6633 53rd Ave E Unit C-20 · Lakewood Ranch, FL 34203

$110,000

1 bd · 1.0 ba · 730 sqft · Manufactured · 83 Days on market

Built 1987 Good condition 2,000 sqft lot Est $121k · 9% under · waterfront

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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
• ARV discount +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Pleasant Lake RV Resort gets its name honestly. There is a beautiful 25-acre lake in the center. It's a great place to walk. We bought this fixer upper in 2015 and made it our lovely home. It is a one bedroom, one bath home on 2 levels with a double carport. The lower level has 2 entrances, 2 desks, washer and dryer, large storage closet and a custom built storage unit with 2 extra large shoe drawers. The upper level houses the living area with queen bedroom, tub bathroom, living room, eat in kitchen with dishwasher and stainless steel appliances. The upper level also has a rear door that leads to the grilling area. We found this home to be a perfect size for 2 and still large enough to hos

Key facts

• New awning
• Membrane roof
• Double carport

Tags

• DOUBLE CARPORT
• CUSTOM BUILT STORAGE UNIT
• GRILLING AREA
• MEMBRANE ROOF
• LANDSCAPE BUBBLER SYSTEM
• NEW AWNING

Property features AI

Finance

• Other: Furnished; Irrigation equipment included; Corner lot (paved), asphalt road
• Financial info: Land lease: $893
• HOA & community: Street lights; Senior community; Gated community (appointment required to enter)

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community; Security system (owned)
• Utilities: Public sewer; Canal/lake water source for irrigation; Cable available and connected; Electricity connected; Phone available; Sewer connected; Water connected; Underground utilities; Fire hydrant nearby
• Home design: Manufactured home (single wide); One story; Faces west; Entry on first floor
• Construction: Vinyl siding on frame construction; Membrane roof; Crawlspace foundation; Built as completed
• Exterior features: Awning(s); Outdoor grill; Storage

Interior

• Kitchen: Convection oven; Microwave; Dishwasher; Disposal
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Central air; Humidity control
• Interior features: Ceiling fans; Eat-in kitchen; Solid surface counters; Solid wood cabinets; Thermostat; Window treatments; Exhaust fan; Smoke detector(s); Security system (owned); Gated community
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer/Dryer hookups inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.3% in Lakewood Ranch — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Tara Elementary School (math 79% / reading 66%, grade A, #281 of 2,144 statewide, top 13%, 559 students, 52% FRL); Braden River Middle School (math 54% / reading 47%, grade C, #246 of 571 statewide, top 44%, 810 students, 58% FRL); Braden River High School (math 44% / reading 52%, grade D, #201 of 667 statewide, top 30%, 1,774 students, 45% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 387 active listings in the ZIP; 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 $761 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($103k) 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.50% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.31%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $121,216
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5316 53rd Ave E Unit E2	1.37mi	2/2.0 (+1)	736 (+1%)	1mo	$75,000	$102	54
5316 53 Ave E Unit I5	1.35mi	2/1.0 (+1)	690 (-6%)	3mo	$84,900	$123	48
5316 53rd Ave E Unit I10	1.34mi	2/1.5 (+1)	744 (+2%)	8mo	$98,000	$132	48
5316 53rd Ave E Unit B6	1.43mi	2/1.0 (+1)	672 (-8%)	10mo	$50,000	$74	38
5316 53rd Ave E Unit A3	1.42mi	2/2.0 (+1)	768 (+5%)	12mo	$65,000	$85	37
5316 53rd Ave E Unit F40	1.28mi	2/2.0 (+1)	792 (+8%)	9mo	$108,000	$136	35
5316 53rd Ave E Unit K29	1.49mi	2/2.0 (+1)	672 (-8%)	10mo	$111,000	$165	34

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: 10.4%
• Equity multiple: 1.40×
• Total profit: $12,182
• Equity at exit: $16,401

10-year hold

• IRR: 16.9%
• Equity multiple: 2.20×
• Total profit: $36,822
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $547

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 62%

Sensitivity live

Price	-10% $623	-5% $585	+0% $547	+5% $509	+10% $471
Rent	-10% $416	-5% $482	+0% $547	+5% $612	+10% $678
Rate	-1.0pp $602	-0.5pp $575	base $547	+0.5pp $518	+1.0pp $489

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $110,000 Active 83 DOM
2. 2026-06-18
   days on market $110,000 Active 80 DOM
3. 2026-06-17
   days on market $110,000 Active 79 DOM
4. 2026-06-16
   days on market $110,000 Active 78 DOM
5. 2026-06-15
   days on market $110,000 Active 77 DOM
6. 2026-06-13
   days on market $110,000 Active 75 DOM
7. 2026-06-13
   days on market $110,000 Active 74 DOM
8. 2026-06-10
   days on market $110,000 Active 72 DOM
9. 2026-06-09
   days on market $110,000 Active 71 DOM
10. 2026-06-08
    days on market $110,000 Active 70 DOM
11. 2026-06-08
    days on market $110,000 Active 69 DOM
12. 2026-06-03
    days on market $110,000 Active 65 DOM
13. 2026-06-02
    days on market $110,000 Active 64 DOM
14. 2026-06-01
    days on market $110,000 Active 63 DOM
15. 2026-05-31
    days on market $110,000 Active 62 DOM
16. 2026-03-30
    listed $110,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥108°F today · 22 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: $19,854
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$3,200
• Taxable income: $5,116
• Est. tax owed @ 24.0%: −$1,228
• After-tax cash flow: $5,335/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 · 13 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates needed for curb appeal and value enhancement.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Trim landscaping — Improves curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Trim landscaping — Improves curb appeal and value ↑

ⓘ 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 — Lakewood Ranch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Manatee County · 416,364 people
• City population: 52,177
• 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

1 event — show timeline

• 2026-03-30 Listed $110,000 Stellar MLS as Distributed by MLS Grid