5400 34th St W Unit D2 · Bayshore Gardens, FL 34210

$185,000

2 bd · 2.0 ba · 1,209 sqft · Condo public records · 273 Days on market

Built 1979 $550/mo HOA · 22% 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 +16.7/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

First floor corner unit in Morton Village Condos. With IMG sports school and two local schools within a couple blocks this complex is statistically safe as well as centrally located with all the convenience of small city living. Ceramic tile throughout and a wonderful granite counter top modern kitchen. Ready for immediate occupancy. Both the living room and main bedroom have the enclosed patio attached. New roof, new paint, new entrance tile, new hot water heater. A wide open floor plan along with inside laundry hook ups makes for comfortable living. The community has 2 in ground pools, a sauna and exercise room complimenting a clubhouse with kitchen. Super central Bradenton location. This

Key facts

• In ground pools
• New paint
• New hot water heater

Tags

• GRANITE COUNTER TOP
• ENCLOSED PATIO
• NEW ROOF
• NEW PAINT
• NEW HOT WATER HEATER
• IN GROUND POOLS

Property features AI

Finance

• Other: Buyer approval required for community
• Financial info: Total monthly fees $550; total annual fees $6,600; Lease restrictions apply
• HOA & community: Monthly condo fee of $550 (includes pool, sewer, water, trash, maintenance of structure and grounds, management, internet, insurance, escrow reserves, private road and recreational facilities); Association name: Betsy Davis; Association requires approval; Association amenities include clubhouse and sauna; Community features: clubhouse, pool, sidewalks, street lights, community mailbox, irrigation with reclaimed water; Senior community; Pets allowed with number and size limits

Exterior

• Parking: Assigned parking; Common and guest parking at ground level; No carport spaces
• Security: Community has buyer approval requirement
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Sewer connected; Water connected; Underground utilities; Irrigation equipment (reclaimed water available)
• Home design: Residential condominium; Attached property; One story; Faces west; Completed condition; Entry on first floor
• Construction: Block, stone and stucco construction; Shingle roof; Block and slab foundation; Building/Unit identifier: 2D
• Exterior features: Enclosed rear porch; Patio; Pool (in-ground, heated) with auto cleaner, tile finish, deck, lighting and outside bath access; Child safety fence around pool; Lighting; Sidewalk; Sliding doors; Mature landscaping and trees; Landscaped lot

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Freezer; Ice maker; Range hood; Refrigerator; Stone counters
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room and dining room combo; Split bedroom layout; Stone countertops; Thermostat; Walk-in closet(s); Shutters on windows
• Laundry & utility: Washer hookup (inside); Electric dryer hookup; Laundry located in kitchen; Inside utility and storage rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.7% in Bayshore Gardens — 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 82/100 on livability (#72 in FL, #1,180 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute C-, employment 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: Bayshore Elementary School (math 51% / reading 36%, grade F, #1,345 of 2,144 statewide, top 64%, 701 students, 72% FRL); Bayshore High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 1,435 students, 65% FRL) — zoned schools average 68% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 52% district-wide (-20 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-6.1%/yr); 549 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• At $2,446/mo this rent would consume 46% of the median local household income ($64k/yr) (locally 895% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 273 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $185k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 1.32% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 6.3

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: -16.6%
• Equity multiple: 0.43×
• Total profit: $-29,360
• Equity at exit: $27,584

10-year hold

• IRR: -18.7%
• Equity multiple: 0.18×
• Total profit: $-42,226
• Equity at exit: $15,995

Cash invested: $51,800 (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 34210

• Rents YoY: -6.1%
• Active inventory: 549
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,446 high
• Mortgage (P&I): −$970
• Tax from tax record: −$219 /mo · $2,627/yr
• Insurance: −$77
• HOA: −$550
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $117

Break-even live

Break-even rent $2,299

Max offer price $185,000

Occupancy floor 90%

Sensitivity live

Price	-10% $221	-5% $169	+0% $117	+5% $64	+10% $12
Rent	-10% $-77	-5% $20	+0% $117	+5% $213	+10% $310
Rate	-1.0pp $210	-0.5pp $164	base $117	+0.5pp $69	+1.0pp $20

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3605 54th Dr W Bradenton, FL	2.0	2.0	1166	$3,738	$3.21	4d	2	0.05mi
3604 54th Dr W Bradenton, FL	2.0	2.0	1114	$4,050	$3.64	4d	3	0.06mi
3701 54th Dr W Bradenton, FL	2.0	2.0	1215	$3,500	$2.88	4d	2	0.08mi
3506 54th Dr W Bradenton, FL	1.0–2.0	1.0–2.0	953	$2,800	$2.94	4d	2	0.10mi
3702 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1327	$3,300	$2.49	4d	2	0.11mi
5400 34th St W Bradenton, FL	2.0	2.0	1404	$2,500	$1.78	24d	3	0.11mi
5400 34th St W Bradenton, FL	2.0	2.0	1244	$2,675	$2.15	3d	2	0.11mi
3401 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1293	$3,300	$2.55	4d	3	0.12mi
3803 54th Dr W Bradenton, FL	2.0	2.0	1215	$3,600	$2.96	2d	1	0.13mi
3605 57th Avenue Dr W Bradenton, FL	2.0	2.0	1454	$2,100	$1.44	4d	1	0.26mi
3411 57th Avenue Dr W Bradenton, FL	3.0	2.0	1326	$2,100	$1.58	24d	1	0.31mi
4148 53rd Ave W Bradenton, FL	1.0–2.0	1.0–2.0	899	$2,412	$2.68	22d	10	0.37mi
4148 53rd Ave W Bradenton, FL	1.0–3.0	1.0–2.0	989	$2,550	$2.58	2d	1	0.37mi
4148 53rd Ave W Unit 1210 Bradenton, FL	2.0	2.0	1071	$1,932	$1.80	4d	1	0.37mi
4148 53rd Ave W Unit 0314 Bradenton, FL	2.0	2.0	1071	$1,967	$1.84	24d	1	0.37mi
3774 59th Ave W Unit 3774 Bradenton, FL	2.0	2.0	912	$1,350	$1.48	24d	1	0.41mi
3848 59th Ave W Bradenton, FL	2.0	2.0	912	$1,395	$1.53	24d	1	0.42mi
3775 59th Ave W Unit 3775 Bradenton, FL	2.0	2.0	912	$3,500	$3.84	24d	1	0.43mi
3278 51st Avenue Dr W Unit 1 Bradenton, FL	2.0	1.0	850	$1,600	$1.88	24d	1	0.44mi
3773 59th Ave W Bradenton, FL	2.0	2.0	912	$1,595	$1.75	24d	1	0.44mi
3843 59th Ave W Bradenton, FL	2.0	2.0	912	$1,200	$1.32	24d	1	0.44mi
3851 59th Ave W Unit 3851 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	24d	1	0.44mi
3739 59th Ave W Unit 3739 Bradenton, FL	2.0	2.0	912	$1,575	$1.73	16d	1	0.45mi
3646 59th Ave W Unit 3646 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	4d	1	0.46mi
3277 51st Avenue Dr W Bradenton, FL	3.0	2.0	995	$1,760	$1.77	4d	1	0.46mi
3545 59th Ave W #3545 Bradenton, FL	3.0	2.0	1037	$1,600	$1.54	16d	1	0.47mi
3533 59th Ave W Unit 3533 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	16d	1	0.48mi
3527 59th Ave W Unit 3527 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	24d	1	0.48mi
3427 59th Ave W Bradenton, FL	2.0	2.5	1330	$2,150	$1.62	16d	1	0.48mi
133 Wild Palm Dr #133 Bradenton, FL	2.0	2.0	1408	$2,350	$1.67	24d	1	0.51mi
146 Wild Palm Dr #146 Bradenton, FL	2.0	2.0	1500	$2,500	$1.67	24d	1	0.51mi
132 Wild Palm Dr #132 Bradenton, FL	2.0	2.0	1304	$3,400	$2.61	24d	1	0.51mi
184 Pineneedle Dr Bradenton, FL	2.0	2.0	940	$2,100	$2.23	24d	1	0.51mi
183 Pineneedle Dr Bradenton, FL	2.0	2.0	1304	$1,800	$1.38	24d	1	0.51mi
142 Pineneedle Dr Unit 142U Bradenton, FL	2.0	2.0	1408	$2,395	$1.70	24d	1	0.51mi
5400 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	902	$1,651	$1.83	24d	1	0.51mi
586 Lakeside Dr Unit 586 Bradenton, FL	2.0	2.0	940	$3,200	$3.40	24d	1	0.58mi
2803 52nd Avenue Dr W Unit 2803 Bradenton, FL	2.0	1.0	750	$1,599	$2.13	24d	1	0.58mi
655 Woodlawn Dr Unit 655 Bradenton, FL	2.0	2.0	1148	$1,600	$1.39	24d	1	0.59mi
206 Lakewood Dr Unit 206 Bradenton, FL	2.0	2.0	940	$2,700	$2.87	24d	1	0.61mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-15
   days on market $185,000 Active 273 DOM
2. 2026-06-13
   days on market $185,000 Active 271 DOM
3. 2026-06-13
   days on market $185,000 Active 270 DOM
4. 2026-06-10
   days on market $185,000 Active 268 DOM
5. 2026-06-09
   days on market $185,000 Active 267 DOM
6. 2026-06-08
   days on market $185,000 Active 266 DOM
7. 2026-06-08
   days on market $185,000 Active 265 DOM
8. 2026-06-03
   days on market $185,000 Active 261 DOM
9. 2026-06-02
   days on market $185,000 Active 260 DOM
10. 2026-06-01
    days on market $185,000 Active 259 DOM
11. 2026-05-31
    days on market $185,000 Active 258 DOM
12. 2026-02-17
    price $185,000
13. 2025-10-09
    price $199,900
14. 2025-09-15
    listed $219,977 Active
15. 1999-09-29
    soldstatus $58,500
16. 1979-07-01
    soldstatus $46,000

ⓘ 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: $2,627 · $219/mo
• Projected year-2 tax: $2,627 · $219/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 · 31 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,357
• − Mortgage interest: −$10,363
• − Property taxes: −$2,627
• − Insurance: −$925
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − HOA: −$6,600
• − Depreciation: −$5,382
• Taxable loss: −$1,237
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $1,695/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 — Bayshore Gardens

• Score: 82/100
• State rank: #72
• US rank: #1180

Category grades

Amenities B- Commute C- Cost of living A+ Crime C- Employment F 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: 33,840
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 17,682
• Household income: $64,244
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 895.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Black 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 7%
• Common ancestry: Hispanic 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 15% French/Haitian/Cajun 4% 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: ▼ -162.68%
• Current HPI: 246.9247
• Rent YoY: ▼ -6.08%
• 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

+302.2% since first listed

5 events — show timeline

• 2026-02-17 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-15 Listed $219,977 Stellar MLS as Distributed by MLS Grid
• 1999-09-29 Sold (Public Records) $58,500 Public Records
• 1979-07-01 Sold (Public Records) $46,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,627 · -12.9% YoY. Source: county tax records.