808 53rd Ave E #19 · Bayshore Gardens, FL 34203

$157,000

2 bd · 1.0 ba · 1,152 sqft · Manufactured public records · 125 Days on market

Built 1975 4,138 sqft lot Est $138k · 14% over $275/mo HOA · 15% of rent

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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 +17.8/30.0
• 1% rule +6.3/10.0
• DSCR +5.6/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Palm Lake Estates, FULLY FURNISHED, MOVE IN READY!! AFFORDABLE LIVING!! NO LOT RENT!! LOW MAINTENANCE FEE!! A well-maintained and active 55+ community offering comfort, convenience, and affordability with NO LOT RENT! COMMUNITY POOL. This furnished two-bedroom, two-bath home is truly move-in ready—just bring your suitcase. This unit is in the PET area. Enjoy relaxing year-round in the glass and screen-enclosed Florida room, complete with A/C and a cozy fireplace for added comfort. The subfloors have been replaced with plywood and upgraded with beautiful luxury vinyl flooring throughout. The kitchen offers the convenience of a stack washer and dryer, which is new, along

Key facts

• Florida room
• New refrigerator
• Newer windows

Tags

• FLORIDA ROOM
• LUXURY VINYL FLOORING
• STACK WASHER AND DRYER
• NEW REFRIGERATOR
• NEWER WINDOWS
• WALK IN SHOWER

Property features AI

Finance

• Other: Lease restrictions apply; Property type: Residential; Property subtype: Mobile Home; Lot size approx. 0.1 acre (0 to less than 1/4 acre); Road surface: Asphalt
• Financial info: Monthly association/condo fee $275 (includes cable TV, pool, internet, management, private road, sewer, trash, water); Total annual fees $3,300
• HOA & community: Association: Frankie/Judi (association approval required); Association amenities include cable TV, clubhouse, shuffleboard court; Community features: clubhouse, community mailbox, deed restrictions; Senior community

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential mobile home (double wide); Single-story; Faces west; Entry level: One
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Estimated living area 1,352 sq ft; Building area 2,068 sq ft
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Walk-in closets; Electric fireplace
• Laundry & utility: Washer and dryer in kitchen area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $157k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 soft (-1.0%/yr); 384 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 30% 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 125 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $157k implies a 214% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1975 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.13% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $138,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 53rd Ave E #108	0.16mi	2/2.0	1,152 (0%)	4mo	$135,000	$117	85
808 53rd Ave E #75	0.08mi	2/2.0	1,266 (+10%)	2mo	$149,000	$118	74
808 53rd Ave E #66	0.05mi	2/2.0	1,056 (-8%)	7mo	$85,000	$80	74
209 E 52nd Avenue Plz E	0.46mi	2/2.0	1,152 (0%)	1mo	$165,500	$144	74
808 53rd Ave E #277	0.16mi	2/2.0	1,056 (-8%)	2mo	$188,000	$178	73
205 52nd Avenue Ter E	0.44mi	2/2.0	1,124 (-2%)	1mo	$180,000	$160	70
305 52nd Avenue Plz E	0.44mi	2/2.0	1,153 (+0%)	9mo	$200,000	$173	68
808 53rd Ave E #273	0.12mi	2/2.0	1,288 (+12%)	4mo	$154,000	$120	67
204 52nd Avenue Ter E	0.44mi	2/2.0	1,200 (+4%)	6mo	$115,000	$96	64
808 53rd Ave E Unit 184J	0.14mi	2/2.0	1,324 (+15%)	3mo	$110,000	$83	62
4908 6th B St E	0.66mi	2/2.0	1,261 (+10%)	0mo	$130,000	$103	49
212 52nd Avenue Plz W	0.65mi	2/2.0	1,228 (+7%)	8mo	$180,000	$147	48

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: -14.6%
• Equity multiple: 0.49×
• Total profit: $-22,247
• Equity at exit: $23,409

10-year hold

• IRR: -13.0%
• Equity multiple: 0.36×
• Total profit: $-28,286
• Equity at exit: $13,574

Cash invested: $43,960 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$823
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$65
• HOA: −$275
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $130

Break-even live

Break-even rent $1,613

Max offer price $157,000

Occupancy floor 88%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5323 11th Street Cir E Bradenton, FL	2.0	2.0	1303	$1,900	$1.46	23d	1	0.20mi
5613 8th St Ct E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	23d	1	0.26mi
716 56th Avenue Dr E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	3d	1	0.32mi
808 53rd Ave E #203 Bradenton, FL	2.0	2.0	1208	$1,450	$1.20	16d	1	0.44mi
409 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	10d	1	0.45mi
408 57th Avenue Dr E Unit A Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	10d	1	0.49mi
408 57th Avenue Dr E Apt E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	11d	1	0.49mi
312 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	3d	1	0.51mi
308 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	3d	1	0.53mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,445	$1.20	23d	3	0.53mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,362	$1.13	3d	5	0.53mi
5719 14th St E Bradenton, FL	1.0	1.0	978	$1,425	$1.46	3d	1	0.58mi
5828 3rd St E Bradenton, FL	3.0	2.0	1036	$1,995	$1.93	23d	1	0.61mi
1109 59th Avenue Cir E Unit 1109 Bradenton, FL	3.0	2.0	945	$1,795	$1.90	23d	1	0.69mi
5580 Fountain Lake Cir Bradenton, FL	1.0–3.0	1.0–2.0	1052	$1,908	$1.81	2d	38	0.88mi
503 51st Ave W Unit 503 Bradenton, FL	3.0	2.0	882	$1,275	$1.45	23d	1	0.89mi
503 51st Ave W Bradenton, FL	3.0	2.0	882	$1,075	$1.22	11d	1	0.89mi
1022 61st Avenue Dr E Bradenton, FL	3.0	1.0	970	$1,450	$1.49	16d	1	0.91mi
613 61st Avenue Ter E Unit 613 Bradenton, FL	3.0	2.0	1194	$2,195	$1.84	16d	1	0.91mi
1345 301 Blvd E Bradenton, FL	1.0–3.0	1.0–2.0	872	$1,320	$1.51	23d	9	0.91mi
5502 8th Street Ct W Bradenton, FL	2.0	2.0	896	$1,595	$1.78	23d	1	0.94mi
608 51st Ave W Bradenton, FL	2.0	1.5	760	$2,200	$2.89	23d	1	0.95mi
1207 62nd Ave E Bradenton, FL	3.0	2.0	1018	$1,995	$1.96	23d	1	1.01mi
6205 12th Street Ct E Bradenton, FL	3.0	2.0	1018	$1,895	$1.86	23d	1	1.04mi
4810 Ho Wil Ln Unit 4810 Bradenton, FL	2.0	1.0	784	$1,600	$2.04	23d	1	1.07mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	23d	1	1.07mi
202 46th Avenue Ter W #409 Bradenton, FL	2.0	2.0	1086	$1,995	$1.84	23d	1	1.08mi
3 Date Ave Bradenton, FL	2.0	2.0	1000	$1,495	$1.50	23d	1	1.08mi
203 46th Avenue Ter W Bradenton, FL	1.0	1.0	880	$1,099	$1.25	3d	1	1.09mi
304 47th Avenue Dr W #112 Bradenton, FL	1.0	1.0	725	$1,200	$1.66	23d	1	1.10mi
512 60th Avenue Ter W Unit 512 Bradenton, FL	3.0	1.5	972	$1,900	$1.95	10d	1	1.11mi
1007 57th Ave W Bradenton, FL	2.0	1.5	967	$1,495	$1.55	10d	1	1.12mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	23d	1	1.17mi
4630 5th St W Ste 6 Bradenton, FL	2.0	1.0	1000	$1,600	$1.60	11d	1	1.17mi
655 Park Cir Bradenton, FL	1.0	1.5	816	$1,100	$1.35	23d	1	1.20mi
723 44th Ave E Unit 5 Bradenton, FL	2.0	1.5	1350	$1,650	$1.22	16d	1	1.22mi
2129 49th Ave E Bradenton, FL	3.0	2.0	1370	$2,245	$1.64	3d	1	1.31mi
1167 42nd Ter E Bradenton, FL	3.0	2.0	1274	$2,025	$1.59	19d	1	1.35mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	3d	1	1.43mi
605 64th Ave W Bradenton, FL	2.0	1.0	784	$1,250	$1.59	11d	1	1.44mi

HOA detail

• Monthly dues: $275 · $3,300/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $157,000 Active 125 DOM
2. 2026-06-17
   days on market $157,000 Active 124 DOM
3. 2026-06-16
   days on market $157,000 Active 123 DOM
4. 2026-06-15
   days on market $157,000 Active 122 DOM
5. 2026-06-13
   days on market $157,000 Active 120 DOM
6. 2026-06-13
   days on market $157,000 Active 119 DOM
7. 2026-06-10
   days on market $157,000 Active 117 DOM
8. 2026-06-09
   days on market $157,000 Active 116 DOM
9. 2026-06-08
   days on market $157,000 Active 115 DOM
10. 2026-06-08
    days on market $157,000 Active 114 DOM
11. 2026-06-03
    days on market $157,000 Active 110 DOM
12. 2026-06-02
    days on market $157,000 Active 109 DOM
13. 2026-06-01
    days on market $157,000 Active 108 DOM
14. 2026-05-31
    days on market $157,000 Active 107 DOM
15. 2026-02-13
    listed $157,000 Active
16. 1999-11-18
    soldstatus $50,000
17. 1994-05-20
    soldstatus $50,000
18. 1989-10-25
    soldstatus $50,000

ⓘ 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: $1,329 · $111/mo
• Projected year-2 tax: $1,329 · $111/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $21,329
• − Mortgage interest: −$8,794
• − Property taxes: −$1,329
• − Insurance: −$785
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − HOA: −$3,300
• − Depreciation: −$4,567
• Taxable loss: −$859
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $1,762/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

• County: Manatee County · 416,364 people
• City population: 33,840
• 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

+214.0% since first listed

4 events — show timeline

• 2026-02-13 Listed $157,000 Stellar MLS as Distributed by MLS Grid
• 1999-11-18 Sold (Public Records) $50,000 Public Records
• 1994-05-20 Sold (Public Records) $50,000 Public Records
• 1989-10-25 Sold (Public Records) $50,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,329 · -2.4% YoY. Source: county tax records.