315 Peace Mnr · Memphis, FL 34221

$79,995

1 bd · 1.0 ba · 624 sqft · Manufactured · 51 Days on market

Built 1965 Good condition 2,766 sqft lot Est $76k · 6% over $212/mo HOA · 14% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.8/15.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER! Located in desirable 55+ Leisure Lake Co-Op! Newer kitchen & appliances with spacious pantry. Sold turn key furnished. Large enclosed porch for dining & entertaining. Community pool is salt water & heated. Amenities include pickleball, tennis court & shuffle board, fitness center, clubhouse, laundry & library. Active & pet friendly community with year round activities. Free shuttle to the Palmetto bus station & about a mile away to the 7-11. (Certain streets in Leisure Lake are pet approved). Close to 275, 41 & 301, Walmart under 3 miles away & within an hour of 3 major airports: Tampa International, Clearwater/St Pete

Key facts

• Fitness center
• Newer kitchen
• Spacious pantry

Tags

• NEWER KITCHEN
• SPACIOUS PANTRY
• LARGE ENCLOSED PORCH
• COMMUNITY POOL
• FITNESS CENTER
• CLUBHOUSE

Property features AI

Finance

• Other: Furnished; Direction the home faces: South
• Financial info: Total annual association fees approximately $2,544; Lease restrictions apply
• HOA & community: Brittany association with required monthly fee of $212; HOA fee covers pool and grounds maintenance; Buyer approval required for association; Senior community; Clubhouse and fitness center on-site; Deed restrictions; Golf carts allowed; Pets allowed

Exterior

• Parking: Driveway; Covered carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity available; Water connected; Sewer connected; Cable available; Broadband/high-speed internet available
• Home design: Residential mobile home (single wide); One story; South-facing; Property condition: completed
• Construction: Vinyl siding; Frame construction; Membrane roof; Slab foundation; Building area approximately 1,260 square feet; Built on a 0.06-acre lot (private maintained asphalt road)
• Exterior features: Awnings; Private mailbox; Rain gutters; Exterior storage; In-ground heated pool

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Linoleum; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Tray ceilings; Window treatments; Drapes; Living area approximately 624 square feet; Five total rooms; Florida room
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry in garage

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

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 $77,595 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1965 — 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: 1.89% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.02%
• DSCR: 2.02
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $75,504
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
339 Peace Mnr	0.05mi	1/1.0	624 (0%)	7mo	$73,000	$117	92
145 Shady Ln	0.10mi	2/1.0 (+1)	624 (0%)	6mo	$118,000	$189	85
49 Leisure Way	0.22mi	1/1.5	620 (-1%)	2mo	$75,000	$121	85

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: 11.9%
• Equity multiple: 1.45×
• Total profit: $10,125
• Equity at exit: $11,928

10-year hold

• IRR: 17.8%
• Equity multiple: 2.23×
• Total profit: $27,552
• Equity at exit: $6,917

Cash invested: $22,399 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$212
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $430

Break-even live

Break-even rent $968

Max offer price $79,995

Occupancy floor 67%

Sensitivity live

Price	-10% $485	-5% $457	+0% $430	+5% $402	+10% $374
Rent	-10% $310	-5% $370	+0% $430	+5% $489	+10% $549
Rate	-1.0pp $470	-0.5pp $450	base $430	+0.5pp $409	+1.0pp $388

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: $19,999
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 33rd St W Palmetto, FL	1.0	1.0	440	$1,350	$3.07	24d	1	0.39mi
900 21st St E Palmetto, FL	2.0–3.0	1.0	800	$1,495	$1.87	24d	1	0.97mi
516 12th St W Unit A Palmetto, FL	2.0	1.0	612	$1,350	$2.21	16d	1	1.02mi
518 12th St W Palmetto, FL	2.0	1.0	612	$1,350	$2.21	16d	1	1.02mi

HOA detail

• Monthly dues: $212 · $2,544/yr
• Likely covers: waterpoolgym

Listing history 15 events

1. 2026-06-18
   days on market $79,995 Active 51 DOM
2. 2026-06-17
   days on market $79,995 Active 50 DOM
3. 2026-06-16
   days on market $79,995 Active 49 DOM
4. 2026-06-15
   days on market $79,995 Active 48 DOM
5. 2026-06-13
   days on market $79,995 Active 46 DOM
6. 2026-06-13
   pricedays on market $79,995 Active 45 DOM
7. 2026-06-10
   days on market $85,000 Active 43 DOM
8. 2026-06-09
   days on market $85,000 Active 42 DOM
9. 2026-06-08
   days on market $85,000 Active 41 DOM
10. 2026-06-08
    days on market $85,000 Active 40 DOM
11. 2026-06-03
    days on market $85,000 Active 36 DOM
12. 2026-06-02
    days on market $85,000 Active 35 DOM
13. 2026-06-01
    days on market $85,000 Active 34 DOM
14. 2026-05-31
    days on market $85,000 Active 33 DOM
15. 2026-04-28
    listed $85,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,144
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − HOA: −$2,544
• − Depreciation: −$2,327
• Taxable income: $4,289
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $4,127/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home in Leisure Lake Co-Op is in good condition with a good condition score of 75. It has a good kitchen, good exterior, and good interior walls/paint. The home is move-in ready with minor maintenance items to address.

Value-add opportunities

• Both Paint the exterior walls — Enhances curb appeal and resale value.
• Both Replace vertical blinds — Improves natural light and aesthetics.
• Both Clean the carpet — Maintains a clean and inviting living space.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Enhances curb appeal and resale value. ↑
• Both Replace vertical blinds — Improves natural light and aesthetics. ↑
• Both Clean the carpet — Maintains a clean and inviting living space. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Memphis, FL
• 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

1 event — show timeline

• 2026-04-28 Listed $85,000 Stellar MLS as Distributed by MLS Grid