1830 Sunny Dr Unit D31 · Bayshore Gardens, FL 34207

$89,900

2 bd · 2.0 ba · 862 sqft · Condo public records · 146 Days on market

Built 1969 $381/mo HOA · 29% 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 +21.3/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 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 MLS

Hate to spend another winter in snow and ice? Now is the time to get your place in the sun with this furnished TOP FLOOR, END UNIT. Practically everyone wants the 2BR/2BA top floor, end condos. This one has a mini-dishwasher & pull-out lower shelving in kitchen PLUS a stack washer/dryer. Brand new shower in master bathroom. Low $164/month HOA & low taxes make this far more appealing than renting. Come check out this active, busy 55+ community - beautiful heated pool/spa, clubhouse, shufflebd, large spotless coin laundry, attractive grounds. Only a block over to the Bayshore Gardens Shopping Center (Publix, Target, TJMaxx, BofA, etc, etc). Manatee County MCAT bus stop is just around corner and there are plenty of places to eat & enjoy nearby. Now that inventory levels are low, it's time to buy rather than wait. Scoop up a great deal now and make this your future winter home. Interested? Please get in touch. ..

Key facts

• Active clubhouse
• Newer vanity
• Vinyl plank flooring

Tags

• HIGH IMPACT HURRICANE WINDOWS
• VINYL PLANK FLOORING
• ONE PIECE SHOWER ENCLOSURE
• NEWER VANITY
• HEATED POOL
• ACTIVE CLUBHOUSE

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee: $381; Annual association fees total: $4,572; Association includes clubhouse, elevator(s), laundry, pool, shuffleboard court; Association fee covers common area taxes, pool, structure and grounds maintenance, management, pest control, private road, trash; Association approval required; Buyer approval required for community; Senior community; Pets not allowed

Exterior

• Parking: Paved road access
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water connected
• Home design: Residential condominium; Third-floor unit; One level; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building D
• Exterior features: Balcony; Sidewalks; Sliding doors; Storage; In-ground heated gunite pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Window treatments; Blinds; Elevator in building
• Laundry & utility: Washer; Dryer; Laundry inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 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 35% 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 $622 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 146 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $40k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $90k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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: 1.48% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 5.6

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: -11.3%
• Equity multiple: 0.61×
• Total profit: $-9,888
• Equity at exit: $13,404

10-year hold

• IRR: -9.6%
• Equity multiple: 0.52×
• Total profit: $-12,057
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$471
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$37
• HOA: −$381
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $131

Break-even live

Break-even rent $1,162

Max offer price $89,900

Occupancy floor 85%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	23d	1	0.03mi
1825 Flamingo Blvd Unit O26 Bradenton, FL	1.0	1.0	576	$1,000	$1.74	23d	1	0.03mi
5888 17th St W Unit C23 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	23d	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	23d	1	0.11mi
1875 Sunny Dr Unit G32 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	23d	1	0.11mi
1566 Pleasant Rd Unit J24 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	23d	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	23d	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	14d	1	0.13mi
5896 Palm Ln Unit C27 Bradenton, FL	2.0	2.0	966	$1,400	$1.45	23d	1	0.13mi
2028 Canal Dr Unit M26 Bradenton, FL	1.0	1.0	576	$1,050	$1.82	10d	1	0.19mi
5906 Garden Ln Unit A22 Bradenton, FL	2.0	2.0	840	$1,200	$1.43	3d	1	0.26mi
5820 21st St W Bradenton, FL	3.0	2.0	1116	$1,995	$1.79	3d	1	0.26mi
6043 Coral Way Bradenton, FL	2.0	1.0	865	$1,700	$1.97	16d	1	0.30mi
2547 60th Ave W Unit L-36 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	16d	1	0.33mi
2423 60th Ave W Unit K29 Bradenton, FL	2.0	2.0	1026	$1,495	$1.46	23d	1	0.33mi
5996 Hibiscus Dr #6 Bradenton, FL	2.0	1.0	865	$1,550	$1.79	16d	1	0.41mi
5513 18th St W Bradenton, FL	2.0	1.0	1000	$1,499	$1.50	23d	1	0.52mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	3d	1	0.55mi
1009 W 63rd AVE Bradenton, FL	2.0	2.0	815	$1,495	$1.83	16d	1	0.56mi
2713 60th Avenue Dr W Bradenton, FL	2.0	2.0	1076	$2,000	$1.86	23d	1	0.58mi
1007 57th Ave W Bradenton, FL	2.0	1.5	967	$1,495	$1.55	10d	1	0.60mi
512 60th Avenue Ter W Unit 512 Bradenton, FL	3.0	1.5	972	$1,900	$1.95	10d	1	0.79mi
5580 Fountain Lake Cir Bradenton, FL	1.0–3.0	1.0–2.0	1052	$1,908	$1.81	2d	38	0.85mi
605 64th Ave W Bradenton, FL	2.0	1.0	784	$1,250	$1.59	11d	1	0.86mi
5502 8th Street Ct W Bradenton, FL	2.0	2.0	896	$1,595	$1.78	23d	1	0.88mi
6033 34th St W Bradenton, FL	2.0	2.0	996	$1,500	$1.51	23d	2	0.93mi
6033 34th St W Bradenton, FL	2.0	2.0	942	$1,550	$1.64	3d	3	0.93mi
6033 34th St W Bradenton, FL	2.0	2.0	942	$1,625	$1.73	2d	2	0.93mi
5400 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	902	$1,651	$1.83	23d	1	0.95mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,550	$1.96	19d	5	0.96mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,450	$1.84	3d	4	0.96mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,450	$1.84	11d	5	0.96mi
6434 5th St W Unit 6434 Bradenton, FL	2.0	1.0	754	$2,800	$3.71	19d	1	0.98mi
3 Date Ave Bradenton, FL	2.0	2.0	1000	$1,495	$1.50	23d	1	1.02mi
6050 34th St W Bradenton, FL	1.0–2.0	1.0	734	$1,610	$2.19	1d	19	1.03mi
3304 McDill Rd Bradenton, FL	2.0	1.0	1044	$1,695	$1.62	11d	1	1.06mi
3851 59th Ave W Unit 3851 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	23d	1	1.07mi

HOA detail condo

• Monthly dues: $381 · $4,572/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $89,900 Active 146 DOM
2. 2026-06-17
   days on market $89,900 Active 145 DOM
3. 2026-06-16
   days on market $89,900 Active 144 DOM
4. 2026-06-15
   days on market $89,900 Active 143 DOM
5. 2026-06-13
   days on market $89,900 Active 141 DOM
6. 2026-06-13
   days on market $89,900 Active 140 DOM
7. 2026-06-10
   days on market $89,900 Active 138 DOM
8. 2026-06-09
   days on market $89,900 Active 137 DOM
9. 2026-06-08
   pricedays on market $89,900 Active 136 DOM
10. 2026-06-08
    days on market $99,000 Active 135 DOM
11. 2026-06-03
    days on market $99,000 Active 131 DOM
12. 2026-06-02
    days on market $99,000 Active 130 DOM
13. 2026-06-01
    days on market $99,000 Active 129 DOM
14. 2026-05-31
    days on market $99,000 Active 128 DOM
15. 2026-04-13
    price $99,000
16. 2026-03-10
    price $114,900
17. 2026-01-23
    listed $129,900 Active
18. 2016-10-17
    soldstatus $56,500
19. 2016-10-07
    soldstatus $56,500 Sold 942-char remark

    Show marketing remark (942 chars)

    Hate to spend another winter in snow and ice? Now is the time to get your place in the sun with this furnished TOP FLOOR, END UNIT. Practically everyone wants the 2BR/2BA top floor, end condos. This one has a mini-dishwasher & pull-out lower shelving in kitchen PLUS a stack washer/dryer. Brand new shower in master bathroom. Low $164/month HOA & low taxes make this far more appealing than renting. Come check out this active, busy 55+ community - beautiful heated pool/spa, clubhouse, shufflebd, large spotless coin laundry, attractive grounds. Only a block over to the Bayshore Gardens Shopping Center (Publix, Target, TJMaxx, BofA, etc, etc). Manatee County MCAT bus stop is just around corner and there are plenty of places to eat & enjoy nearby. Now that inventory levels are low, it's time to buy rather than wait. Scoop up a great deal now and make this your future winter home. Interested? Please get in touch. ..

20. 2016-08-06
    status Pending 942-char remark

    Show marketing remark (942 chars)

    Hate to spend another winter in snow and ice? Now is the time to get your place in the sun with this furnished TOP FLOOR, END UNIT. Practically everyone wants the 2BR/2BA top floor, end condos. This one has a mini-dishwasher & pull-out lower shelving in kitchen PLUS a stack washer/dryer. Brand new shower in master bathroom. Low $164/month HOA & low taxes make this far more appealing than renting. Come check out this active, busy 55+ community - beautiful heated pool/spa, clubhouse, shufflebd, large spotless coin laundry, attractive grounds. Only a block over to the Bayshore Gardens Shopping Center (Publix, Target, TJMaxx, BofA, etc, etc). Manatee County MCAT bus stop is just around corner and there are plenty of places to eat & enjoy nearby. Now that inventory levels are low, it's time to buy rather than wait. Scoop up a great deal now and make this your future winter home. Interested? Please get in touch. ..

21. 2016-07-31
    listed $60,500 Active 942-char remark

    Show marketing remark (942 chars)

    Hate to spend another winter in snow and ice? Now is the time to get your place in the sun with this furnished TOP FLOOR, END UNIT. Practically everyone wants the 2BR/2BA top floor, end condos. This one has a mini-dishwasher & pull-out lower shelving in kitchen PLUS a stack washer/dryer. Brand new shower in master bathroom. Low $164/month HOA & low taxes make this far more appealing than renting. Come check out this active, busy 55+ community - beautiful heated pool/spa, clubhouse, shufflebd, large spotless coin laundry, attractive grounds. Only a block over to the Bayshore Gardens Shopping Center (Publix, Target, TJMaxx, BofA, etc, etc). Manatee County MCAT bus stop is just around corner and there are plenty of places to eat & enjoy nearby. Now that inventory levels are low, it's time to buy rather than wait. Scoop up a great deal now and make this your future winter home. Interested? Please get in touch. ..

22. 2009-04-23
    soldstatus $45,000
23. 1988-10-31
    soldstatus $37,500

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $746 · $62/mo
• Expected delta: +$405/yr (+$34/mo · 118.8%)

ⓘ 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: $15,946
• − Mortgage interest: −$5,036
• − Property taxes: −$341
• − Insurance: −$450
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − HOA: −$4,572
• − Depreciation: −$2,615
• Taxable income: $381
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $1,486/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

+164.0% since first listed

9 events — show timeline

• 2026-04-13 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2016-10-17 Sold (Public Records) $56,500 Public Records
• 2016-10-07 Sold (MLS) $56,500 Stellar MLS as Distributed by MLS Grid
• 2016-08-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-07-31 Listed $60,500 Stellar MLS as Distributed by MLS Grid
• 2009-04-23 Sold (Public Records) $45,000 Public Records
• 1988-10-31 Sold (Public Records) $37,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $341 · +7.6% YoY. Source: county tax records.