808 53rd Ave E #246 · Bayshore Gardens, FL 34203

$135,000

2 bd · 2.0 ba · 1,320 sqft · Manufactured public records · 43 Days on market

Built 1979 4,617 sqft lot Est $158k · 15% under $275/mo HOA · 16% 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 +24.4/30.0
• ARV discount +14.1/15.0
• 1% rule +7.9/10.0
• DSCR +7.9/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Palm Lake Estates, a highly desirable and active 55+ community in Bradenton where you own the land so no lot rent. This move-in ready 2-bedroom, 2-bath home offers over 1,300 sq ft of well-designed living space with major updates already done, including a newer HVAC and water heater (2023), plywood subfloors with new flooring, and windows. The kitchen is large and has a built in pantry and laundry closet inside. All windows have blinds. Inside features a large, open living area with built-in storage and a thoughtful design that gives comfort and a relaxed lifestyle. As you walk down the hallway there are three closets maximizing every square inch of available space. Both bathroom

Key facts

• Three closets
• New water heater
• Built in pantry

Tags

• MOVE IN READY
• NEWER HVAC
• NEW WATER HEATER
• BUILT IN PANTRY
• LARGE OPEN LIVING AREA
• THREE CLOSETS

Property features AI

Finance

• Other: Unfurnished; Third-party listing
• Financial info: Total annual fees $3,300; Total monthly fees $275; Lease restrictions apply
• HOA & community: Located in Palm Lake Estates (association approval required); Monthly association/condo fee $275; Association amenities: clubhouse, fitness center, pool, tennis courts, shuffleboard, recreation facilities, maintenance, cable TV, internet, wheelchair access; Association fee includes cable TV, internet, grounds maintenance, management, recreational facilities, sewer, trash, water; Senior community; Pets allowed with breed restrictions (cats and dogs OK); Deed restrictions; Community features: community mailbox, dog park, sidewalks, golf carts OK

Exterior

• Parking: Covered driveway; 2-space carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Broadband/high-speed internet available
• Home design: Manufactured home (double wide); One story; South-facing; Stem wall foundation
• Construction: Vinyl siding; Roof over
• Exterior features: Covered screened patio/porch; Rain gutters; Storage; Workshop; Irrigation equipment

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Eat-in kitchen; Living room/dining room combo; Open floorplan; Solid wood cabinets; Walk-in closet(s); Window treatments; Skylights; Blinds; Double-pane windows; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet; Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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-, schools 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 (-1.0%/yr); 384 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 43 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $115k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.29% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $158,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 53rd Ave E Unit 184J	0.31mi	2/2.0	1,324 (+0%)	3mo	$110,000	$83	83
808 53rd Ave E #273	0.39mi	2/2.0	1,288 (-2%)	4mo	$154,000	$120	74
808 53rd Ave E #117	0.23mi	2/2.0	1,440 (+9%)	1mo	$190,000	$132	73
808 53rd Ave E #75	0.43mi	2/2.0	1,266 (-4%)	2mo	$149,000	$118	72
5512 Colleen Dr	0.43mi	2/2.0	1,368 (+4%)	4mo	$85,000	$62	71
808 53rd Ave E Unit 142K	0.51mi	2/2.0	1,344 (+2%)	5mo	$160,000	$119	69
204 52nd Avenue Ter E	0.43mi	2/2.0	1,200 (-9%)	6mo	$115,000	$96	60
209 E 52nd Avenue Plz E	0.49mi	2/2.0	1,152 (-13%)	1mo	$165,500	$144	55
416 52nd Avenue Dr W	0.60mi	2/2.0	1,212 (-8%)	5mo	$150,000	$124	55
808 53rd Ave E #108	0.45mi	2/2.0	1,152 (-13%)	4mo	$135,000	$117	54
205 52nd Avenue Ter E	0.45mi	2/2.0	1,124 (-15%)	1mo	$180,000	$160	53
304 50th Avenue Ter W	0.70mi	3/2.0 (+1)	1,485 (+12%)	2mo	$202,500	$136	40

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-9,369
• Equity at exit: $20,129

10-year hold

• IRR: -2.2%
• Equity multiple: 0.87×
• Total profit: $-4,805
• Equity at exit: $11,672

Cash invested: $37,800 (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 34203

• Home prices YoY: -24.5%
• Rents YoY: -1.0%
• Active inventory: 384
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$708
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$56
• HOA: −$275
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $274

Break-even live

Break-even rent $1,388

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $351	-5% $312	+0% $274	+5% $236	+10% $198
Rent	-10% $137	-5% $206	+0% $274	+5% $343	+10% $411
Rate	-1.0pp $342	-0.5pp $309	base $274	+0.5pp $239	+1.0pp $204

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 53rd Ave E #203 Bradenton, FL	2.0	2.0	1208	$1,450	$1.20	16d	1	0.06mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,445	$1.20	24d	3	0.16mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,362	$1.13	4d	5	0.16mi
308 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	4d	1	0.19mi
312 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	3d	1	0.19mi
409 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	11d	1	0.19mi
408 57th Avenue Dr E Unit A Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	11d	1	0.22mi
408 57th Avenue Dr E Apt E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	12d	1	0.22mi
5828 3rd St E Bradenton, FL	3.0	2.0	1036	$1,995	$1.93	24d	1	0.30mi
716 56th Avenue Dr E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	4d	1	0.38mi
5613 8th St Ct E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	24d	1	0.41mi
5580 Fountain Lake Cir Bradenton, FL	1.0–3.0	1.0–2.0	1052	$1,908	$1.81	2d	38	0.44mi
5502 8th Street Ct W Bradenton, FL	2.0	2.0	896	$1,595	$1.78	24d	1	0.53mi
1011 57th Avenue Ter E Bradenton, FL	3.0	3.0	1872	$2,195	$1.17	12d	1	0.58mi
1007 57th Ave W Bradenton, FL	2.0	1.5	967	$1,495	$1.55	11d	1	0.65mi
5323 11th Street Cir E Bradenton, FL	2.0	2.0	1303	$1,900	$1.46	24d	1	0.67mi
512 60th Avenue Ter W Unit 512 Bradenton, FL	3.0	1.5	972	$1,900	$1.95	11d	1	0.69mi
3 Date Ave Bradenton, FL	2.0	2.0	1000	$1,495	$1.50	24d	1	0.73mi
613 61st Avenue Ter E Unit 613 Bradenton, FL	3.0	2.0	1194	$2,195	$1.84	16d	1	0.75mi
503 51st Ave W Bradenton, FL	3.0	2.0	882	$1,075	$1.22	12d	1	0.75mi
503 51st Ave W Unit 503 Bradenton, FL	3.0	2.0	882	$1,275	$1.45	24d	1	0.76mi
1109 59th Avenue Cir E Unit 1109 Bradenton, FL	3.0	2.0	945	$1,795	$1.90	24d	1	0.78mi
5719 14th St E Bradenton, FL	1.0	1.0	978	$1,425	$1.46	3d	1	0.89mi
1022 61st Avenue Dr E Bradenton, FL	3.0	1.0	970	$1,450	$1.49	16d	1	0.91mi
1207 62nd Ave E Bradenton, FL	3.0	2.0	1018	$1,995	$1.96	24d	1	1.05mi
6205 12th Street Ct E Bradenton, FL	3.0	2.0	1018	$1,895	$1.86	24d	1	1.08mi
5513 18th St W Bradenton, FL	2.0	1.0	1000	$1,499	$1.50	24d	1	1.09mi
202 46th Avenue Ter W #409 Bradenton, FL	2.0	2.0	1086	$1,995	$1.84	24d	1	1.11mi
907 Fruitland Ave Bradenton, FL	3.0	2.0	1677	$2,450	$1.46	24d	1	1.12mi
203 46th Avenue Ter W Bradenton, FL	1.0	1.0	880	$1,099	$1.25	4d	1	1.13mi
4630 5th St W Ste 6 Bradenton, FL	2.0	1.0	1000	$1,600	$1.60	12d	1	1.14mi
708 65th Ave E Bradenton, FL	3.0	3.0	1800	$2,195	$1.22	16d	1	1.19mi
5896 Palm Ln Unit C27 Bradenton, FL	2.0	2.0	966	$1,400	$1.45	24d	1	1.29mi
1345 301 Blvd E Bradenton, FL	1.0–3.0	1.0–2.0	872	$1,320	$1.51	24d	9	1.33mi
5820 21st St W Bradenton, FL	3.0	2.0	1116	$1,995	$1.79	4d	1	1.33mi
4916 18th St W Unit B Bradenton, FL	2.0	2.0	1170	$1,650	$1.41	24d	1	1.37mi
906 66th Ave W Unit 906 Bradenton, FL	3.0	1.0	1200	$1,900	$1.58	16d	1	1.40mi
723 44th Ave E Unit 5 Bradenton, FL	2.0	1.5	1350	$1,650	$1.22	16d	1	1.48mi
2423 60th Ave W Unit K29 Bradenton, FL	2.0	2.0	1026	$1,495	$1.46	24d	1	1.49mi

HOA detail

• Monthly dues: $275 · $3,300/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-03
   days on market $135,000 Active 43 DOM
2. 2026-06-02
   days on market $135,000 Active 42 DOM
3. 2026-06-01
   days on market $135,000 Active 41 DOM
4. 2026-05-31
   days on market $135,000 Active 40 DOM
5. 2026-05-14
   status Active
6. 2026-05-08
   status Pending
7. 2026-04-29
   price $135,000
8. 2026-04-16
   listed $140,000 Active
9. 2026-03-27
   historical
10. 2026-03-06
    listed $139,000 Active
11. 2020-02-12
    soldstatus $115,000
12. 2019-08-29
    historical
13. 2019-07-23
    listed $124,900 Active
14. 2016-10-24
    status Pending
15. 2016-10-23
    historical
16. 2016-10-18
    listed $109,900 Active
17. 2015-09-15
    soldstatus $89,900
18. 2013-04-01
    soldstatus $70,000

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$433/yr (+$36/mo · 63.1%)

ⓘ 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 5 d/yr ≥107°F today · 21 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: $20,820
• − Mortgage interest: −$7,562
• − Property taxes: −$687
• − Insurance: −$675
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − HOA: −$3,300
• − Depreciation: −$3,927
• Taxable income: $1,338
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $2,970/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

• Census place: Bayshore Gardens, FL
• County: Manatee County · 416,364 people
• City population: 33,840
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 40,618
• Household income: $70,761
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 1469.0

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 19% Two or more races 12% Black 9% Asian 5%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 17% · Canada, Vietnam, Dominican Republic
• Languages at home: 76% English-only · Spanish 16% Vietnamese 2% 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: ▼ -95.87%
• Current HPI: 295.8871
• Rent YoY: ▼ -0.97%
• 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

+92.9% since first listed

14 events — show timeline

• 2026-05-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-12 Sold (Public Records) $115,000 Public Records
• 2019-08-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-07-23 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2016-10-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-10-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-10-18 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2015-09-15 Sold (Public Records) $89,900 Public Records
• 2013-04-01 Sold (Public Records) $70,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $687 · +6.7% YoY. Source: county tax records.