808 53rd Ave E #288 · Bayshore Gardens, FL 34203

$130,000

2 bd · 1.0 ba · 1,056 sqft · Manufactured public records · 310 Days on market

Built 1980 3,920 sqft lot Est $150k · 13% 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 +24.2/30.0
• ARV discount +13.5/15.0
• 1% rule +8.6/10.0
• DSCR +7.8/10.0
• 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

Don't Miss this Great Buy $130,000. Welcome to #288 Palm Lake Estates, a charming and well-maintained home located in a vibrant 55+ active community where comfort, quality, and convenience come together. This beautifully updated residence offers true peace of mind with all new water lines, a new porch A/C unit, fresh vapor barrier, and a rebuilt carport. Major system updates include a main A/C replaced in 2021, roof and dishwasher updated in 2019, and an electrical panel upgrade in 2025. The home also features new subflooring and stylish new flooring completed in 2025, along with a fresh interior paint that creates a bright, modern atmosphere. A 2019 water heater ensures reliable hot wate

Key facts

• New porch a c unit
• Roof updated
• Rebuilt carport

Tags

• NEW WATER LINES
• NEW PORCH A C UNIT
• FRESH VAPOR BARRIER
• REBUILT CARPORT
• MAIN HOUSE A C REPLACED
• ROOF UPDATED

Property features AI

Finance

• Other: Lot size approximately 0.09 acres; Asphalt road access
• Financial info: Total monthly fees $275; Total annual fees $3,300; Lease restrictions apply
• HOA & community: Community association: Frankie George; Monthly association fee $275; Association approval required; Senior community; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Residential property; Single level; Faces west
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation
• Exterior features: Storage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan
• Laundry & utility: Washer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 30% of the median local income ($71k/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 $899 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 310 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $130k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 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 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: 1.36% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $149,952
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 53rd Ave E #277	0.02mi	2/2.0	1,056 (0%)	2mo	$188,000	$178	94
808 53rd Ave E #66	0.20mi	2/2.0	1,056 (0%)	7mo	$85,000	$80	81
808 53rd Ave E #22	0.14mi	2/2.0	960 (-9%)	2mo	$135,000	$141	73
5202 5th B St E	0.45mi	2/2.0	1,056 (0%)	12mo	$150,000	$142	65
808 53rd Ave E #41	0.20mi	2/2.0	1,152 (+9%)	9mo	$125,000	$109	64
808 53rd Ave E #108	0.31mi	2/2.0	1,152 (+9%)	4mo	$135,000	$117	63
205 52nd Avenue Ter E	0.55mi	2/2.0	1,124 (+6%)	1mo	$180,000	$160	59
209 E 52nd Avenue Plz E	0.57mi	2/2.0	1,152 (+9%)	1mo	$165,500	$144	53
305 52nd Avenue Plz E	0.56mi	2/2.0	1,153 (+9%)	9mo	$200,000	$173	48
204 52nd Avenue Ter E	0.54mi	2/2.0	1,200 (+14%)	6mo	$115,000	$96	43

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: -7.4%
• Equity multiple: 0.74×
• Total profit: $-9,599
• Equity at exit: $19,383

10-year hold

• IRR: -3.2%
• Equity multiple: 0.82×
• Total profit: $-6,494
• Equity at exit: $11,240

Cash invested: $36,400 (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 34203

• Home prices YoY: -24.5%
• Rents YoY: -1.0%
• Active inventory: 384
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$682
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$54
• HOA: −$275
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $259

Break-even live

Break-even rent $1,445

Max offer price $130,000

Occupancy floor 80%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5613 8th St Ct E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	23d	1	0.13mi
716 56th Avenue Dr E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	3d	1	0.18mi
5323 11th Street Cir E Bradenton, FL	2.0	2.0	1303	$1,900	$1.46	23d	1	0.30mi
409 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	10d	1	0.35mi
408 57th Avenue Dr E Unit A Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	10d	1	0.39mi
408 57th Avenue Dr E Apt E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	11d	1	0.39mi
808 53rd Ave E #203 Bradenton, FL	2.0	2.0	1208	$1,450	$1.20	15d	1	0.39mi
312 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	2d	1	0.42mi
308 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	3d	1	0.44mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,362	$1.13	3d	5	0.45mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,445	$1.20	23d	3	0.45mi
5719 14th St E Bradenton, FL	1.0	1.0	978	$1,425	$1.46	2d	1	0.51mi
5828 3rd St E Bradenton, FL	3.0	2.0	1036	$1,995	$1.93	23d	1	0.51mi
1109 59th Avenue Cir E Unit 1109 Bradenton, FL	3.0	2.0	945	$1,795	$1.90	23d	1	0.56mi
1022 61st Avenue Dr E Bradenton, FL	3.0	1.0	970	$1,450	$1.49	15d	1	0.77mi
613 61st Avenue Ter E Unit 613 Bradenton, FL	3.0	2.0	1194	$2,195	$1.84	15d	1	0.78mi
5580 Fountain Lake Cir Bradenton, FL	1.0–3.0	1.0–2.0	1052	$1,908	$1.81	1d	38	0.87mi
1207 62nd Ave E Bradenton, FL	3.0	2.0	1018	$1,995	$1.96	23d	1	0.88mi
6205 12th Street Ct E Bradenton, FL	3.0	2.0	1018	$1,895	$1.86	23d	1	0.91mi
5502 8th Street Ct W Bradenton, FL	2.0	2.0	896	$1,595	$1.78	23d	1	0.94mi
3 Date Ave Bradenton, FL	2.0	2.0	1000	$1,495	$1.50	23d	1	0.96mi
503 51st Ave W Bradenton, FL	3.0	2.0	882	$1,075	$1.22	11d	1	0.97mi
503 51st Ave W Unit 503 Bradenton, FL	3.0	2.0	882	$1,275	$1.45	23d	1	0.97mi
512 60th Avenue Ter W Unit 512 Bradenton, FL	3.0	1.5	972	$1,900	$1.95	10d	1	1.01mi
608 51st Ave W Bradenton, FL	2.0	1.5	760	$2,200	$2.89	23d	1	1.02mi
1345 301 Blvd E Bradenton, FL	1.0–3.0	1.0–2.0	872	$1,320	$1.51	23d	9	1.04mi
1007 57th Ave W Bradenton, FL	2.0	1.5	967	$1,495	$1.55	10d	1	1.09mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	23d	1	1.15mi
4810 Ho Wil Ln Unit 4810 Bradenton, FL	2.0	1.0	784	$1,600	$2.04	23d	1	1.16mi
202 46th Avenue Ter W #409 Bradenton, FL	2.0	2.0	1086	$1,995	$1.84	23d	1	1.19mi
203 46th Avenue Ter W Bradenton, FL	1.0	1.0	880	$1,099	$1.25	3d	1	1.20mi
304 47th Avenue Dr W #112 Bradenton, FL	1.0	1.0	725	$1,200	$1.66	23d	1	1.21mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	23d	1	1.24mi
4630 5th St W Ste 6 Bradenton, FL	2.0	1.0	1000	$1,600	$1.60	11d	1	1.28mi
655 Park Cir Bradenton, FL	1.0	1.5	816	$1,100	$1.35	23d	1	1.30mi
605 64th Ave W Bradenton, FL	2.0	1.0	784	$1,250	$1.59	11d	1	1.33mi
723 44th Ave E Unit 5 Bradenton, FL	2.0	1.5	1350	$1,650	$1.22	15d	1	1.36mi
2129 49th Ave E Bradenton, FL	3.0	2.0	1370	$2,245	$1.64	2d	1	1.38mi
6434 5th St W Unit 6434 Bradenton, FL	2.0	1.0	754	$2,800	$3.71	19d	1	1.38mi
6509 Magellan Ct Sarasota, FL	2.0	2.0	1050	$1,450	$1.38	14d	1	1.40mi

HOA detail

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

Listing history 6 events

1. 2026-05-31
   days on market $130,000 Active 310 DOM
2. 2026-03-26
   price $130,000
3. 2026-03-03
   price $145,000
4. 2025-12-26
   price $160,000
5. 2025-07-25
   listed $170,000 Active
6. 1997-03-28
   soldstatus $54,500

ⓘ 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: $1,570 · $131/mo
• Projected year-2 tax: $1,570 · $131/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 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 24 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: $21,275
• − Mortgage interest: −$7,282
• − Property taxes: −$1,570
• − Insurance: −$650
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − HOA: −$3,300
• − Depreciation: −$3,782
• Taxable income: $1,287
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,797/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): 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

+138.5% since first listed

5 events — show timeline

• 2026-03-26 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-26 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-25 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 1997-03-28 Sold (Public Records) $54,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,570 · -3.3% YoY. Source: county tax records.