5707 45th St E #190 · Samoset, FL 34203

$210,000

2 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 465 Days on market

Built 1990 $292/mo HOA

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.9/15.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gated Community. Spacious unit includes co-op share. Tons of activities, events and gatherings -- tennis, pickle ball, shuffleboard, community pool and hot tub, billiard room, fitness center, library and 15,000 sf clubhouse on lake.

Key facts

• Gated community
• Pickleball courts
• Tennis courts

Tags

• GATED COMMUNITY
• HEATED POOL
• ON-SITE MANAGEMENT
• LIBRARY
• TENNIS COURTS
• PICKLEBALL COURTS

Property features AI

Finance

• Other: Buyer approval required for community
• Financial info: Total annual fees $3,504; Lease restrictions in place
• HOA & community: HOA (Rene Crewell) with required association approval; Monthly HOA fee of $292 (includes cable TV, internet, pool, management, recreational facilities, sewer, trash, water); Community amenities: fitness center, pool, tennis courts, pickleball courts, racquetball, recreation facilities, sidewalks; Senior community; Pet restrictions apply (breed, number, size). Max pet weight 45 lbs

Exterior

• Parking: Covered driveway parking (ground level, tandem); 2-car carport
• Utilities: Cable available; High-speed internet available; Electricity available; Phone available; Public sewer; Public water; Sewer available; Water available
• Home design: Manufactured double-wide home; Single level; Faces east
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Built on a 0.22-acre lot
• Exterior features: Enclosed patio/porch; Sidewalk; Exterior storage; Asphalt road; Private maintained road

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closets; Wet bar; Window treatments; Skylight(s)
• Laundry & utility: No laundry features listed; Irrigation equipment

🏢 Co-op / cooperative unit. The $210,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.3% in Samoset — 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 65/100 on livability (#645 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, 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.
• Market conditions: Rents soft (-1.0%/yr); 384 active listings in the ZIP; 28 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 $3,043/mo this rent would consume 52% of the median local household income ($71k/yr) (locally 1469% 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 465 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask has dropped $80k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; 27% 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 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 465 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: 1.45% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.11%
• DSCR: 1.67
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $211,680
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5707 45th St E #293	0.00mi	2/2.0	1,512 (-10%)	6mo	$140,000	$93	79
5707 45th St E #154	0.00mi	2/2.0	1,508 (-10%)	6mo	$190,000	$126	78
5707 45th St E #211	0.00mi	3/2.0 (+1)	1,836 (+9%)	8mo	$219,000	$119	73
5316 53rd Ave E Unit N16	0.40mi	2/2.0	1,436 (-14%)	2mo	$170,000	$118	55
5316 53rd Ave E Unit B4	0.56mi	2/2.0	1,527 (-9%)	5mo	$225,000	$147	54
5316 53rd Ave E Unit L13	0.41mi	2/2.0	1,440 (-14%)	13mo	$200,000	$139	46

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: 2.0%
• Equity multiple: 1.07×
• Total profit: $4,379
• Equity at exit: $31,312

10-year hold

• IRR: 8.1%
• Equity multiple: 1.52×
• Total profit: $30,781
• Equity at exit: $18,157

Cash invested: $58,800 (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: 5.8×

Monthly cashflow live

• Estimated rent: $3,043 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$183 /mo · $2,191/yr
• Insurance: −$88
• HOA: −$292
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $740

Break-even live

Break-even rent $2,106

Max offer price $210,000

Occupancy floor 71%

Sensitivity live

Price	-10% $859	-5% $800	+0% $740	+5% $681	+10% $621
Rent	-10% $500	-5% $620	+0% $740	+5% $860	+10% $981
Rate	-1.0pp $846	-0.5pp $794	base $740	+0.5pp $686	+1.0pp $630

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5616 Gentle Breeze St Bradenton, FL	2.0	2.0	1100	$1,700	$1.55	24d	1	0.38mi
5650 Simonton St Bradenton, FL	2.0	2.5	1496	$2,095	$1.40	4d	1	0.47mi
5419 Summit Gln Bradenton, FL	3.0	3.5	1987	$8,000	$4.03	24d	1	0.52mi
5316 53rd Ave E Unit Q111 Bradenton, FL	2.0	2.0	1056	$1,495	$1.42	11d	1	0.53mi
5635 Whitehead St Bradenton, FL	2.0	2.5	1496	$2,300	$1.54	24d	1	0.56mi
5547 West Pl Unit C-1 Bradenton, FL	2.0	2.0	1652	$3,600	$2.18	24d	1	0.67mi
4815 Woodbrook Dr Sarasota, FL	2.0	2.0	1080	$2,290	$2.12	4d	1	0.75mi
5016 Misty Canal Pl Bradenton, FL	2.0	2.5	1080	$1,950	$1.81	24d	1	1.12mi
5534 Spanish Moss Cv Bradenton, FL	3.0	2.0	1716	$2,500	$1.46	15d	1	1.16mi
5534 Spanish Moss Cv Bradenton, FL	3.0	2.0	1706	$2,500	$1.47	24d	1	1.16mi
4540 Runabout Way Bradenton, FL	2.0	2.5	1080	$2,300	$2.13	24d	1	1.16mi
5939 Sandstone Ave Sarasota, FL	2.0	2.0	1732	$2,900	$1.67	20d	1	1.17mi
4665 Whitfield Ave Sarasota, FL	1.0–3.0	1.0–2.0	1023	$2,372	$2.32	2d	59	1.21mi
6892 W Country Club Ln Sarasota, FL	2.0	2.0	1444	$3,500	$2.42	24d	1	1.22mi
6896 W Country Club Ln #148 Sarasota, FL	2.0	2.0	1118	$1,700	$1.52	12d	1	1.23mi
7008 W Country Club Dr N Unit 136 Sarasota, FL	2.0	2.0	1118	$1,875	$1.68	24d	1	1.23mi
3601 Garden Lakes Clenet Bradenton, FL	3.0	2.0	1798	$3,000	$1.67	16d	1	1.25mi
6986 W Country Club Dr N #6986 Sarasota, FL	3.0	2.0	1468	$4,600	$3.13	24d	1	1.27mi
6503 Fairway Gardens Dr Unit Available Bradenton, FL	2.0	2.0	1346	$2,200	$1.63	24d	1	1.28mi
6501 Stone River Rd Bradenton, FL	2.0	2.0	1080	$2,820	$2.61	16d	2	1.29mi
6501 Stone River Rd Unit Available Bradenton, FL	2.0	2.0	1118	$2,200	$1.97	24d	1	1.29mi
3880 Palm Isle Pl Bradenton, FL	1.0–2.0	1.0–2.0	1042	$2,499	$2.40	2d	13	1.30mi
7050 W Country Club Dr N Unit 10-A Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	24d	1	1.30mi
7461 W Country Club Dr N Sarasota, FL	2.0	2.0	1153	$2,275	$1.97	4d	4	1.34mi
6505 Stone River Rd Bradenton, FL	2.0	2.0	1080	$2,825	$2.62	16d	3	1.38mi
6738 Pleasant Hill Rd Bradenton, FL	3.0	3.0	2095	$7,500	$3.58	24d	1	1.44mi
7093 Fairway Bend Ln Sarasota, FL	2.0	2.0	1756	$4,600	$2.62	24d	1	1.45mi
6738 Peach Tree Creek Rd Bradenton, FL	2.0	2.0	1838	$6,200	$3.37	24d	1	1.47mi

HOA detail

• Monthly dues: $292 · $3,504/yr
• Likely covers: poolgymsecurity

Listing history 50 events

1. 2026-06-18
   days on market $210,000 Active 465 DOM
2. 2026-06-17
   days on market $210,000 Active 464 DOM
3. 2026-06-16
   days on market $210,000 Active 463 DOM
4. 2026-06-15
   days on market $210,000 Active 462 DOM
5. 2026-06-13
   days on market $210,000 Active 460 DOM
6. 2026-06-13
   pricedays on market $210,000 Active 459 DOM
7. 2026-06-10
   days on market $214,900 Active 457 DOM
8. 2026-06-09
   days on market $214,900 Active 456 DOM
9. 2026-06-08
   days on market $214,900 Active 455 DOM
10. 2026-06-08
    days on market $214,900 Active 454 DOM
11. 2026-06-03
    days on market $214,900 Active 450 DOM
12. 2026-06-02
    days on market $214,900 Active 449 DOM
13. 2026-06-01
    days on market $214,900 Active 448 DOM
14. 2026-05-31
    days on market $214,900 Active 447 DOM
15. 2026-04-07
    status Active
16. 2026-03-31
    historical
17. 2026-03-27
    price $214,900
18. 2026-03-03
    status Active
19. 2026-02-28
    historical
20. 2026-01-15
    price $219,900
21. 2026-01-06
    status Active
22. 2026-01-06
    price $229,900
23. 2025-12-31
    historical
24. 2025-12-31
    historical
25. 2025-12-30
    price $234,900
26. 2025-12-30
    price $234,900
27. 2025-12-03
    price $239,900
28. 2025-12-01
    price $239,900
29. 2025-11-03
    price $249,900
30. 2025-10-22
    price $249,900
31. 2025-09-24
    price $259,900
32. 2025-09-24
    price $259,900
33. 2025-08-02
    price $269,900
34. 2025-08-02
    price $269,900
35. 2025-07-15
    price $274,900
36. 2025-07-15
    price $274,900
37. 2025-07-09
    price $279,900
38. 2025-06-23
    price $279,900
39. 2025-05-05
    price $284,900
40. 2025-05-05
    price $284,900
41. 2025-04-08
    price $289,900
42. 2025-03-21
    price $299,900
43. 2025-02-22
    listed $310,000 Active
44. 2025-02-22
    listed $289,900 Active
45. 2020-02-14
    soldstatus $165,000 Sold 232-char remark

    Show marketing remark (232 chars)

    Gated Community. Spacious unit includes co-op share. Tons of activities, events and gatherings -- tennis, pickle ball, shuffleboard, community pool and hot tub, billiard room, fitness center, library and 15,000 sf clubhouse on lake.

46. 2020-02-06
    status Pending 232-char remark

    Show marketing remark (232 chars)

    Gated Community. Spacious unit includes co-op share. Tons of activities, events and gatherings -- tennis, pickle ball, shuffleboard, community pool and hot tub, billiard room, fitness center, library and 15,000 sf clubhouse on lake.

47. 2019-12-14
    listed $174,900 Active 232-char remark

    Show marketing remark (232 chars)

    Gated Community. Spacious unit includes co-op share. Tons of activities, events and gatherings -- tennis, pickle ball, shuffleboard, community pool and hot tub, billiard room, fitness center, library and 15,000 sf clubhouse on lake.

48. 2015-10-29
    soldstatus $138,000 Sold
49. 2015-10-22
    status Pending
50. 2015-10-01
    historical Contingent - Inspections

ⓘ 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: $2,191 · $183/mo
• Projected year-2 tax: $2,191 · $183/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,511
• − Mortgage interest: −$11,763
• − Property taxes: −$2,191
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,921
• − Management: −$2,921
• − HOA: −$3,504
• − Depreciation: −$6,109
• Taxable income: $6,052
• Est. tax owed @ 24.0%: −$1,452
• After-tax cash flow: $7,431/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 — Samoset

• Score: 65/100
• State rank: #645
• US rank: #12763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Manatee County · 416,364 people
• 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

+48.2% since first listed

39 events — show timeline

• 2026-04-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $214,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MARMLS
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Price Changed $234,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Price Changed $234,900 MARMLS
• 2025-12-03 Price Changed $239,900 MARMLS
• 2025-12-01 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Price Changed $249,900 MARMLS
• 2025-10-22 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-24 Price Changed $259,900 MARMLS
• 2025-09-24 Price Changed $259,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-02 Price Changed $269,900 MARMLS
• 2025-08-02 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Price Changed $274,900 MARMLS
• 2025-07-15 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-09 Price Changed $279,900 MARMLS
• 2025-06-23 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-05 Price Changed $284,900 MARMLS
• 2025-05-05 Price Changed $284,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-08 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-21 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-22 Listed $289,900 MARMLS
• 2025-02-22 Listed $310,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-14 Sold (MLS) $165,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-12-14 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2015-10-29 Sold (MLS) $138,000 Stellar MLS as Distributed by MLS Grid
• 2015-10-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-10-01 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-07-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-07-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-06-18 Listed $145,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $2,191 · -3.9% YoY. Source: county tax records.