603 63rd Ave W Unit S20 · Bayshore Gardens, FL 34207

$15,900

2 bd · 2.0 ba · 864 sqft · Manufactured · 245 Days on market

Built 2025

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

* THIS IS A RESALE LISTING * Bayshore Windmill Village is an active and exciting 55+ Senior Community. Make your dream of home ownership a reality with this 2 bedroom, 2 bathroom home! With a spacious floor plan and a perfectly designed kitchen area, you will love entertaining guests and spending time with family here. In a community with amenities such as a billiards room, a library, and a swimming pool, there is something here for everyone to love. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Swimming pool
• Billiards room
• Library

Tags

• BILLIARDS ROOM
• LIBRARY
• SWIMMING POOL

Property features AI

Finance

• Financial info: List price $18,500

Exterior

• Utilities: Electric heating and central air
• Home design: Spec inventory type; Plan: 87560
• Exterior features: Located at 603 63rd Ave W Unit S20, Bradenton, FL 34207

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Living area of 864

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $16k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $16k).
• Recommended offer: $14k (12.0% below list) — sets the bar for market timing.
• Cap rate 89.6% 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; 40 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 41% 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 $110 of loan paydown is wiped out by about $477 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

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 $13,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 9.66% ✓
• Cap rate: 89.56%
• Cash-on-cash: 297.39%
• DSCR: 14.23
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $69,984
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5530 Denmark Dr	0.69mi	2/2.0	864 (0%)	4mo	$70,000	$81	64

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: —
• Equity multiple: 15.20×
• Total profit: $63,218
• Equity at exit: $2,371

10-year hold

• IRR: —
• Equity multiple: 29.80×
• Total profit: $128,236
• Equity at exit: $1,375

Cash invested: $4,452 (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: 0.9×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$83
• Tax est. 1.5%: −$20 /mo · $238/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $1,103

Break-even live

Break-even rent $139

Max offer price $15,900

Occupancy floor 23%

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: $3,975
• Closing costs: $477
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 60th Avenue Ter W Unit 512 Bradenton, FL	3.0	1.5	972	$1,900	$1.95	10d	1	0.04mi
3 Date Ave Bradenton, FL	2.0	2.0	1000	$1,495	$1.50	23d	1	0.27mi
605 64th Ave W Bradenton, FL	2.0	1.0	784	$1,250	$1.59	11d	1	0.35mi
1009 W 63rd AVE Bradenton, FL	2.0	2.0	815	$1,495	$1.83	15d	1	0.37mi
6434 5th St W Unit 6434 Bradenton, FL	2.0	1.0	754	$2,800	$3.71	19d	1	0.47mi
5828 3rd St E Bradenton, FL	3.0	2.0	1036	$1,995	$1.93	23d	1	0.55mi
1007 57th Ave W Bradenton, FL	2.0	1.5	967	$1,495	$1.55	10d	1	0.59mi
1566 Pleasant Rd Unit J24 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	23d	1	0.65mi
5580 Fountain Lake Cir Bradenton, FL	1.0–3.0	1.0–2.0	1052	$1,908	$1.81	1d	38	0.66mi
5908 17th St W Unit C36 Bradenton, FL	1.0	1.0	576	$950	$1.65	15d	1	0.72mi
5888 17th St W Unit C23 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	23d	1	0.73mi
1839 Sunny Dr Unit E36 Bradenton, FL	1.0	1.0	576	$1,350	$2.34	23d	1	0.75mi
1825 Flamingo Blvd Unit O26 Bradenton, FL	1.0	1.0	576	$1,000	$1.74	23d	1	0.75mi
1807 Restful Dr Unit N4 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	3d	1	0.76mi
5502 8th Street Ct W Bradenton, FL	2.0	2.0	896	$1,595	$1.78	23d	1	0.79mi
1859 Restful Dr Unit L26 Bradenton, FL	1.0	1.0	576	$1,150	$2.00	23d	1	0.81mi
1875 Sunny Dr Unit G32 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	23d	1	0.82mi
5858 Welcome Rd Unit J23 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	3d	1	0.84mi
1874 Sunny Dr Unit F32 Bradenton, FL	2.0	1.0	744	$950	$1.28	23d	1	0.85mi
5955 Palm Ln Unit A33 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	14d	1	0.88mi
5896 Palm Ln Unit C27 Bradenton, FL	2.0	2.0	966	$1,400	$1.45	23d	1	0.88mi
716 56th Avenue Dr E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	3d	1	0.90mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	3d	1	0.92mi
2028 Canal Dr Unit M26 Bradenton, FL	1.0	1.0	576	$1,050	$1.82	10d	1	0.93mi
5613 8th St Ct E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	23d	1	0.96mi
1022 61st Avenue Dr E Bradenton, FL	3.0	1.0	970	$1,450	$1.49	15d	1	0.96mi
5513 18th St W Bradenton, FL	2.0	1.0	1000	$1,499	$1.50	23d	1	0.97mi
5820 21st St W Bradenton, FL	3.0	2.0	1116	$1,995	$1.79	3d	1	0.98mi
1122 68th Avenue Dr W Unit 5 Bradenton, FL	2.0	1.0	840	$1,450	$1.73	3d	1	1.01mi
5906 Garden Ln Unit A22 Bradenton, FL	2.0	2.0	840	$1,200	$1.43	3d	1	1.01mi
6043 Coral Way Bradenton, FL	2.0	1.0	865	$1,700	$1.97	15d	1	1.02mi
1109 59th Avenue Cir E Unit 1109 Bradenton, FL	3.0	2.0	945	$1,795	$1.90	23d	1	1.02mi
2547 60th Ave W Unit L-36 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	15d	1	1.08mi
2423 60th Ave W Unit K29 Bradenton, FL	2.0	2.0	1026	$1,495	$1.46	23d	1	1.08mi
1207 62nd Ave E Bradenton, FL	3.0	2.0	1018	$1,995	$1.96	23d	1	1.10mi
110 52nd Avenue Ter E Bradenton, FL	2.0	1.5	684	$1,450	$2.12	23d	1	1.10mi
6205 12th Street Ct E Bradenton, FL	3.0	2.0	1018	$1,895	$1.86	23d	1	1.12mi
5996 Hibiscus Dr #6 Bradenton, FL	2.0	1.0	865	$1,550	$1.79	15d	1	1.12mi
205 52nd Avenue Dr W Bradenton, FL	1.0	1.0	528	$1,200	$2.27	23d	1	1.14mi
608 51st Ave W Bradenton, FL	2.0	1.5	760	$2,200	$2.89	23d	1	1.28mi

Listing history 14 events

1. 2026-06-18
   days on market $15,900 Active 245 DOM
2. 2026-06-17
   days on market $15,900 Active 244 DOM
3. 2026-06-16
   days on market $15,900 Active 243 DOM
4. 2026-06-15
   days on market $15,900 Active 242 DOM
5. 2026-06-13
   days on market $15,900 Active 240 DOM
6. 2026-06-13
   days on market $15,900 Active 239 DOM
7. 2026-06-10
   days on market $15,900 Active 237 DOM
8. 2026-06-09
   days on market $15,900 Active 236 DOM
9. 2026-06-08
   days on market $15,900 Active 235 DOM
10. 2026-06-08
    days on market $15,900 Active 234 DOM
11. 2026-06-03
    days on market $15,900 Active 230 DOM
12. 2026-06-02
    days on market $15,900 Active 229 DOM
13. 2026-06-01
    pricedays on market $15,900 Active 228 DOM
14. 2026-05-31
    days on market $15,400 Active 227 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 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: $18,429
• − Mortgage interest: −$891
• − Property taxes: −$238
• − Insurance: −$80
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$463
• Taxable income: $13,809
• Est. tax owed @ 24.0%: −$3,314
• After-tax cash flow: $9,926/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