5203 7th C St E · Bayshore Gardens, FL 34203

$70,000

1 bd · 1.0 ba · 552 sqft · Manufactured public records · 113 Days on market

Built 1968 3,511 sqft lot Est $56k · 24% over $257/mo HOA · 16% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

MAJOR PRICE IMPROVEMENT AND INCENTIVE ADDED! This Owner is serious about getting this home SOLD. They have lowered the ask price below market value. So in essence, you will be getting a this adorable, well equipped, move in ready 2 bed, 1.5 bath home for A STEAL. Where else can you find a deal like this??? Whether you live here all year round or you only come to FL to get away from the cold, you will love your new home in the Golf Lakes community. This home has tons of natural light and room to move about easily. It's large Primary bedroom has enough space for a queen or king bed along with nightstands and other items. It also has 2 separate closets and a 3 tier built-in dresser along w/ v

Key facts

• Separate closets
• Built-in dresser
• Natural light

Tags

• NATURAL LIGHT
• SEPARATE CLOSETS
• BUILT-IN DRESSER
• PRIVATE ENTRANCE
• HEATED POOL
• JACUZZI SPA

Property features AI

Finance

• Other: Partially furnished; Located in Golf Lakes Residents Association
• Financial info: Total monthly fees listed as $257.15 (includes HOA and other fees); Total annual fees listed as $3,085.80; Lease restrictions apply
• HOA & community: Has HOA (monthly fee required); Monthly HOA fee approximately $247.15; HOA includes cable TV, internet, sewer and water; Association amenities: clubhouse, fitness center, pool, sauna, shuffleboard, pickleball courts, gated, golf course access, optional additional fees; Association approval required; Senior community; pets not allowed; Golf carts allowed in community; Deed restrictions and sidewalks

Exterior

• Parking: Driveway; Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Propane available; Cable available; Water and sewer connected
• Home design: Residential mobile home (double wide); One story; Faces southwest; Located on a cul-de-sac
• Construction: Metal siding and frame construction; Membrane roof; Crawlspace foundation; Built as a double wide
• Exterior features: Covered front, side porch and patio; Awning(s); Hurricane shutters; Shed(s) and storage

Interior

• Kitchen: Range; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Shades and shutters on windows
• Laundry & utility: Laundry room with washer and electric dryer hookups; Other utility connections

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 4.7% in Bayshore Gardens — 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 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-, schools 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $484 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $70k implies a 122% 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 $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 2.24% ✓
• Cap rate: 14.93%
• Cash-on-cash: 30.83%
• DSCR: 2.37
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $56,304
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 51st Avenue Ter W	0.44mi	1/1.0	520 (-6%)	8mo	$57,000	$110	63
5504 Bermuda Ct	0.67mi	1/1.0	576 (+4%)	5mo	$59,000	$102	58
108 50th Avenue Dr W	0.53mi	1/1.0	612 (+11%)	10mo	$30,000	$49	49
415 Dublin Ave	0.70mi	2/1.0 (+1)	624 (+13%)	3mo	$50,000	$80	38

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: 21.4%
• Equity multiple: 1.83×
• Total profit: $16,315
• Equity at exit: $10,437

10-year hold

• IRR: 26.9%
• Equity multiple: 2.96×
• Total profit: $38,474
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$367
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$29
• HOA: −$257
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $504

Break-even live

Break-even rent $931

Max offer price $70,000

Occupancy floor 63%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	24d	1	0.30mi
205 52nd Avenue Dr W Bradenton, FL	1.0	1.0	528	$1,200	$2.27	24d	1	0.47mi
4903 2nd B St E Bradenton, FL	2.0	2.0	624	$2,400	$3.85	24d	1	0.54mi
1345 301 Blvd E Bradenton, FL	1.0–3.0	1.0–2.0	872	$1,111	$1.27	24d	9	0.81mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	24d	1	0.86mi
304 47th Avenue Dr W #112 Bradenton, FL	1.0	1.0	725	$1,200	$1.66	24d	1	0.87mi
4507 3rd Street Cir W #280 Bradenton, FL	1.0	1.0	660	$1,300	$1.97	16d	1	0.96mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	24d	1	0.97mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	3d	1	1.35mi
350 34th Avenue Dr E Bradenton, FL	1.0–3.0	1.0–2.0	893	$1,111	$1.24	2d	6	1.44mi

HOA detail

• Monthly dues: $257 · $3,084/yr

Listing history 14 events

1. 2026-04-26
   price $70,000
2. 2026-04-12
   price $78,000
3. 2026-02-04
   listed $80,000 Active
4. 2025-11-15
   historical
5. 2025-06-05
   price $100,000
6. 2025-06-05
   status Active
7. 2025-05-14
   historical
8. 2025-04-07
   price $110,900
9. 2025-03-30
   price $116,900
10. 2025-03-12
    price $117,000
11. 2025-02-25
    price $117,500
12. 2024-11-14
    listed $118,000 Active
13. 1999-04-05
    soldstatus $31,500
14. 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: $983 · $82/mo
• Projected year-2 tax: $983 · $82/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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,818
• − Mortgage interest: −$3,921
• − Property taxes: −$983
• − Insurance: −$350
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − HOA: −$3,084
• − Depreciation: −$2,036
• Taxable income: $5,432
• Est. tax owed @ 24.0%: −$1,304
• After-tax cash flow: $4,740/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

-99.5% since first listed

14 events — show timeline

• 2026-04-26 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-12 Price Changed $78,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-07 Price Changed $110,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-30 Price Changed $116,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-12 Price Changed $117,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-25 Price Changed $117,500 Stellar MLS as Distributed by MLS Grid
• 2024-11-14 Listed $118,000 Stellar MLS as Distributed by MLS Grid
• 1999-04-05 Sold (Public Records) $31,500 Public Records
• 1987-03-30 Sold (Public Records) $14,000,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $983 · +4.6% YoY. Source: county tax records.