.54	5d	1	0.69mi
2409 13th St W Apt 2 Bradenton, FL	2.0	1.0	770	$1,175	$1.53	25d	1	0.82mi
1505 18th Avenue Dr W Bradenton, FL	3.0	1.0	886	$1,875	$2.12	17d	1	0.83mi
2127 13th St W Unit B Bradenton, FL	1.0	1.0	700	$1,149	$1.64	25d	1	0.86mi
1308 36th Ave W Bradenton, FL	1.0	1.0	715	$1,199	$1.68	25d	1	0.87mi
2422 11th St W Bradenton, FL	2.0	1.0	900	$1,445	$1.61	25d	1	0.88mi
1418 18th Avenue Dr W Unit 1418 Bradenton, FL	3.0	2.0	1000	$1,900	$1.90	25d	1	0.91mi
2017 12th St W Bradenton, FL	1.0	1.0	720	$1,300	$1.81	25d	1	0.93mi
2117 11th St W Bradenton, FL	1.0	1.0	850	$1,295	$1.52	25d	1	0.95mi
919 34th Ave W Bradenton, FL	3.0	1.0	950	$1,599	$1.68	13d	1	0.97mi
1515 15th St W Bradenton, FL	1.0	1.0	900	$1,300	$1.44	25d	1	0.98mi
907 34th Ave W Bradenton, FL	3.0	1.0	985	$1,599	$1.62	21d	1	0.99mi
907 34th Ave W Unit B Bradenton, FL	3.0	1.0	1000	$1,795	$1.79	25d	1	0.99mi
2244 9th St W Bradenton, FL	1.0–2.0	1.0–2.0	768	$1,323	$1.72	25d	4	0.99mi
4515 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	806	$1,510	$1.87	3d	14	1.01mi
1306 17th St W Unit 4 Bradenton, FL	2.0	1.0	1000	$1,100	$1.10	17d	1	1.03mi
1701 13th St W Apt A Bradenton, FL	2.0	1.0	850	$1,395	$1.64	4d	1	1.04mi
805 22nd Ave W Bradenton, FL	1.0	1.0	790	$1,200	$1.52	25d	1	1.07mi
4444 17th St W Unit B Bradenton, FL	2.0	1.0	850	$2,200	$2.59	25d	1	1.09mi
2305 46th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	1005	$1,837	$1.83	3d	10	1.09mi
1402 13th St W Apt 1406 Bradenton, FL	1.0	1.0	629	$1,577	$2.51	3d	15	1.10mi
1501 13th St W Bradenton, FL	1.0	1.0	1050	$1,199	$1.14	25d	1	1.11mi
914 23rd St W Unit B Bradenton, FL	1.0	1.0	800	$1,345	$1.68	5d	1	1.14mi
702 21st Ave W Unit B Bradenton, FL	1.0	1.0	600	$1,150	$1.92	25d	1	1.16mi
702 21st Ave W Unit C Bradenton, FL	2.0	1.0	1000	$1,350	$1.35	5d	1	1.16mi
1510 10th St W Unit B Bradenton, FL	1.0	1.0	640	$1,150	$1.80	4d	1	1.17mi
4325 40th St W Bradenton, FL	1.0–2.0	1.0–2.0	775	$1,675	$2.16	12d	9	1.19mi
505 30th Ave W Unit E406 Bradenton, FL	2.0	2.0	1001	$1,450	$1.45	25d	1	1.20mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: watersewertrashinternetcablelandscapinginsurancepoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-17
   status Pending
2. 2026-05-05
   listed $120,000 Active
3. 2004-04-20
   soldstatus $93,200
4. 2000-10-30
   soldstatus $50,000
5. 1994-11-16
   soldstatus $51,000
6. 1978-05-01
   soldstatus $29,900

ⓘ 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: $248 · $21/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$748/yr (+$62/mo · 301.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $18,295
• − Mortgage interest: −$6,722
• − Property taxes: −$248
• − Insurance: −$600
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − HOA: −$6,600
• − Depreciation: −$3,491
• Taxable loss: −$2,293
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $4/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): 31,946
• Household income: $52,525
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1736.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 18% Black 10% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4% Cuban 1%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 78% English-only · Spanish 14% French/Haitian/Cajun 2% German/W. Germanic 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: ▼ -310.18%
• Current HPI: 369.8239
• Rent YoY: ▼ -2.43%
• 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

+301.3% since first listed

6 events — show timeline

• 2026-05-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2004-04-20 Sold (Public Records) $93,200 Public Records
• 2000-10-30 Sold (Public Records) $50,000 Public Records
• 1994-11-16 Sold (Public Records) $51,000 Public Records
• 1978-05-01 Sold (Public Records) $29,900 Public Records

Property tax history

+3.7%/yr

Latest (2025): $248 · +8.4% YoY. Source: county tax records.