5707 45th St E #109 · Samoset, FL 34203

$174,000

2 bd · 1.0 ba · 1,118 sqft · Manufactured public records · 453 Days on market

Built 1988 5,031 sqft lot Est $170k · at est. $292/mo HOA · 13% 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 +23.5/30.0
• 1% rule +7.6/10.0
• DSCR +7.6/10.0
• ARV discount +6.4/15.0
• 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

Great home, Great Complex. .. Great price! Put your touches on this 2-bedroom, 2 full bathroom home that just had a brand new 3-layer TPO roof; covering the carport and lanai in addition to main roof and 3 new triple pane windows installed and newer laminate flooring. Gold Tree is a gated community with low monthly fees of $292 covering cable TV, internet, community Pool, grounds maintenance including your lawn service, sewer, trash and water & weekly mowing of your lawn. The park is located near shopping, banking, eateries, hospitals, Benderson Park, UTC Mall, Riverwalk and best of all the beautiful beaches always among the top in the U. S. There is lots of activities listed in your

Key facts

• Gated community
• New tpo roof
• Community pool

Tags

• NEW TPO ROOF
• NEW TRIPLE PANE WINDOWS
• NEWER LAMINATE FLOORING
• GATED COMMUNITY
• COMMUNITY POOL
• ONSITE STORAGE YARD

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Rene Crewell) with monthly fee of $292 (includes cable TV, internet, pool, management, maintenance grounds, sewer, trash, water, common area taxes); Buyer approval required; Clubhouse; Fitness center; Pool; Pickleball and shuffleboard courts; Storage; Deed restrictions; Golf carts allowed; Senior community; Cats and dogs permitted

Exterior

• Parking: Carport with 1 space
• Utilities: Public water (also canal/lake available for irrigation); Public sewer; Electricity connected; Cable connected; Water connected
• Home design: Manufactured home (double wide); Single-story; Faces west; Residential property
• Construction: Frame construction; Shingle roof; Crawlspace and slab foundation; Built on a double-wide body type
• Exterior features: Awnings; Storage; Cabana; Other storage structure

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Window treatments; 5 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $153k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 24 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).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $5k 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 453 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $26k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $153,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 453 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.26% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $169,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5707 45th St E #253	0.00mi	2/2.0	1,115 (-0%)	3mo	$174,900	$157	93
5707 45th St E #180	0.00mi	2/2.0	1,125 (+1%)	4mo	$225,000	$200	91
5707 45th St E #136	0.00mi	2/2.0	1,100 (-2%)	6mo	$150,000	$136	89
5707 45th St E #158	0.00mi	2/2.0	1,042 (-7%)	3mo	$170,000	$163	82
5316 53rd Ave E Unit N9	0.43mi	2/2.0	1,056 (-6%)	3mo	$160,000	$152	64
5316 53rd Ave E Unit L1	0.48mi	2/2.0	1,056 (-6%)	5mo	$175,000	$166	60
5316 53rd Ave E Unit X7	0.40mi	2/2.0	1,215 (+9%)	3mo	$155,000	$128	60
5316 53rd Ave E Unit K12	0.51mi	2/1.5	1,216 (+9%)	1mo	$130,000	$107	58
5316 53rd Ave E Unit K14	0.52mi	2/2.0	1,056 (-6%)	6mo	$140,000	$133	58
5316 53rd Ave E Unit M7	0.47mi	3/2.0 (+1)	1,152 (+3%)	9mo	$185,000	$161	56
5316 53rd Ave E Unit F24	0.71mi	2/2.0	1,056 (-6%)	9mo	$60,000	$57	46
5316 53rd Ave E Unit Q5	0.50mi	2/2.0	960 (-14%)	4mo	$105,000	$109	46

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: -7.9%
• Equity multiple: 0.72×
• Total profit: $-13,743
• Equity at exit: $25,944

10-year hold

• IRR: -3.4%
• Equity multiple: 0.81×
• Total profit: $-9,461
• Equity at exit: $15,044

Cash invested: $48,720 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,190 high
• Mortgage (P&I): −$912
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$72
• HOA: −$292
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $325

Break-even live

Break-even rent $1,779

Max offer price $174,000

Occupancy floor 80%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5707 45th St E #19 Bradenton, FL	2.0	2.0	972	$1,700	$1.75	23d	1	0.03mi
5616 Gentle Breeze St Bradenton, FL	2.0	2.0	1100	$1,700	$1.55	23d	1	0.38mi
5650 Simonton St Bradenton, FL	2.0	2.5	1496	$2,095	$1.40	3d	1	0.47mi
5316 53rd Ave E Unit Q111 Bradenton, FL	2.0	2.0	1056	$1,495	$1.42	10d	1	0.53mi
5635 Whitehead St Bradenton, FL	2.0	2.5	1496	$2,300	$1.54	23d	1	0.56mi
4815 Woodbrook Dr Sarasota, FL	2.0	2.0	1080	$2,290	$2.12	3d	1	0.75mi
5016 Misty Canal Pl Bradenton, FL	2.0	2.5	1080	$1,950	$1.81	23d	1	1.12mi
5515 Fair Oaks St Unit 5515 Bradenton, FL	2.0	2.0	1004	$2,000	$1.99	23d	1	1.16mi
4540 Runabout Way Bradenton, FL	2.0	2.5	1080	$2,300	$2.13	23d	1	1.16mi
4665 Whitfield Ave Sarasota, FL	1.0–3.0	1.0–2.0	1023	$2,372	$2.32	1d	59	1.21mi
6892 W Country Club Ln Sarasota, FL	2.0	2.0	1444	$3,500	$2.42	23d	1	1.22mi
6896 W Country Club Ln #148 Sarasota, FL	2.0	2.0	1118	$1,700	$1.52	11d	1	1.23mi
7008 W Country Club Dr N Unit 136 Sarasota, FL	2.0	2.0	1118	$1,875	$1.68	23d	1	1.23mi
3645 Ali ala LOOP Braden River, FL	1.0	1.0	950	$1,400	$1.47	23d	1	1.25mi
5414 Fair Oaks St Unit 10-D Bradenton, FL	2.0	2.0	1004	$1,995	$1.99	3d	1	1.26mi
6986 W Country Club Dr N #6986 Sarasota, FL	3.0	2.0	1468	$4,600	$3.13	23d	1	1.27mi
6503 Fairway Gardens Dr Unit Available Bradenton, FL	2.0	2.0	1346	$2,200	$1.63	23d	1	1.28mi
6501 Stone River Rd Unit Available Bradenton, FL	2.0	2.0	1118	$2,200	$1.97	23d	1	1.29mi
6501 Stone River Rd Bradenton, FL	2.0	2.0	1080	$2,820	$2.61	16d	2	1.29mi
3880 Palm Isle Pl Bradenton, FL	1.0–2.0	1.0–2.0	1042	$2,499	$2.40	1d	13	1.30mi
7050 W Country Club Dr N Unit 10-A Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	23d	1	1.30mi
7062 W Country Club Dr N #7062 Sarasota, FL	1.0	1.5	954	$3,000	$3.14	23d	1	1.33mi
7461 W Country Club Dr N Sarasota, FL	2.0	2.0	1153	$2,275	$1.97	3d	4	1.34mi
6505 Stone River Rd Bradenton, FL	2.0	2.0	1080	$2,825	$2.62	16d	3	1.38mi

HOA detail

• Monthly dues: $292 · $3,504/yr
• Likely covers: watersewertrashinternetcablelandscapingpoolsecurity

Listing history 22 events

1. 2026-06-18
   days on market $174,000 Active 453 DOM
2. 2026-06-17
   days on market $174,000 Active 452 DOM
3. 2026-06-16
   days on market $174,000 Active 451 DOM
4. 2026-06-15
   days on market $174,000 Active 450 DOM
5. 2026-06-13
   days on market $174,000 Active 448 DOM
6. 2026-06-13
   days on market $174,000 Active 447 DOM
7. 2026-06-10
   days on market $174,000 Active 445 DOM
8. 2026-06-09
   days on market $174,000 Active 444 DOM
9. 2026-06-08
   days on market $174,000 Active 443 DOM
10. 2026-06-08
    days on market $174,000 Active 442 DOM
11. 2026-06-03
    days on market $174,000 Active 438 DOM
12. 2026-06-02
    days on market $174,000 Active 437 DOM
13. 2026-06-01
    days on market $174,000 Active 436 DOM
14. 2026-05-31
    days on market $174,000 Active 435 DOM
15. 2026-04-13
    price $174,000
16. 2026-02-23
    price $180,000
17. 2025-08-12
    price $185,000
18. 2025-03-22
    listed $200,000 Active
19. 2012-12-27
    historical
20. 2012-03-08
    listed $109,900
21. 2007-10-08
    listed $139,900
22. 2007-02-03
    listed $139,900

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $1,538 · $128/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,284
• − Mortgage interest: −$9,747
• − Property taxes: −$1,538
• − Insurance: −$870
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − HOA: −$3,504
• − Depreciation: −$5,062
• Taxable income: $1,358
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $3,577/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

+24.4% since first listed

8 events — show timeline

• 2026-04-13 Price Changed $174,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-12 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-22 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2012-12-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-03-08 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2007-10-08 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2007-02-03 Listed $139,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $1,538 · -3.8% YoY. Source: county tax records.