5316 53rd Ave E Unit K28 · Samoset, FL 34203

$139,900

2 bd · 1.0 ba · 1,152 sqft · Manufactured public records · 76 Days on market

Built 1980 3,176 sqft lot Est $157k · 11% under $332/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 +26.8/30.0
• ARV discount +12.3/15.0
• 1% rule +9.8/10.0
• DSCR +9.2/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Westwinds Village in desirable Bradenton! This charming 2-bedroom, 2-bathroom home at 5316 53rd Ave E offers comfort, convenience, and value in a well-maintained community. Being sold partially furnished, this property is perfect for seasonal residents or those seeking a move-in-ready option. Step inside to find a functional layout with inviting living spaces and plenty of natural light. The home features a cozy atmosphere ideal for relaxing or entertaining. Enjoy the added bonus of your own private hot tub—perfect for unwinding after a long day or hosting guests. Residents of Westwinds Village enjoy a variety of amenities, with the HOA covering cable, internet, water, sewe

Key facts

• Clubhouse
• Community pool
• Private hot tub

Tags

• PRIVATE HOT TUB
• COMMUNITY POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Furnished; Directions: From I-75 head west and turn left into Westwinds Village
• Financial info: Total annual fees $3,984; Lease restrictions apply
• HOA & community: Has HOA (LOU PAUL) with required approval; Monthly HOA fee $332 (includes cable TV, internet, grounds maintenance, pool, recreational facilities, sewer, trash, water); Senior community; Cats and dogs allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Cable connected; Electricity connected; Water connected; No water source listed
• Home design: Manufactured home (double wide); Single-story; Faces east
• Construction: Frame construction; Metal roof; Slab foundation; Built on 0.07 acre lot
• Exterior features: Storage; Other exterior features; Above-ground spa

Interior

• Kitchen: Built-in oven; Range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% 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 $967 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 76 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $140k implies a 164% 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 $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.48% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $156,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5316 53rd Ave E Unit K12	0.08mi	2/1.5	1,216 (+6%)	1mo	$130,000	$107	84
5316 53rd Ave E Unit X7	0.06mi	2/2.0	1,215 (+6%)	3mo	$155,000	$128	82
5316 53rd Ave E Unit N9	0.08mi	2/2.0	1,056 (-8%)	3mo	$160,000	$152	76
5316 53rd Ave E Unit L1	0.08mi	2/2.0	1,056 (-8%)	5mo	$175,000	$166	74
5316 53rd Ave E Unit K14	0.08mi	2/2.0	1,056 (-8%)	6mo	$140,000	$133	73
5707 45th St E #180	0.43mi	2/2.0	1,125 (-2%)	4mo	$225,000	$200	68
5707 45th St E #253	0.43mi	2/2.0	1,115 (-3%)	3mo	$174,900	$157	68
5316 53rd Ave E Unit C20	0.15mi	2/2.0	1,323 (+15%)	1mo	$150,000	$113	64
5707 45th St E #136	0.43mi	2/2.0	1,100 (-4%)	6mo	$150,000	$136	64
5316 53rd Ave E Unit F24	0.28mi	2/2.0	1,056 (-8%)	9mo	$60,000	$57	62
5707 45th St E #158	0.43mi	2/2.0	1,042 (-10%)	3mo	$170,000	$163	58
5707 45th St E #98	0.43mi	2/2.0	1,290 (+12%)	2mo	$165,000	$128	54

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: -2.9%
• Equity multiple: 0.90×
• Total profit: $-4,109
• Equity at exit: $20,860

10-year hold

• IRR: 2.2%
• Equity multiple: 1.13×
• Total profit: $5,232
• Equity at exit: $12,096

Cash invested: $39,172 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,075 high
• Mortgage (P&I): −$734
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$58
• HOA: −$332
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $384

Break-even live

Break-even rent $1,589

Max offer price $139,900

Occupancy floor 77%

Sensitivity live

Price	-10% $463	-5% $423	+0% $384	+5% $344	+10% $304
Rent	-10% $220	-5% $302	+0% $384	+5% $466	+10% $548
Rate	-1.0pp $454	-0.5pp $419	base $384	+0.5pp $347	+1.0pp $310

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5616 Gentle Breeze St Bradenton, FL	2.0	2.0	1100	$1,700	$1.55	25d	1	0.13mi
5316 53rd Ave E Unit Q111 Bradenton, FL	2.0	2.0	1056	$1,495	$1.42	11d	1	0.20mi
5650 Simonton St Bradenton, FL	2.0	2.5	1496	$2,095	$1.40	4d	1	0.32mi
5635 Whitehead St Bradenton, FL	2.0	2.5	1496	$2,300	$1.54	25d	1	0.39mi
5707 45th St E #19 Bradenton, FL	2.0	2.0	972	$1,700	$1.75	25d	1	0.41mi
5016 Misty Canal Pl Bradenton, FL	2.0	2.5	1080	$1,950	$1.81	25d	1	0.78mi
4540 Runabout Way Bradenton, FL	2.0	2.5	1080	$2,300	$2.13	25d	1	0.81mi
5515 Fair Oaks St Unit 5515 Bradenton, FL	2.0	2.0	1004	$2,000	$1.99	25d	1	1.02mi
5414 Fair Oaks St Unit 10-D Bradenton, FL	2.0	2.0	1004	$1,995	$1.99	4d	1	1.08mi
3645 Ali ala LOOP Braden River, FL	1.0	1.0	950	$1,400	$1.47	25d	1	1.08mi
6503 Fairway Gardens Dr Unit Available Bradenton, FL	2.0	2.0	1346	$2,200	$1.63	25d	1	1.08mi
3880 Palm Isle Pl Bradenton, FL	1.0–2.0	1.0–2.0	1042	$2,499	$2.40	3d	13	1.12mi
6501 Stone River Rd Bradenton, FL	2.0	2.0	1080	$2,820	$2.61	17d	2	1.15mi
6501 Stone River Rd Unit Available Bradenton, FL	2.0	2.0	1118	$2,200	$1.97	25d	1	1.15mi
4815 Woodbrook Dr Sarasota, FL	2.0	2.0	1080	$2,290	$2.12	4d	1	1.17mi
6505 Stone River Rd Bradenton, FL	2.0	2.0	1080	$2,825	$2.62	17d	3	1.23mi
6758 Fairview Ter Bradenton, FL	2.0	2.0	1346	$2,300	$1.71	25d	1	1.41mi
6713 Stone River Rd #202 Bradenton, FL	2.0	2.0	1232	$1,900	$1.54	25d	1	1.42mi
6807 Stone River Rd #202 Bradenton, FL	2.0	2.0	1292	$3,500	$2.71	17d	1	1.45mi
6870 Fairview Ter #6870 Bradenton, FL	2.0	2.0	1346	$2,200	$1.63	17d	1	1.50mi

HOA detail

• Monthly dues: $332 · $3,984/yr
• Likely covers: waterinternetcable

Listing history 19 events

1. 2026-06-18
   days on market $139,900 Active 76 DOM
2. 2026-06-17
   days on market $139,900 Active 75 DOM
3. 2026-06-16
   days on market $139,900 Active 74 DOM
4. 2026-06-15
   days on market $139,900 Active 73 DOM
5. 2026-06-13
   days on market $139,900 Active 71 DOM
6. 2026-06-13
   days on market $139,900 Active 70 DOM
7. 2026-06-10
   days on market $139,900 Active 68 DOM
8. 2026-06-09
   days on market $139,900 Active 67 DOM
9. 2026-06-08
   days on market $139,900 Active 66 DOM
10. 2026-06-08
    days on market $139,900 Active 65 DOM
11. 2026-06-03
    days on market $139,900 Active 61 DOM
12. 2026-06-02
    days on market $139,900 Active 60 DOM
13. 2026-06-01
    days on market $139,900 Active 59 DOM
14. 2026-05-31
    days on market $139,900 Active 58 DOM
15. 2026-05-06
    price $139,900
16. 2026-04-03
    listed $154,900 Active
17. 2007-07-17
    soldstatus $53,000
18. 1993-06-09
    soldstatus $30,000
19. 1991-11-15
    soldstatus $20,000

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $1,580 · $132/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 ≥108°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: $24,899
• − Mortgage interest: −$7,837
• − Property taxes: −$1,580
• − Insurance: −$700
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − HOA: −$3,984
• − Depreciation: −$4,070
• Taxable income: $2,746
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $3,944/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

+599.5% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 2007-07-17 Sold (Public Records) $53,000 Public Records
• 1993-06-09 Sold (Public Records) $30,000 Public Records
• 1991-11-15 Sold (Public Records) $20,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,580 · -3.9% YoY. Source: county tax records.