5707 45th St E #90 · Samoset, FL 34203

$189,000

2 bd · 1.0 ba · 1,134 sqft · Manufactured public records · 499 Days on market

Built 1991 5,262 sqft lot Est $172k · 10% over $292/mo HOA · 13% 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 +19.6/30.0
• 1% rule +6.6/10.0
• DSCR +6.2/10.0
• Schools +4.4/10.0
• ARV discount +3.2/15.0
• 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

Come and enjoy this large 1350 sq. feet 2 bedroom/2 bathroom turn key furnished home in Gold Tree Co-op. This home comes complete with a beautiful open floor plain, excellent landscaping with a Bismarck tree in back of home, a screened in carport perfect for out side grilling, updated bathrooms with new vanity's, toilets, and tile. There are many great activities here at Gold Tree such as Bocce Ball, Shuffleboard, Tennis, Golf Leagues, there also is a large heated swimming pool with hot tub, library Fitness Room, and Showers.

Key facts

• New a/c/heat
• Gated community
• Turn-key furnished

Tags

• TURN-KEY FURNISHED
• NEW A/C/HEAT
• BRAND NEW ROOF
• GATED COMMUNITY
• STORAGE YARD
• PETS ARE WELCOME

Property features AI

Finance

• Other: Association name: Rene Crewell
• Financial info: Total monthly HOA fees reported as $292; total annual fees reported as $3,504; Lease restrictions apply
• HOA & community: HOA (Rene Crewell) with monthly fee of $292; Association fee covers cable TV, internet, pool, sewer, water, trash, management, maintenance of grounds, common area taxes, recreational facilities, escrow reserves, and fidelity bond; Association approval required; Community features include clubhouse, pool, tennis courts, pickleball courts, shuffleboard, recreation facilities, gated entry, deed restrictions, and reclaimed irrigation water; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Carport with 1 space
• Utilities: Canal/lake for irrigation water source; Public sewer; Broadband/high-speed internet available; Cable connected; Electricity connected; Sewer connected; Public utilities
• Home design: Manufactured home (double wide); One story; East-facing
• Construction: Frame construction; Membrane roof; Crawlspace foundation; Built as double wide manufactured home
• Exterior features: Storage; Landscaped lot; Paved surfaces

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Window treatments; 6 total rooms
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 $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 499 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $71k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $119k; list at $189k implies a 59% 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 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 499 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. 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?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $172,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5707 45th St E #180	0.00mi	2/2.0	1,125 (-1%)	4mo	$225,000	$200	91
5707 45th St E #253	0.00mi	2/2.0	1,115 (-2%)	3mo	$174,900	$157	91
5707 45th St E #136	0.00mi	2/2.0	1,100 (-3%)	6mo	$150,000	$136	86
5707 45th St E #158	0.00mi	2/2.0	1,042 (-8%)	3mo	$170,000	$163	80
5707 45th St E #98	0.00mi	2/2.0	1,290 (+14%)	1mo	$165,000	$128	72
5316 53rd Ave E Unit X7	0.40mi	2/2.0	1,215 (+7%)	3mo	$155,000	$128	63
5316 53rd Ave E Unit N9	0.43mi	2/2.0	1,056 (-7%)	3mo	$160,000	$152	62
5316 53rd Ave E Unit K12	0.51mi	2/1.5	1,216 (+7%)	1mo	$130,000	$107	61
5316 53rd Ave E Unit M7	0.47mi	3/2.0 (+1)	1,152 (+2%)	9mo	$185,000	$161	58
5316 53rd Ave E Unit L1	0.48mi	2/2.0	1,056 (-7%)	5mo	$175,000	$166	58
5316 53rd Ave E Unit K14	0.52mi	2/2.0	1,056 (-7%)	6mo	$140,000	$133	56
5316 53rd Ave E Unit F24	0.71mi	2/2.0	1,056 (-7%)	9mo	$60,000	$57	44

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: -12.5%
• Equity multiple: 0.56×
• Total profit: $-23,096
• Equity at exit: $28,181

10-year hold

• IRR: -9.6%
• Equity multiple: 0.50×
• Total profit: $-26,525
• Equity at exit: $16,341

Cash invested: $52,920 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,192 high
• Mortgage (P&I): −$991
• Tax from tax record: −$154 /mo · $1,843/yr
• Insurance: −$79
• HOA: −$292
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $217

Break-even live

Break-even rent $1,918

Max offer price $189,000

Occupancy floor 85%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5707 45th St E #19 Bradenton, FL	2.0	2.0	972	$1,700	$1.75	23d	1	0.03mi
5616 Gentle Breeze St Bradenton, FL	2.0	2.0	1100	$1,700	$1.55	23d	1	0.38mi
5650 Simonton St Bradenton, FL	2.0	2.5	1496	$2,095	$1.40	3d	1	0.47mi
5316 53rd Ave E Unit Q111 Bradenton, FL	2.0	2.0	1056	$1,495	$1.42	10d	1	0.53mi
5635 Whitehead St Bradenton, FL	2.0	2.5	1496	$2,300	$1.54	23d	1	0.56mi
4815 Woodbrook Dr Sarasota, FL	2.0	2.0	1080	$2,290	$2.12	3d	1	0.75mi
5016 Misty Canal Pl Bradenton, FL	2.0	2.5	1080	$1,950	$1.81	23d	1	1.12mi
5515 Fair Oaks St Unit 5515 Bradenton, FL	2.0	2.0	1004	$2,000	$1.99	23d	1	1.16mi
4540 Runabout Way Bradenton, FL	2.0	2.5	1080	$2,300	$2.13	23d	1	1.16mi
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	23d	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	23d	1	1.23mi
3645 Ali ala LOOP Braden River, FL	1.0	1.0	950	$1,400	$1.47	23d	1	1.25mi
5414 Fair Oaks St Unit 10-D Bradenton, FL	2.0	2.0	1004	$1,995	$1.99	3d	1	1.26mi
6986 W Country Club Dr N #6986 Sarasota, FL	3.0	2.0	1468	$4,600	$3.13	23d	1	1.27mi
6503 Fairway Gardens Dr Unit Available Bradenton, FL	2.0	2.0	1346	$2,200	$1.63	23d	1	1.28mi
6501 Stone River Rd Unit Available Bradenton, FL	2.0	2.0	1118	$2,200	$1.97	23d	1	1.29mi
6501 Stone River Rd Bradenton, FL	2.0	2.0	1080	$2,820	$2.61	16d	2	1.29mi
3880 Palm Isle Pl Bradenton, FL	1.0–2.0	1.0–2.0	1042	$2,499	$2.40	1d	13	1.30mi
7050 W Country Club Dr N Unit 10-A Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	23d	1	1.30mi
7062 W Country Club Dr N #7062 Sarasota, FL	1.0	1.5	954	$3,000	$3.14	23d	1	1.33mi
7461 W Country Club Dr N Sarasota, FL	2.0	2.0	1153	$2,275	$1.97	3d	4	1.34mi
6505 Stone River Rd Bradenton, FL	2.0	2.0	1080	$2,825	$2.62	16d	3	1.38mi

HOA detail

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

Listing history 23 events

1. 2026-06-18
   days on market $189,000 Active 499 DOM
2. 2026-06-17
   days on market $189,000 Active 498 DOM
3. 2026-06-16
   days on market $189,000 Active 497 DOM
4. 2026-06-15
   days on market $189,000 Active 496 DOM
5. 2026-06-13
   days on market $189,000 Active 494 DOM
6. 2026-06-13
   days on market $189,000 Active 493 DOM
7. 2026-06-10
   days on market $189,000 Active 491 DOM
8. 2026-06-09
   days on market $189,000 Active 490 DOM
9. 2026-06-08
   days on market $189,000 Active 489 DOM
10. 2026-06-08
    days on market $189,000 Active 488 DOM
11. 2026-06-03
    days on market $189,000 Active 484 DOM
12. 2026-06-02
    days on market $189,000 Active 483 DOM
13. 2026-06-01
    days on market $189,000 Active 482 DOM
14. 2026-05-31
    days on market $189,000 Active 481 DOM
15. 2026-03-29
    price $189,000
16. 2025-08-05
    status Active
17. 2025-08-05
    price $250,000
18. 2025-08-04
    historical
19. 2025-02-03
    listed $260,000 Active
20. 2015-05-01
    soldstatus $119,000 Sold 533-char remark

    Show marketing remark (533 chars)

    Come and enjoy this large 1350 sq. feet 2 bedroom/2 bathroom turn key furnished home in Gold Tree Co-op. This home comes complete with a beautiful open floor plain, excellent landscaping with a Bismarck tree in back of home, a screened in carport perfect for out side grilling, updated bathrooms with new vanity's, toilets, and tile. There are many great activities here at Gold Tree such as Bocce Ball, Shuffleboard, Tennis, Golf Leagues, there also is a large heated swimming pool with hot tub, library Fitness Room, and Showers.

21. 2015-04-14
    status Pending 533-char remark

    Show marketing remark (533 chars)

    Come and enjoy this large 1350 sq. feet 2 bedroom/2 bathroom turn key furnished home in Gold Tree Co-op. This home comes complete with a beautiful open floor plain, excellent landscaping with a Bismarck tree in back of home, a screened in carport perfect for out side grilling, updated bathrooms with new vanity's, toilets, and tile. There are many great activities here at Gold Tree such as Bocce Ball, Shuffleboard, Tennis, Golf Leagues, there also is a large heated swimming pool with hot tub, library Fitness Room, and Showers.

22. 2015-03-17
    listed $129,900 Active 533-char remark

    Show marketing remark (533 chars)

    Come and enjoy this large 1350 sq. feet 2 bedroom/2 bathroom turn key furnished home in Gold Tree Co-op. This home comes complete with a beautiful open floor plain, excellent landscaping with a Bismarck tree in back of home, a screened in carport perfect for out side grilling, updated bathrooms with new vanity's, toilets, and tile. There are many great activities here at Gold Tree such as Bocce Ball, Shuffleboard, Tennis, Golf Leagues, there also is a large heated swimming pool with hot tub, library Fitness Room, and Showers.

23. 2006-01-27
    soldstatus $38,500

ⓘ 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: $1,843 · $154/mo
• Projected year-2 tax: $1,843 · $154/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: $26,309
• − Mortgage interest: −$10,587
• − Property taxes: −$1,843
• − Insurance: −$945
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − HOA: −$3,504
• − Depreciation: −$5,498
• Taxable loss: −$277
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $2,665/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

+390.9% since first listed

9 events — show timeline

• 2026-03-29 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-05 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-03 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2015-05-01 Sold (MLS) $119,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-03-17 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-27 Sold (Public Records) $38,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,843 · -3.4% YoY. Source: county tax records.