7703 Audry Ln · Bradenton, FL 34222

$78,500

2 bd · 1.0 ba · 624 sqft · Manufactured public records · 42 Days on market

Built 1965 3,245 sqft lot Est $82k · at est. $211/mo HOA · 11% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 7703 Audrey Lane, a charming and comfortable home located in the well-established Terrace Siesta Mobile Home Park, a 55+ community, right in the heart of Ellenton with convenient access to US-301 and Erie Road. This 2-bedroom, 1-bath home offers a functional layout with a warm, lived-in feel and plenty of character throughout. One of the standout features is the large enclosed front porch, complete with its own A/C, providing additional living space that can be used as a sitting area, hobby room, or a relaxing spot to enjoy your morning coffee year-round. Inside, the home features a comfortable kitchen with ample space for daily use, along with a layout that flows easily from roo

Key facts

• Covered carport
• Two clubhouses
• Private hot tub

Tags

• LARGE ENCLOSED FRONT PORCH
• COVERED CARPORT
• STORAGE SHED UNDER ROOF
• PRIVATE HOT TUB
• GOLF CART FRIENDLY COMMUNITY
• TWO CLUBHOUSES

Property features AI

Finance

• Other: Partially furnished; Third‑party listing; Living area reported as 624 sq ft
• Financial info: Lease restrictions apply; Total annual fees listed as $2,532
• HOA & community: Homeowners association (monthly fee $211); Association requires approval; Association amenities include clubhouse, laundry, pool, pickleball and shuffleboard courts; Association fee covers common area taxes, pool, private road, recreational facilities, sewer, trash and water; Community features: buyer approval required, deed restrictions, dog park, golf carts allowed; Senior community; Pets allowed (cats and dogs) with limits — max pet weight 25 lbs

Exterior

• Parking: Has a 1-space carport
• Utilities: Public water; Public sewer; Broadband/high‑speed internet available; Cable available; Electricity available and connected
• Home design: Mobile home (single wide); One story; Faces southwest; Completed condition
• Construction: Metal siding; Membrane roof; Other foundation type
• Exterior features: Covered, enclosed front porch; Shed(s) on property

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: No interior special features listed
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 3.6% in Bradenton — 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 81/100 on livability (#101 in FL, #1,528 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime D, 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.
• Zoned schools: Virgil Mills Elementary School (math 69% / reading 65%, grade B+, #450 of 2,144 statewide, top 22%, 818 students, 43% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 182 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 35% of the median local income ($64k/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 $543 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 + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $78k implies a 445% 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 $76,145 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.38% ✓
• Cap rate: 18.49%
• Cash-on-cash: 43.57%
• DSCR: 2.94
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $82,368
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7704 Terra Siesta Blvd	0.02mi	2/1.0	612 (-2%)	2mo	$81,000	$132	94
3109 Cynthia Pl	0.10mi	1/1.0 (-1)	600 (-4%)	1mo	$87,000	$145	83
3107 Darnea Ln	0.17mi	2/2.0	672 (+8%)	0mo	$89,000	$132	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.5%
• Equity multiple: 2.74×
• Total profit: $38,219
• Equity at exit: $11,705

10-year hold

• IRR: 46.8%
• Equity multiple: 5.51×
• Total profit: $99,181
• Equity at exit: $6,787

Cash invested: $21,980 (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 34222

• Home prices YoY: -26.9%
• Active inventory: 182
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,868 medium
• Mortgage (P&I): −$412
• Tax from tax record: −$22 /mo · $264/yr
• Insurance: −$33
• HOA: −$211
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $798

Break-even live

Break-even rent $857

Max offer price $78,500

Occupancy floor 52%

Sensitivity live

Price	-10% $842	-5% $820	+0% $798	+5% $776	+10% $754
Rent	-10% $651	-5% $724	+0% $798	+5% $872	+10% $946
Rate	-1.0pp $838	-0.5pp $818	base $798	+0.5pp $778	+1.0pp $757

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5942 Factory Shops Blvd Ellenton, FL	1.0–3.0	1.0–2.0	953	$2,362	$2.48	2d	67	1.22mi

HOA detail

• Monthly dues: $211 · $2,532/yr

Listing history 17 events

1. 2026-06-18
   days on market $78,500 Active 42 DOM
2. 2026-06-17
   days on market $78,500 Active 41 DOM
3. 2026-06-16
   days on market $78,500 Active 40 DOM
4. 2026-06-15
   days on market $78,500 Active 39 DOM
5. 2026-06-13
   days on market $78,500 Active 37 DOM
6. 2026-06-13
   days on market $78,500 Active 36 DOM
7. 2026-06-10
   pricedays on market $78,500 Active 34 DOM
8. 2026-06-09
   days on market $86,000 Active 33 DOM
9. 2026-06-08
   days on market $86,000 Active 32 DOM
10. 2026-06-08
    days on market $86,000 Active 31 DOM
11. 2026-06-03
    days on market $86,000 Active 27 DOM
12. 2026-06-02
    days on market $86,000 Active 26 DOM
13. 2026-06-01
    days on market $86,000 Active 25 DOM
14. 2026-05-31
    days on market $86,000 Active 24 DOM
15. 2026-05-07
    listed $86,000 Active
16. 2003-08-11
    soldstatus $14,400
17. 1993-12-21
    soldstatus $19,000

ⓘ 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: $264 · $22/mo
• Projected year-2 tax: $652 · $54/mo
• Expected delta: +$387/yr (+$32/mo · 146.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,412
• − Mortgage interest: −$4,397
• − Property taxes: −$264
• − Insurance: −$392
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − HOA: −$2,532
• − Depreciation: −$2,284
• Taxable income: $8,956
• Est. tax owed @ 24.0%: −$2,150
• After-tax cash flow: $7,427/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 — Bradenton

• Score: 81/100
• State rank: #101
• US rank: #1528

Category grades

Amenities F Commute A+ Cost of living A+ Crime D Employment D+ 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: 227,091
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 14,819
• Household income: $64,355
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 313.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 13% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Vietnamese 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: ▼ -107.75%
• Current HPI: 293.2597
• Rent YoY: —
• 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

+352.6% since first listed

3 events — show timeline

• 2026-05-07 Listed $86,000 Stellar MLS as Distributed by MLS Grid
• 2003-08-11 Sold (Public Records) $14,400 Public Records
• 1993-12-21 Sold (Public Records) $19,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $264 · +7.5% YoY. Source: county tax records.