8906 31st Ave E · Memphis, FL 34221

$124,900

2 bd · 2.0 ba · 1,012 sqft · Manufactured public records · 41 Days on market

Built 1985 6,033 sqft lot Est $138k · 9% under $310/mo HOA · 15% of rent

---

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
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming double-wide home located on a desirable corner lot in the sought-after Piney Point Mobile Home Park community! This well-maintained residence offers comfortable Florida living with the added benefit of a newer AC system installed in 2021 for peace of mind and energy efficiency. Enjoy the spacious layout, abundant natural light, and added privacy that comes with the corner lot location. Whether you’re looking for a seasonal retreat or full-time residence, this home offers excellent value with low HOA fees and a convenient location close to shopping, dining, entertainment, and Gulf Coast beaches. Don’t miss the opportunity to own this affordable and inviti

Key facts

• 6,033 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Other: Lease restrictions apply; Furnished
• Financial info: Total monthly fees $310; total annual fees $3,720
• HOA & community: Monthly HOA $310 (includes cable TV, internet, pool, maintenance of grounds, sewer, trash, water); HOA requires association approval; Association amenities: Clubhouse, Pool; Community features: Buyer approval required, Clubhouse, Pool, Golf carts allowed; Senior community; Pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Broadband/high-speed internet available
• Home design: Manufactured double-wide home; One story; Faces west; Entry level: One
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home (double wide)
• Exterior features: Corner lot; Other exterior features

Interior

• Kitchen: Range; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Window treatments; 10 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% 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 $864 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 41 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $45k; list at $125k implies a 178% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.63% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $137,632
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3214 89th St E	0.04mi	2/2.0	1,136 (+12%)	3mo	$154,000	$136	75

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $3,882
• Equity at exit: $18,623

10-year hold

• IRR: 8.8%
• Equity multiple: 1.56×
• Total profit: $19,650
• Equity at exit: $10,799

Cash invested: $34,972 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$655
• Tax from tax record: −$119 /mo · $1,422/yr
• Insurance: −$52
• HOA: −$310
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $469

Break-even live

Break-even rent $1,437

Max offer price $124,900

Occupancy floor 72%

Sensitivity live

Price	-10% $540	-5% $504	+0% $469	+5% $434	+10% $398
Rent	-10% $309	-5% $389	+0% $469	+5% $549	+10% $630
Rate	-1.0pp $532	-0.5pp $501	base $469	+0.5pp $437	+1.0pp $404

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9204 34th Ave E Palmetto, FL	3.0	2.0	1100	$1,800	$1.64	12d	1	0.15mi
9117 Optimist Way Palmetto, FL	2.0	2.0	1489	$2,200	$1.48	24d	1	0.73mi
4117 84th Ct E Palmetto, FL	3.0	2.0	1448	$2,466	$1.70	22d	1	0.81mi
9940 Mahaffey DR Palmetto, FL	1.0–3.0	1.0–3.0	1106	$1,700	$1.54	24d	1	1.20mi
6045 Bird Key Pl Palmetto, FL	1.0–3.0	1.0–2.0	986	$2,005	$2.03	4d	220	1.20mi
5020 Cedar Leaf Cir Palmetto, FL	1.0–2.0	1.0–2.0	873	$2,491	$2.85	2d	21	1.38mi
9650 52nd Ave E Palmetto, FL	1.0–3.0	1.0–2.0	1050	$1,958	$1.87	24d	99	1.43mi

HOA detail

• Monthly dues: $310 · $3,720/yr

Listing history 25 events

1. 2026-06-18
   days on market $124,900 Active 41 DOM
2. 2026-06-17
   days on market $124,900 Active 40 DOM
3. 2026-06-16
   days on market $124,900 Active 39 DOM
4. 2026-06-15
   days on market $124,900 Active 38 DOM
5. 2026-06-13
   days on market $124,900 Active 36 DOM
6. 2026-06-13
   days on market $124,900 Active 35 DOM
7. 2026-06-10
   days on market $124,900 Active 33 DOM
8. 2026-06-09
   days on market $124,900 Active 32 DOM
9. 2026-06-08
   days on market $124,900 Active 31 DOM
10. 2026-06-08
    days on market $124,900 Active 30 DOM
11. 2026-06-03
    days on market $124,900 Active 26 DOM
12. 2026-06-02
    days on market $124,900 Active 25 DOM
13. 2026-06-01
    days on market $124,900 Active 24 DOM
14. 2026-05-31
    days on market $124,900 Active 23 DOM
15. 2026-05-08
    listed $124,900 Active
16. 2026-04-20
    historical
17. 2026-03-15
    price $115,000
18. 2025-12-30
    price $139,900
19. 2025-09-12
    status Active
20. 2025-09-11
    historical
21. 2025-04-06
    listed $149,900 Active
22. 2001-03-19
    soldstatus $44,900
23. 1999-03-15
    soldstatus $70,000
24. 1994-06-08
    soldstatus $51,000
25. 1993-01-26
    soldstatus $49,000

ⓘ 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: $1,422 · $119/mo
• Projected year-2 tax: $1,422 · $119/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,374
• − Mortgage interest: −$6,996
• − Property taxes: −$1,422
• − Insurance: −$624
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − HOA: −$3,720
• − Depreciation: −$3,633
• Taxable income: $4,078
• Est. tax owed @ 24.0%: −$979
• After-tax cash flow: $4,650/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

+154.9% since first listed

11 events — show timeline

• 2026-05-08 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-15 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-06 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2001-03-19 Sold (Public Records) $44,900 Public Records
• 1999-03-15 Sold (Public Records) $70,000 Public Records
• 1994-06-08 Sold (Public Records) $51,000 Public Records
• 1993-01-26 Sold (Public Records) $49,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,422 · +0.2% YoY. Source: county tax records.