5120 8 A St E · Bayshore Gardens, FL 34203

$90,000

2 bd · 1.0 ba · 564 sqft · Manufactured public records · 36 Days on market

Built 1968 3,833 sqft lot $340/mo HOA · 20% of rent

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Under contract-accepting backup offers. Welcome to Golf Lakes Estates, a gated 55+ resident owned community offering comfort, convenience, and resort style living in the heart of Bradenton. This beautifully maintained and move in ready 2 bedroom, 1 bathroom home is perfect for enjoying the Florida lifestyle with low monthly fees and low maintenance. Step inside to discover a bright and inviting interior featuring spacious living areas, including a comfortable living room and an expansive Florida room filled with natural light from an abundance of windows. The thoughtful floor plan offers excellent flow for both relaxing and entertaining. The bathroom is designed with dual access, featuring

Key facts

• Gated community
• His and her closets
• Dual access bathroom

Tags

• GATED COMMUNITY
• EXPANSIVE FLORIDA ROOM
• DUAL ACCESS BATHROOM
• HIS AND HER CLOSETS
• ATTACHED OVERSIZED SHED
• HEATED POOL

Property features AI

Finance

• Other: Total annual fees $4,080
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Golf Lakes/Tracy Roux) — monthly fee $340 (quarterly fee $1,020); Association approval required; association fees required; Association amenities include cable TV, pool, internet, maintenance of grounds, management, recreational facilities, sewer, trash, and water; Community features: clubhouse, fitness center, golf, pool, tennis courts, deed restrictions, buyer approval required, golf carts allowed; Senior community; pets not allowed; Vehicle restrictions apply

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected
• Home design: Residential mobile home (single wide); One level; Faces east; Completed condition
• Construction: Frame and other construction materials; Membrane roof; Crawlspace foundation; Built on a 0.09-acre lot (paved, asphalt road)
• Exterior features: Covered patio/porch; Storage and shed(s)

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Window treatments; 5 total rooms
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

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: G D Rogers Garden- Bullock Elementary (math 28% / reading 25%, grade F, #2,009 of 2,144 statewide, top 94%, 504 students, 78% FRL); W. D. Sugg Middle School (math 34% / reading 28%, grade F, #462 of 571 statewide, top 81%, 1,010 students, 72% FRL); Southeast High School (math 25% / reading 34%, grade F, #447 of 667 statewide, top 68%, 1,716 students, 66% FRL) — zoned schools average 72% FRL vs 51% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 52% district-wide (-23 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.0%/yr); 387 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $30k; list at $90k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1968 — 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: 1.88% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.73%
• DSCR: 1.83
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $57,528
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5504 Bermuda Ct	0.70mi	1/1.0 (-1)	576 (+2%)	5mo	$59,000	$102	55
108 51st Avenue Ter W	0.45mi	1/1.0 (-1)	520 (-8%)	8mo	$57,000	$110	55
108 50th Avenue Dr W	0.53mi	1/1.0 (-1)	612 (+8%)	10mo	$30,000	$49	48
415 Dublin Ave	0.73mi	2/1.0	624 (+11%)	3mo	$50,000	$80	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: 6.1%
• Equity multiple: 1.23×
• Total profit: $5,738
• Equity at exit: $13,419

10-year hold

• IRR: 11.7%
• Equity multiple: 1.75×
• Total profit: $19,014
• Equity at exit: $7,782

Cash invested: $25,200 (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: 387
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$472
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$38
• HOA: −$340
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $393

Break-even live

Break-even rent $1,193

Max offer price $90,000

Occupancy floor 72%

Sensitivity live

Price	-10% $444	-5% $419	+0% $393	+5% $368	+10% $342
Rent	-10% $260	-5% $327	+0% $393	+5% $460	+10% $527
Rate	-1.0pp $439	-0.5pp $416	base $393	+0.5pp $370	+1.0pp $346

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 52nd Avenue Ter E Bradenton, FL	2.0	1.5	684	$1,450	$2.12	25d	1	0.37mi
4903 2nd B St E Bradenton, FL	2.0	2.0	624	$2,400	$3.85	25d	1	0.52mi
205 52nd Avenue Dr W Bradenton, FL	1.0	1.0	528	$1,200	$2.27	25d	1	0.52mi
1345 301 Blvd E Bradenton, FL	1.0–3.0	1.0–2.0	872	$1,320	$1.51	25d	9	0.72mi
304 47th Avenue Dr W #112 Bradenton, FL	1.0	1.0	725	$1,200	$1.66	25d	1	0.87mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	25d	1	0.89mi
4507 3rd Street Cir W #280 Bradenton, FL	1.0	1.0	660	$1,300	$1.97	18d	1	0.95mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	25d	1	1.01mi
350 34th Avenue Dr E Bradenton, FL	1.0–3.0	1.0–2.0	893	$1,335	$1.49	3d	6	1.39mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	5d	1	1.42mi
616 33rd Ave E Bradenton, FL	2.0	2.0	750	$1,600	$2.13	25d	1	1.49mi

HOA detail

• Monthly dues: $340 · $4,080/yr
• Likely covers: security

Listing history 18 events

1. 2026-06-15
   statusdays on market $90,000 Pending 36 DOM
2. 2026-06-13
   days on market $90,000 Active 35 DOM
3. 2026-06-13
   days on market $90,000 Active 34 DOM
4. 2026-06-10
   days on market $90,000 Active 32 DOM
5. 2026-06-09
   days on market $90,000 Active 31 DOM
6. 2026-06-08
   days on market $90,000 Active 30 DOM
7. 2026-06-08
   days on market $90,000 Active 29 DOM
8. 2026-06-03
   days on market $90,000 Active 25 DOM
9. 2026-06-02
   days on market $90,000 Active 24 DOM
10. 2026-06-01
    days on market $90,000 Active 23 DOM
11. 2026-05-31
    days on market $90,000 Active 22 DOM
12. 2026-05-09
    listed $90,000 Active
13. 2025-10-07
    historical
14. 2025-09-04
    status Active
15. 2025-08-27
    historical
16. 2025-02-27
    listed $126,900 Active
17. 1996-12-27
    soldstatus $30,000
18. 1987-03-30
    soldstatus $14,000,000

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,112 · $93/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 7 d/yr ≥107°F today · 27 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: $20,286
• − Mortgage interest: −$5,041
• − Property taxes: −$1,112
• − Insurance: −$450
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − HOA: −$4,080
• − Depreciation: −$2,618
• Taxable income: $3,739
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $3,823/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

-99.4% since first listed

7 events — show timeline

• 2026-05-09 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-27 Listed $126,900 Stellar MLS as Distributed by MLS Grid
• 1996-12-27 Sold (Public Records) $30,000 Public Records
• 1987-03-30 Sold (Public Records) $14,000,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,112 · +0.8% YoY. Source: county tax records.