1826 Sunny Dr Unit D26 · Bayshore Gardens, FL 34207

$95,000

1 bd · 1.0 ba · 576 sqft · Condo public records · 155 Days on market

Built 1969 $268/mo HOA · 23% 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 +18.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +5.8/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER CREDIT TOWARD NEW FLOORING, and NEW PAINT! MOVE-IN READY, FULLY FURNISHED and lots of NATURAL LIGHT, this one-bedroom, one-bath condo offers comfort, style, and peace of mind. Enjoy the Florida room featuring HURRICANE-IMPACT WINDOWS and serene views overlooking lush palm trees. The recently UPDATED BATHROOM includes a WALK-IN SHOWER with a modern sliding glass door, updated high-rise toilet, vanity, and faucet. The UPDATED KITCHEN offers ample storage, an added pantry, Silestone countertops, and a NEW energy-efficient refrigerator. Additional features include UPDATED WINDOWS, mirrored hall closet doors, and three baseboard heaters connected to a central hall thermostat. The Heat and

Key facts

• Steel entrance door
• Updated windows
• Walk-in shower

Tags

• HURRICANE-IMPACT WINDOWS
• WALK-IN SHOWER
• ENERGY-EFFICIENT REFRIGERATOR
• UPDATED WINDOWS
• STEEL ENTRANCE DOOR
• ALUMINUM STORM DOOR

Property features AI

Finance

• Other: Unit is offered furnished
• Financial info: Total monthly fees: $268; Total annual fees: $3,216; Lease restrictions apply
• HOA & community: Has HOA (Darcie Borregard/ Second Bayshore Condominium); Monthly condo fee: $268; Association amenities include elevator, laundry, pool, shuffleboard court, storage; Association fees cover common area taxes, pool, escrow reserves, insurance, structure maintenance, grounds maintenance, management, pest control, private road, and recreational facilities; Association approval required; Community features: community mailbox, deed restrictions, pool; Senior community; Pets allowed (cats and dogs)

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Broadband/high-speed internet available; Sewer connected; Water connected
• Home design: Residential condominium; Second-floor unit; Faces north; 3-story building; Entry level: One
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of Building D
• Exterior features: Sliding doors; Storage

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Central air; Wall/window air conditioning unit(s)
• Interior features: Ceiling fans; Living room / dining room combo; Window treatments; Building has elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 falling (-5.5%/yr); 361 active listings in the ZIP; 27 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 31% of the median local income ($45k/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 $657 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.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $95k implies a 322% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.51×
• Total profit: $-13,026
• Equity at exit: $14,165

10-year hold

• IRR: -12.9%
• Equity multiple: 0.37×
• Total profit: $-16,734
• Equity at exit: $8,214

Cash invested: $26,600 (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 34207

• Rents YoY: -5.5%
• Active inventory: 361
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$498
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$40
• HOA: −$268
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $89

Break-even live

Break-even rent $1,051

Max offer price $95,000

Occupancy floor 87%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1839 Sunny Dr Unit E36 Bradenton, FL	1.0	1.0	576	$1,350	$2.34	24d	1	0.03mi
1825 Flamingo Blvd Unit O26 Bradenton, FL	1.0	1.0	576	$1,000	$1.74	24d	1	0.03mi
5888 17th St W Unit C23 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	24d	1	0.08mi
1807 Restful Dr Unit N4 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	3d	1	0.11mi
1859 Restful Dr Unit L26 Bradenton, FL	1.0	1.0	576	$1,150	$2.00	24d	1	0.11mi
1875 Sunny Dr Unit G32 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	24d	1	0.11mi
1566 Pleasant Rd Unit J24 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	24d	1	0.11mi
5858 Welcome Rd Unit J23 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	3d	1	0.12mi
1874 Sunny Dr Unit F32 Bradenton, FL	2.0	1.0	744	$950	$1.28	24d	1	0.12mi
5908 17th St W Unit C36 Bradenton, FL	1.0	1.0	576	$950	$1.65	16d	1	0.12mi
5955 Palm Ln Unit A33 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	15d	1	0.13mi
2028 Canal Dr Unit M26 Bradenton, FL	1.0	1.0	576	$1,050	$1.82	10d	1	0.19mi
2547 60th Ave W Unit L-36 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	16d	1	0.33mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	3d	1	0.55mi
5400 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	902	$1,358	$1.50	24d	1	0.95mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,250	$1.58	3d	4	0.96mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,250	$1.58	20d	5	0.96mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,250	$1.58	12d	5	0.96mi
6050 34th St W Bradenton, FL	1.0–2.0	1.0	734	$1,185	$1.61	2d	19	1.03mi
2803 52nd Avenue Dr W Unit 2803 Bradenton, FL	2.0	1.0	750	$1,599	$2.13	24d	1	1.16mi
6916 Marlin Ln Bradenton, FL	2.0	1.0	430	$1,250	$2.91	24d	1	1.21mi
5001 22nd St W Unit B Bradenton, FL	2.0	1.0	729	$1,700	$2.33	16d	1	1.29mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	24d	1	1.32mi
205 52nd Avenue Dr W Bradenton, FL	1.0	1.0	528	$1,200	$2.27	24d	1	1.37mi
110 52nd Avenue Ter E Bradenton, FL	2.0	1.5	684	$1,450	$2.12	24d	1	1.43mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	24d	1	1.44mi
2835 50th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	850	$1,269	$1.49	3d	16	1.44mi

HOA detail condo

• Monthly dues: $268 · $3,216/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $95,000 Active 155 DOM
2. 2026-06-17
   days on market $95,000 Active 154 DOM
3. 2026-06-16
   days on market $95,000 Active 153 DOM
4. 2026-06-15
   days on market $95,000 Active 152 DOM
5. 2026-06-13
   days on market $95,000 Active 150 DOM
6. 2026-06-13
   days on market $95,000 Active 149 DOM
7. 2026-06-10
   days on market $95,000 Active 147 DOM
8. 2026-06-09
   days on market $95,000 Active 146 DOM
9. 2026-06-08
   days on market $95,000 Active 145 DOM
10. 2026-06-08
    days on market $95,000 Active 144 DOM
11. 2026-06-03
    days on market $95,000 Active 140 DOM
12. 2026-06-02
    days on market $95,000 Active 139 DOM
13. 2026-06-01
    days on market $95,000 Active 138 DOM
14. 2026-05-31
    days on market $95,000 Active 137 DOM
15. 2026-03-16
    price $95,000
16. 2026-01-14
    listed $99,000 Active
17. 1996-03-08
    soldstatus $22,500
18. 1979-11-01
    soldstatus $23,000

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$496/yr (+$41/mo · 170.0%)

ⓘ 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 ≥106°F today · 30 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: $13,957
• − Mortgage interest: −$5,321
• − Property taxes: −$292
• − Insurance: −$475
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − HOA: −$3,216
• − Depreciation: −$2,764
• Taxable loss: −$344
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $1,147/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

• Census place: Bayshore Gardens, FL
• County: Manatee County · 416,364 people
• City population: 33,840
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 34,081
• Household income: $45,010
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1474.0

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 0.57)
• Race & ethnicity: White 58% Hispanic / Latino 29% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 12% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 22% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -305.32%
• Current HPI: 369.9899
• Rent YoY: ▼ -5.50%
• 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

+313.0% since first listed

4 events — show timeline

• 2026-03-16 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 1996-03-08 Sold (Public Records) $22,500 Public Records
• 1979-11-01 Sold (Public Records) $23,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $292 · +7.5% YoY. Source: county tax records.