420 49th St E #176 · Memphis, FL 34221

$173,900

3 bd · 2.0 ba · 1,196 sqft · Manufactured public records · 321 Days on market

Built 1973 3,528 sqft lot Est $117k · 48% over $229/mo HOA · 10% of rent

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Why this score? — see what drove the C- 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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +7.6/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

The home is located in an age-qualified community with low HOA fees. The perfect opportunity to call your own well-maintained winter home or full-time resident. Turn Key, 3 bedroom, 2 bathroom house offers a fully stocked kitchen with tasteful furnishings throughout. Includes linens, tools, beach gear, chairs, grandchildren's toys and much more. The Lanai provides ample space for relaxation and entertainment. Minimal landscaping, interlocking pavers surround the front and side perimeter making room for golf cart parking, bicycles, grill and additional seating. Recent updates and renovated guest bathroom, new AC, ducting, vapor barrier, roof, plumbing, as well as energy-saving windows. The home is move-in ready, perfect retreat after a long day. In addition to the wonderful amenities offered in Skyway Village, this community is conveniently located with easy access to the interstate, shopping centers, entertainment hubs, restaurants, airports, and medical facilities. You can enjoy the close proximity to Gulf shore beaches, and Skyway Fishing Bridge. Don't miss out on this turnkey property in a desirable Florida community. Tell your friends and family about this hidden gem – visit Skyway Village Estates today to experience the lifestyle you deserve! Bedroom Closet Type: Built In Closet (Primary Bedroom).

Key facts

• Newer ac unit
• Inviting lanai
• Interlocking pavers

Tags

• MOVE IN READY
• FULLY STOCKED KITCHEN
• INVITING LANAI
• INTERLOCKING PAVERS
• RENOVATED GUEST BATHROOM
• NEWER AC UNIT

Property features AI

Finance

• Other: Turnkey / furnished; Private maintained road; asphalt/paved access; Lot about 0.08 acres (0 to less than 1/4 acre)
• Financial info: Total monthly fees $229; total annual fees $2,748; Lease restrictions apply
• HOA & community: Has HOA (Anna / Skyway Village Estates); Monthly HOA fee of $229; Association amenities include clubhouse, laundry, maintenance, pool, shuffleboard court; Association fee covers common area taxes, pool, fidelity bond, grounds maintenance, management, private road, sewer, trash, water; Association approval required; Buyer approval required for community; Deed restrictions; Golf carts allowed; Street lights; Senior community; Pets allowed with restrictions (breed, number, size); cats and dogs OK

Exterior

• Parking: 2-space carport
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available
• Home design: Manufactured home (double wide); One level; Faces north; Homestead
• Construction: Metal frame construction; Metal siding; Vinyl siding; Membrane and metal roof (roof over); Crawlspace foundation; Stilt / on piling foundation; Built in public records
• Exterior features: Awnings; Exterior lighting; Exterior storage; In-ground heated gunite pool with lighting

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Concrete; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air; Humidity control
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Walk-in closets; Window treatments; Blinds; Double-pane windows; Tinted windows; Rods
• Laundry & utility: Washer; Dryer; Inside laundry; Inside utility; Storage rooms; Bonus room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $153k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.5% in Memphis — 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 63/100 on livability (#745 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, amenities 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 (-3.0%/yr); 1160 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 34% of the median local income ($78k/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 $5k 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 321 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $153,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.26% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $117,208
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 49th St E #48	0.11mi	3/2.0	1,296 (+8%)	2mo	$110,000	$85	79
5619 Bayshore Rd #164	0.39mi	2/2.0 (-1)	1,224 (+2%)	2mo	$120,000	$98	71
5619 Bayshore Rd #142	0.28mi	2/2.0 (-1)	1,056 (-12%)	2mo	$125,000	$118	60
5619 Bayshore Rd #421	0.39mi	2/2.0 (-1)	1,344 (+12%)	5mo	$150,000	$112	52
5619 Bayshore Rd #466	0.44mi	2/2.0 (-1)	1,364 (+14%)	1mo	$123,500	$91	50
5619 Bayshore Rd #469	0.46mi	2/2.0 (-1)	1,344 (+12%)	5mo	$112,000	$83	49

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: -4.3%
• Equity multiple: 0.85×
• Total profit: $-7,520
• Equity at exit: $25,929

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $3,792
• Equity at exit: $15,036

Cash invested: $48,692 (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 34221

• Rents YoY: -3.0%
• Active inventory: 1160
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,189 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$72
• HOA: −$229
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $424

Break-even live

Break-even rent $1,653

Max offer price $173,900

Occupancy floor 76%

Sensitivity live

Price	-10% $522	-5% $473	+0% $424	+5% $374	+10% $325
Rent	-10% $251	-5% $337	+0% $424	+5% $510	+10% $596
Rate	-1.0pp $511	-0.5pp $468	base $424	+0.5pp $378	+1.0pp $333

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: $43,475
• Closing costs: $5,217
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4721 1st Ave E #4721 Palmetto, FL	3.0	2.0	1460	$2,000	$1.37	24d	1	0.39mi
515 45th St E Palmetto, FL	2.0	2.0	900	$2,100	$2.33	24d	1	0.53mi
709 45th St E Palmetto, FL	2.0	2.0	1000	$1,550	$1.55	4d	1	0.60mi

HOA detail

• Monthly dues: $229 · $2,748/yr
• Likely covers: landscaping

Listing history 24 events

1. 2026-06-18
   days on market $173,900 Active 321 DOM
2. 2026-06-17
   days on market $173,900 Active 320 DOM
3. 2026-06-16
   days on market $173,900 Active 319 DOM
4. 2026-06-15
   days on market $173,900 Active 318 DOM
5. 2026-06-13
   days on market $173,900 Active 316 DOM
6. 2026-06-13
   days on market $173,900 Active 315 DOM
7. 2026-06-10
   days on market $173,900 Active 313 DOM
8. 2026-06-09
   days on market $173,900 Active 312 DOM
9. 2026-06-08
   days on market $173,900 Active 311 DOM
10. 2026-06-08
    days on market $173,900 Active 310 DOM
11. 2026-06-03
    days on market $173,900 Active 306 DOM
12. 2026-06-02
    days on market $173,900 Active 305 DOM
13. 2026-06-01
    days on market $173,900 Active 304 DOM
14. 2026-05-31
    days on market $173,900 Active 303 DOM
15. 2026-01-15
    price $173,900
16. 2025-11-24
    price $174,900
17. 2025-08-01
    listed $179,900 Active
18. 2024-01-29
    soldstatus $179,000
19. 2024-01-23
    soldstatus $179,000 Closed 1329-char remark

    Show marketing remark (1329 chars)

    The home is located in an age-qualified community with low HOA fees. The perfect opportunity to call your own well-maintained winter home or full-time resident. Turn Key, 3 bedroom, 2 bathroom house offers a fully stocked kitchen with tasteful furnishings throughout. Includes linens, tools, beach gear, chairs, grandchildren's toys and much more. The Lanai provides ample space for relaxation and entertainment. Minimal landscaping, interlocking pavers surround the front and side perimeter making room for golf cart parking, bicycles, grill and additional seating. Recent updates and renovated guest bathroom, new AC, ducting, vapor barrier, roof, plumbing, as well as energy-saving windows. The home is move-in ready, perfect retreat after a long day. In addition to the wonderful amenities offered in Skyway Village, this community is conveniently located with easy access to the interstate, shopping centers, entertainment hubs, restaurants, airports, and medical facilities. You can enjoy the close proximity to Gulf shore beaches, and Skyway Fishing Bridge. Don't miss out on this turnkey property in a desirable Florida community. Tell your friends and family about this hidden gem – visit Skyway Village Estates today to experience the lifestyle you deserve! Bedroom Closet Type: Built In Closet (Primary Bedroom).

20. 2024-01-01
    status Pending 1329-char remark

    Show marketing remark (1329 chars)

    The home is located in an age-qualified community with low HOA fees. The perfect opportunity to call your own well-maintained winter home or full-time resident. Turn Key, 3 bedroom, 2 bathroom house offers a fully stocked kitchen with tasteful furnishings throughout. Includes linens, tools, beach gear, chairs, grandchildren's toys and much more. The Lanai provides ample space for relaxation and entertainment. Minimal landscaping, interlocking pavers surround the front and side perimeter making room for golf cart parking, bicycles, grill and additional seating. Recent updates and renovated guest bathroom, new AC, ducting, vapor barrier, roof, plumbing, as well as energy-saving windows. The home is move-in ready, perfect retreat after a long day. In addition to the wonderful amenities offered in Skyway Village, this community is conveniently located with easy access to the interstate, shopping centers, entertainment hubs, restaurants, airports, and medical facilities. You can enjoy the close proximity to Gulf shore beaches, and Skyway Fishing Bridge. Don't miss out on this turnkey property in a desirable Florida community. Tell your friends and family about this hidden gem – visit Skyway Village Estates today to experience the lifestyle you deserve! Bedroom Closet Type: Built In Closet (Primary Bedroom).

21. 2023-11-25
    listed $189,900 Active 1329-char remark

    Show marketing remark (1329 chars)

    The home is located in an age-qualified community with low HOA fees. The perfect opportunity to call your own well-maintained winter home or full-time resident. Turn Key, 3 bedroom, 2 bathroom house offers a fully stocked kitchen with tasteful furnishings throughout. Includes linens, tools, beach gear, chairs, grandchildren's toys and much more. The Lanai provides ample space for relaxation and entertainment. Minimal landscaping, interlocking pavers surround the front and side perimeter making room for golf cart parking, bicycles, grill and additional seating. Recent updates and renovated guest bathroom, new AC, ducting, vapor barrier, roof, plumbing, as well as energy-saving windows. The home is move-in ready, perfect retreat after a long day. In addition to the wonderful amenities offered in Skyway Village, this community is conveniently located with easy access to the interstate, shopping centers, entertainment hubs, restaurants, airports, and medical facilities. You can enjoy the close proximity to Gulf shore beaches, and Skyway Fishing Bridge. Don't miss out on this turnkey property in a desirable Florida community. Tell your friends and family about this hidden gem – visit Skyway Village Estates today to experience the lifestyle you deserve! Bedroom Closet Type: Built In Closet (Primary Bedroom).

22. 2008-11-03
    soldstatus $62,500 596-char remark

    Show marketing remark (596 chars)

    This beautifully renovated home is being offered turnkey furnished. New flooring wiht carpet and vinyl, new window treatments, new smooth top range, side by side refridgerator, new water heater, new dishwasher, and much more. This home boasts an open floor plan with large rooms and plenty of closet space. Beautifully decorated and ready for you to bring your toothbrush. Sit in the Florida room and open the new vinyl windows to let all the fresh air in while you enjoy the outdoors. You really have to see this home to appreciate all it has to offer. Close to I75, US 41, and Manatee Hospital.

23. 2008-11-03
    soldstatus $62,500

    Show marketing remark (596 chars)

    This beautifully renovated home is being offered turnkey furnished. New flooring wiht carpet and vinyl, new window treatments, new smooth top range, side by side refridgerator, new water heater, new dishwasher, and much more. This home boasts an open floor plan with large rooms and plenty of closet space. Beautifully decorated and ready for you to bring your toothbrush. Sit in the Florida room and open the new vinyl windows to let all the fresh air in while you enjoy the outdoors. You really have to see this home to appreciate all it has to offer. Close to I75, US 41, and Manatee Hospital.

24. 2008-09-08
    listed $65,500 596-char remark

    Show marketing remark (596 chars)

    This beautifully renovated home is being offered turnkey furnished. New flooring wiht carpet and vinyl, new window treatments, new smooth top range, side by side refridgerator, new water heater, new dishwasher, and much more. This home boasts an open floor plan with large rooms and plenty of closet space. Beautifully decorated and ready for you to bring your toothbrush. Sit in the Florida room and open the new vinyl windows to let all the fresh air in while you enjoy the outdoors. You really have to see this home to appreciate all it has to offer. Close to I75, US 41, and Manatee Hospital.

ⓘ 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: $1,106 · $92/mo
• Projected year-2 tax: $1,443 · $120/mo
• Expected delta: +$338/yr (+$28/mo · 30.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,265
• − Mortgage interest: −$9,741
• − Property taxes: −$1,106
• − Insurance: −$870
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − HOA: −$2,748
• − Depreciation: −$5,059
• Taxable income: $2,539
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $4,473/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 — Memphis

• Score: 63/100
• State rank: #745
• US rank: #16072

Category grades

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

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): 56,208
• Household income: $77,712
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 1193.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 22% Black 14% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -383.53%
• Current HPI: 302.1458
• Rent YoY: ▼ -2.98%
• 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

+165.5% since first listed

10 events — show timeline

• 2026-01-15 Price Changed $173,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-24 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-29 Sold (Public Records) $179,000 Public Records
• 2024-01-23 Sold (MLS) $179,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-11-25 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2008-11-03 Sold (Public Records) $62,500 Public Records
• 2008-11-03 Sold (MLS) $62,500 Stellar MLS as Distributed by MLS Grid
• 2008-09-08 Listed $65,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $1,106 · +4.0% YoY. Source: county tax records.